508 63rd Avenue Dr W · Bayshore Gardens, FL 34207

$264,000

2 bd · 2.0 ba · 2,088 sqft · SingleFamily public records · 72 Days on market

Built 1960 8,873 sqft lot Est $441k · 40% under ↓ 7% since listing

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• Schools +4.4/10.0
• Livability +4.1/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. PRICE IMPROVEMENT!! INVESTOR ALERT!! AMAZING Opportunity to own just over 2,000 sq ft on an oversized lot and make it your own! EXCEPTIONAL VALUE with plenty of space and endless potential! Ideal for Investors OR savvy homeowners looking to personalize. Public records reflect a 2bed, 2 bath; however, the property features a permitted addition to include a flex space or 3rd bedroom and an upstairs bonus room--offering expanded living options. Situated on a GENEROUSLY sized lot, room for future pool and/or outdoor living. Some of the big ticket items have already been done. .. A NEW ROOF (2024) and NEWER A/C (2022). With no HOA, the possibilities are wi

Key facts

• Flex space
• Generously sized lot
• Newer a/c

Tags

• FLEX SPACE
• UPSTAIRS BONUS ROOM
• GENEROUSLY SIZED LOT
• NEW ROOF
• NEWER A/C
• NO HOA

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Zoning: RSF6
• HOA & community: No association (HOA) reported; Pets allowed

Exterior

• Parking: Paved access/driveway
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single-family residence; One story; North-facing
• Construction: Block, stucco, and frame construction; Shingle roof; Slab foundation; Built on approximately 0.2 acre lot
• Exterior features: Sliding doors; Oversized, paved lot with dimensions approximately 71 x 125

Interior

• Kitchen: Appliances: Other
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Family room fireplace
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $264k.

Deal economics

• At list price, monthly cash flow is $73 ($872/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (21.6% below list).
• Recommended offer: $207k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.7% in Bayshore Gardens — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#72 in FL, #1,180 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, commute C-, employment F.
• Manatee (suburban): math 54% / reading 50% proficiency, ranked #26 of 73 in FL (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Blanche H. Daughtrey Elementary (math 50% / reading 25%, grade F, #1,596 of 2,144 statewide, top 75%, 758 students, 69% FRL); Southeast High School (math 25% / reading 34%, grade F, #447 of 667 statewide, top 68%, 1,716 students, 66% FRL) — zoned schools average 67% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 52% district-wide (-18 pts) — the specific schools serving this property underperform the Manatee average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-5.5%/yr); 361 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• At $2,069/mo this rent would consume 55% of the median local household income ($45k/yr) (locally 1474% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Manatee County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($248k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,887 (21.6% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $440,568
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
363 64th Avenue Cir E	0.50mi	3/2.0 (+1)	2,117 (+1%)	11mo	$440,000	$208	60
407 68th Avenue Dr W	0.60mi	3/2.0 (+1)	2,073 (-1%)	15mo	$525,000	$253	53
6428 1st St E	0.33mi	3/2.0 (+1)	1,802 (-14%)	9mo	$380,000	$211	49
6811 6th St W	0.59mi	3/2.0 (+1)	1,820 (-13%)	0mo	$380,000	$209	46
6931 Magellan Way	0.72mi	3/2.0 (+1)	1,906 (-9%)	1mo	$480,000	$252	46
6608 Kimlinda Ln	0.41mi	3/2.0 (+1)	1,899 (-9%)	22mo	$472,000	$249	43
6812 3rd Street Ct W	0.61mi	3/2.0 (+1)	2,322 (+11%)	8mo	$235,000	$101	41
1011 68th Ave W	0.63mi	3/2.0 (+1)	1,804 (-14%)	6mo	$379,000	$210	38
460 Magellan Dr	0.59mi	3/2.0 (+1)	1,859 (-11%)	23mo	$415,000	$223	30
6123 5th St E	0.60mi	3/2.0 (+1)	1,803 (-14%)	20mo	$320,000	$177	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.40×
• Total profit: $-44,344
• Equity at exit: $39,363

10-year hold

• IRR: -15.3%
• Equity multiple: 0.23×
• Total profit: $-56,615
• Equity at exit: $22,826

