5707 45th St E #59 · Samoset, FL 34203

$175,000

2 bd · 1.0 ba · 851 sqft · Manufactured public records · 126 Days on market

Built 1992 5,140 sqft lot $292/mo HOA · 14% of rent

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Why this score? — see what drove the C- 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).

• Cash flow +21.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +6.8/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One of the few "split-bedrooms" Homes in Gold Tree. This home features a 16 x 12 Eat-In Kitchen with Newer Oak Cabinets, Granite Counter Tops, Pantry, Ceramic Tile Floor, Dishwasher, Disposal, New Stove, & New Upgraded Refrigerator. The 12 X 15 living Room has Laminate Wood Flooring, that opens into the raised lanai with a insulated ceiling & vinyl windows. Walk out to a beautiful landscaped patio area. Master Bedroom has Large Walk-in Closet, adjoining Bath with Ceramic Shower, Ceramic Tile Floor. Guest Bedroom has Shower/Tub Combo, Ceramic Tile. This is a very clean, and turn-key home. A MUST SEE!

Key facts

• Large pantry
• Heated pool hot tub
• Remodeled clubhouse

Tags

• SPLIT-BEDROOM FLOORPLAN
• ENCLOSED LANAI
• LARGE PANTRY
• ENCLOSED STORAGE WORKSHOP
• HEATED POOL HOT TUB
• REMODELED CLUBHOUSE

Property features AI

Finance

• Other: Total annual fees listed as $3,504
• Financial info: Turnkey / furnished; Lease restrictions apply
• HOA & community: Located in a community with HOA (Rene Crewell); Monthly HOA fee of $292; HOA includes cable TV, electricity, internet, pool, common area taxes, trash, water, sewer, management, maintenance of grounds, recreational facilities; Association approval required; Community amenities: clubhouse, fitness center, pool, tennis courts, shuffleboard, community mailbox, golf carts allowed, reclaimed irrigation water; Senior community; Pets allowed (cats and dogs), max pet weight 45 lbs

Exterior

• Parking: Carport (1 space)
• Security: Gated community
• Utilities: Public water; Public sewer; High-speed broadband/internet available; Cable available and connected; Water connected; Sewer connected
• Home design: Manufactured double-wide home; One story; East-facing
• Construction: Metal siding; Shingle roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Covered, enclosed patio/porch; Patio; Porch; Sliding doors; Outdoor storage; Paved lot; Asphalt road frontage

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Stone countertops; Solid wood cabinets; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Ductless heating; Central air conditioning; Wall/window air unit(s)
• Interior features: Ceiling fans; Eat-in kitchen; Solid wood cabinets; Split bedroom floor plan; Stone counters; Programmable thermostat; Walk-in closet(s); Window treatments; Skylight(s); Blinds; Drapes
• Laundry & utility: Washer; Dryer; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.3% in Samoset — 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 65/100 on livability (#645 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute 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.
• Market conditions: Rents soft (-1.0%/yr); 384 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 35% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 126 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $175k implies a 94% gain — meaningful room to come down on a strong offer.

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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 D-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. 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.
7. 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.
8. 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: 1.19% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $112,332
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5707 45th St E #35	0.00mi	2/2.0	912 (+7%)	4mo	$160,000	$175	81
5707 45th St E #81	0.00mi	2/2.0	736 (-14%)	6mo	$105,000	$143	68
5316 53rd Ave E Unit Q18	0.50mi	2/2.0	864 (+2%)	5mo	$139,900	$162	66
5316 53rd Ave E Unit F38	0.66mi	2/1.5	896 (+5%)	2mo	$100,500	$112	57
5316 53rd Ave E Unit K4	0.44mi	3/2.0 (+1)	792 (-7%)	12mo	$85,000	$107	49
5316 53rd Ave E Unit Q5	0.50mi	2/2.0	960 (+13%)	4mo	$105,000	$109	48
5316 53rd Ave E Unit F40	0.63mi	2/2.0	792 (-7%)	9mo	$108,000	$136	48
5316 53rd Ave E Unit I10	0.50mi	2/1.5	744 (-13%)	8mo	$98,000	$132	47
5316 53rd Ave E Unit F17	0.70mi	2/2.0	896 (+5%)	10mo	$135,000	$151	46
5316 53rd Ave E Unit E2	0.68mi	2/2.0	736 (-14%)	1mo	$75,000	$102	41
5316 53rd Ave E Unit A3	0.69mi	2/2.0	768 (-10%)	12mo	$65,000	$85	38

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: -10.5%
• Equity multiple: 0.63×
• Total profit: $-18,100
• Equity at exit: $26,093

10-year hold

• IRR: -6.8%
• Equity multiple: 0.63×
• Total profit: $-17,925
• Equity at exit: $15,131

Cash invested: $49,000 (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 34203

• Home prices YoY: -24.5%
• Rents YoY: -1.0%
• Active inventory: 384
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,089 high
• Mortgage (P&I): −$918
• Tax from tax record: −$113 /mo · $1,354/yr
• Insurance: −$73
• HOA: −$292
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $255

Break-even live

Break-even rent $1,766

Max offer price $175,000

Occupancy floor 83%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5707 45th St E #19 Bradenton, FL	2.0	2.0	972	$1,700	$1.75	23d	1	0.03mi
5616 Gentle Breeze St Bradenton, FL	2.0	2.0	1100	$1,700	$1.55	23d	1	0.38mi
5316 53rd Ave E Unit Q111 Bradenton, FL	2.0	2.0	1056	$1,495	$1.42	10d	1	0.53mi
4815 Woodbrook Dr Sarasota, FL	2.0	2.0	1080	$2,290	$2.12	3d	1	0.75mi
5016 Misty Canal Pl Bradenton, FL	2.0	2.5	1080	$1,950	$1.81	23d	1	1.12mi
5515 Fair Oaks St Unit 5515 Bradenton, FL	2.0	2.0	1004	$2,000	$1.99	23d	1	1.16mi
4540 Runabout Way Bradenton, FL	2.0	2.5	1080	$2,300	$2.13	23d	1	1.16mi
4665 Whitfield Ave Sarasota, FL	1.0–3.0	1.0–2.0	1023	$2,372	$2.32	2d	59	1.21mi
6896 W Country Club Ln #148 Sarasota, FL	2.0	2.0	1118	$1,700	$1.52	11d	1	1.23mi
7008 W Country Club Dr N Unit 136 Sarasota, FL	2.0	2.0	1118	$1,875	$1.68	23d	1	1.23mi
3645 Ali ala LOOP Braden River, FL	1.0	1.0	950	$1,400	$1.47	23d	1	1.25mi
5414 Fair Oaks St Unit 10-D Bradenton, FL	2.0	2.0	1004	$1,995	$1.99	3d	1	1.26mi
6501 Stone River Rd Bradenton, FL	2.0	2.0	1080	$2,820	$2.61	16d	2	1.29mi
6501 Stone River Rd Unit Available Bradenton, FL	2.0	2.0	1118	$2,200	$1.97	23d	1	1.29mi
3880 Palm Isle Pl Bradenton, FL	1.0–2.0	1.0–2.0	1042	$2,499	$2.40	1d	13	1.30mi
7050 W Country Club Dr N Unit 10-A Sarasota, FL	2.0	2.0	1118	$4,300	$3.85	23d	1	1.30mi
7062 W Country Club Dr N #7062 Sarasota, FL	1.0	1.5	954	$3,000	$3.14	23d	1	1.33mi
7461 W Country Club Dr N Sarasota, FL	2.0	2.0	1153	$2,275	$1.97	3d	4	1.34mi
6505 Stone River Rd Bradenton, FL	2.0	2.0	1080	$2,825	$2.62	16d	3	1.38mi

HOA detail

• Monthly dues: $292 · $3,504/yr

Listing history 19 events

1. 2026-06-16
   remarks 699-char remark
2. 2026-06-16
   statusdays on market $175,000 Pending 126 DOM
3. 2026-06-15
   days on market $175,000 Active 125 DOM
4. 2026-06-13
   days on market $175,000 Active 123 DOM
5. 2026-06-13
   days on market $175,000 Active 122 DOM
6. 2026-06-10
   days on market $175,000 Active 120 DOM
7. 2026-06-09
   days on market $175,000 Active 119 DOM
8. 2026-06-08
   days on market $175,000 Active 118 DOM
9. 2026-06-08
   days on market $175,000 Active 117 DOM
10. 2026-06-03
    days on market $175,000 Active 113 DOM
11. 2026-06-02
    days on market $175,000 Active 112 DOM
12. 2026-06-01
    days on market $175,000 Active 111 DOM
13. 2026-05-31
    days on market $175,000 Active 110 DOM
14. 2026-04-07
    price $175,000
15. 2026-02-10
    listed $189,900 Active
16. 2017-04-04
    soldstatus $90,000 Sold 627-char remark

    Show marketing remark (627 chars)