Cash invested: $73,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 34207

• Rents YoY: -5.5%
• Active inventory: 361
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,069 high
• Mortgage (P&I): −$1,384
• Tax from tax record: −$67 /mo · $808/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $73

Break-even live

Break-even rent $1,977

Max offer price $264,000

Occupancy floor 91%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $66,000
• Closing costs: $7,920
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 65th Ave E Bradenton, FL	3.0	3.0	1800	$2,195	$1.22	15d	1	0.72mi
973 Whitman Dr Sarasota, FL	3.0	2.5	1408	$1,990	$1.41	23d	1	1.12mi
2408 Colgate Ave Bradenton, FL	3.0	2.0	1482	$5,500	$3.71	23d	1	1.12mi
833 Wee Burn St Sarasota, FL	3.0	2.0	1817	$2,941	$1.62	3d	1	1.15mi
1011 57th Avenue Ter E Bradenton, FL	3.0	3.0	1872	$2,195	$1.17	11d	1	1.20mi
5607 20th St W Unit 5607 Bradenton, FL	3.0	2.0	1988	$1,900	$0.96	23d	1	1.27mi
7409 Manatee St Sarasota, FL	2.0	1.0	1590	$1,900	$1.19	15d	1	1.27mi
7429 Broughton St Sarasota, FL	2.0	2.0	1794	$2,700	$1.51	23d	1	1.37mi
818 Plum Tree Ln Sarasota, FL	3.0	2.0	1925	$2,600	$1.35	3d	1	1.38mi
6912 26th St W Unit 1284305P Bradenton, FL	3.0	2.0	1539	$5,420	$3.52	1d	1	1.40mi
6439 Georgia Ave Bradenton, FL	2.0	1.0	1614	$2,095	$1.30	10d	1	1.41mi
7036 13th St E Sarasota, FL	3.0	2.0	1410	$7,000	$4.96	23d	1	1.46mi

Listing history 7 events

1. 2026-06-08
   statusdays on market $264,000 Pending 72 DOM
2. 2026-06-03
   days on market $264,000 Active 68 DOM
3. 2026-06-02
   days on market $264,000 Active 67 DOM
4. 2026-06-01
   days on market $264,000 Active 66 DOM
5. 2026-05-31
   days on market $264,000 Active 65 DOM
6. 2026-05-04
   price $279,900
7. 2026-03-27
   listed $300,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $808 · $67/mo
• Projected year-2 tax: $2,191 · $183/mo
• Expected delta: +$1,384/yr (+$115/mo · 171.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,826
• − Mortgage interest: −$14,788
• − Property taxes: −$808
• − Insurance: −$1,320
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − Depreciation: −$7,680
• Taxable loss: −$3,741
• Est. tax savings @ 24.0%: +$898
• After-tax cash flow: $1,770/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Manatee
• NCES district ID: 1201230
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $49,607
• Composite: 44.43/100
• National rank: #2806
• State rank: #26 of 73 in FL

Livability — Bayshore Gardens

• Score: 82/100
• State rank: #72
• US rank: #1180

Category grades

Amenities B- Commute C- Cost of living A+ Crime C- Employment F Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bayshore Gardens, FL
• County: Manatee County · 416,364 people
• City population: 33,840
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 34,081
• Household income: $45,010
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1474.0

Population outlook (Manatee County) Hauer SSP2

• Today (2025): 447,342 people
• By 2030: 488,911 · +9.3%
• By 2040: 567,934 · +27.0%
• By 2050: 637,995 · +42.6%
• By 2075: 781,970 · +74.8%
• By 2100: 848,272 · +89.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 58% Hispanic / Latino 29% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 12% Puerto Rican 4% Cuban 3% Dominican 1%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 22% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Manatee

• 2024 margin: Strong R (+23.5) · D 37.9% · R 61.4%
• 2008→2024 swing: -16.5pp toward R · 2008: -7.0pp · 2024: -23.5pp
• All cycles: 2024: R+23.5 2020: R+16.1 2016: R+17.1 2012: R+12.5 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -305.32%
• Current HPI: 369.9899
• Rent YoY: ▼ -5.50%
• Metro: North Port-Sarasota-Bradenton, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-6.7% since first listed

2 events — show timeline

• 2026-05-04 Price Changed $279,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Listed $300,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.1%/yr

Latest (2025): $808 · +6.0% YoY. Source: county tax records.