    One of the few "split-bedrooms" Homes in Gold Tree. This home features a 16 x 12 Eat-In Kitchen with Newer Oak Cabinets, Granite Counter Tops, Pantry, Ceramic Tile Floor, Dishwasher, Disposal, New Stove, & New Upgraded Refrigerator. The 12 X 15 living Room has Laminate Wood Flooring, that opens into the raised lanai with a insulated ceiling & vinyl windows. Walk out to a beautiful landscaped patio area. Master Bedroom has Large Walk-in Closet, adjoining Bath with Ceramic Shower, Ceramic Tile Floor. Guest Bedroom has Shower/Tub Combo, Ceramic Tile. This is a very clean, and turn-key home. A MUST SEE!

17. 2017-03-12
    status Pending 627-char remark

    Show marketing remark (627 chars)

    One of the few "split-bedrooms" Homes in Gold Tree. This home features a 16 x 12 Eat-In Kitchen with Newer Oak Cabinets, Granite Counter Tops, Pantry, Ceramic Tile Floor, Dishwasher, Disposal, New Stove, & New Upgraded Refrigerator. The 12 X 15 living Room has Laminate Wood Flooring, that opens into the raised lanai with a insulated ceiling & vinyl windows. Walk out to a beautiful landscaped patio area. Master Bedroom has Large Walk-in Closet, adjoining Bath with Ceramic Shower, Ceramic Tile Floor. Guest Bedroom has Shower/Tub Combo, Ceramic Tile. This is a very clean, and turn-key home. A MUST SEE!

18. 2017-02-10
    price $99,500 627-char remark

    Show marketing remark (627 chars)

    One of the few "split-bedrooms" Homes in Gold Tree. This home features a 16 x 12 Eat-In Kitchen with Newer Oak Cabinets, Granite Counter Tops, Pantry, Ceramic Tile Floor, Dishwasher, Disposal, New Stove, & New Upgraded Refrigerator. The 12 X 15 living Room has Laminate Wood Flooring, that opens into the raised lanai with a insulated ceiling & vinyl windows. Walk out to a beautiful landscaped patio area. Master Bedroom has Large Walk-in Closet, adjoining Bath with Ceramic Shower, Ceramic Tile Floor. Guest Bedroom has Shower/Tub Combo, Ceramic Tile. This is a very clean, and turn-key home. A MUST SEE!

19. 2016-12-09
    listed $104,000 Active 627-char remark

    Show marketing remark (627 chars)

    One of the few "split-bedrooms" Homes in Gold Tree. This home features a 16 x 12 Eat-In Kitchen with Newer Oak Cabinets, Granite Counter Tops, Pantry, Ceramic Tile Floor, Dishwasher, Disposal, New Stove, & New Upgraded Refrigerator. The 12 X 15 living Room has Laminate Wood Flooring, that opens into the raised lanai with a insulated ceiling & vinyl windows. Walk out to a beautiful landscaped patio area. Master Bedroom has Large Walk-in Closet, adjoining Bath with Ceramic Shower, Ceramic Tile Floor. Guest Bedroom has Shower/Tub Combo, Ceramic Tile. This is a very clean, and turn-key home. A MUST SEE!

ⓘ 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: $1,354 · $113/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$98/yr (+$8/mo · 7.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,069
• − Mortgage interest: −$9,803
• − Property taxes: −$1,354
• − Insurance: −$875
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − HOA: −$3,504
• − Depreciation: −$5,091
• Taxable income: $431
• Est. tax owed @ 24.0%: −$103
• After-tax cash flow: $2,955/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 — Samoset

• Score: 65/100
• State rank: #645
• US rank: #12763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Manatee County · 416,364 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 40,618
• Household income: $70,761
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 1469.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Two or more races 12% Black 9% Asian 5%
• Hispanic origin (detail): Mexican 9% Puerto Rican 3% Cuban 2% Dominican 1%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 17% · Canada, Vietnam, Dominican Republic
• Languages at home: 76% English-only · Spanish 16% Vietnamese 2% Other Indo-European 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: ▼ -95.87%
• Current HPI: 295.8871
• Rent YoY: ▼ -0.97%
• 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

+68.3% since first listed

6 events — show timeline

• 2026-04-07 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2017-04-04 Sold (MLS) $90,000 Stellar MLS as Distributed by MLS Grid
• 2017-03-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-02-10 Price Changed $99,500 Stellar MLS as Distributed by MLS Grid
• 2016-12-09 Listed $104,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.0%/yr

Latest (2025): $1,354 · -3.1% YoY. Source: county tax records.