503 25th St E · Memphis, FL 34221

$198,000

2 bd · 1.0 ba · 950 sqft · SingleFamily public records · 266 Days on market

Built 1982 5,184 sqft lot Est $260k · 24% under

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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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.6/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors and renovators! This 2-bedroom, 1-bathroom property is the perfect opportunity to add value with your personal touch. Whether you're looking to flip, rent, or create your next income producing asset, this home offers great bones and solid potential. Situated in a growing area, the property features a functional layout and a sizable lot ideal for future upgrades or expansion. With some TLC, this fixer-upper could easily be transformed into a charming residence or profitable rental. Don't miss out on this affordable investment opportunity, properties with this much potential are hard to come

Key facts

• Functional layout
• Sizable lot
• 5,184 sq ft lot

Tags

• SIZABLE LOT
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Lot approximately 0.12 acres (48 x 108, paved road); Living/building area reported as 950 square feet
• Financial info: No additional financial details reported
• HOA & community: No HOA reported

Exterior

• Parking: No parking details reported
• Security: No security features reported
• Utilities: Public water; Public sewer; Electricity available and connected; Water available and connected
• Home design: Single-family residence; One story; Wests-facing
• Construction: Brick construction; Shingle roof; Block foundation; Built on one level
• Exterior features: Other exterior features

Interior

• Kitchen: No appliances reported
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No notable built-in interior features reported
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/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 $190k (3.8% below list).
• Recommended offer: $174k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.5% in Memphis — 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 63/100 on livability (#745 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, amenities 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 (-3.0%/yr); 1160 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 266 days — a 12% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $198k implies a 1880% 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 266 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $260,300
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 32nd St E	0.56mi	3/1.0 (+1)	984 (+4%)	14mo	$269,900	$274	51
1108 26th Street Ct E	0.42mi	3/1.0 (+1)	840 (-12%)	14mo	$237,500	$283	45
1111 26th Street Ct E	0.42mi	3/1.0 (+1)	1,084 (+14%)	14mo	$215,000	$198	40
448 Kaiser Dr	0.68mi	2/1.0	1,018 (+7%)	21mo	$107,500	$106	39
2612 8th Ave E	0.23mi	3/2.0 (+1)	1,085 (+14%)	23mo	$360,000	$332	38
2308 12th Ave E	0.47mi	3/2.0 (+1)	1,053 (+11%)	24mo	$288,000	$274	31
311 Peace Mnr	0.74mi	2/2.0	1,056 (+11%)	22mo	$88,000	$83	25

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: -12.5%
• Equity multiple: 0.56×
• Total profit: $-24,265
• Equity at exit: $29,522

10-year hold

• IRR: -8.5%
• Equity multiple: 0.54×
• Total profit: $-25,486
• Equity at exit: $17,119

Cash invested: $55,440 (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 34221

• Rents YoY: -3.0%
• Active inventory: 1160
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,904 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$173 /mo · $2,072/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $211

Break-even live

Break-even rent $1,637

Max offer price $198,000

Occupancy floor 84%

Sensitivity live

Price	-10% $323	-5% $267	+0% $211	+5% $155	+10% $99
Rent	-10% $60	-5% $135	+0% $211	+5% $286	+10% $361
Rate	-1.0pp $310	-0.5pp $261	base $211	+0.5pp $159	+1.0pp $107

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 27th St E Palmetto, FL	2.0	2.0	980	$2,000	$2.04	24d	1	0.13mi
719 23rd St E Palmetto, FL	3.0	2.0	1060	$1,800	$1.70	11d	1	0.25mi
900 21st St E Palmetto, FL	2.0–3.0	1.0	800	$1,495	$1.87	24d	1	0.33mi
1809 5th Ave W Palmetto, FL	3.0	1.0	962	$1,895	$1.97	24d	1	0.63mi
1607 18th St E Palmetto, FL	3.0	1.0	916	$1,950	$2.13	24d	1	0.89mi
516 12th St W Unit A Palmetto, FL	2.0	1.0	612	$1,350	$2.21	17d	1	1.03mi
518 12th St W Palmetto, FL	2.0	1.0	612	$1,350	$2.21	17d	1	1.03mi
501 11th St W Palmetto, FL	2.0	1.0	850	$1,340	$1.58	3d	1	1.12mi
709 45th St E Palmetto, FL	2.0	2.0	1000	$1,550	$1.55	3d	1	1.16mi
515 45th St E Palmetto, FL	2.0	2.0	900	$2,100	$2.33	24d	1	1.20mi
900 9th Ave E Unit 180 Palmetto, FL	2.0	2.0	1000	$1,650	$1.65	17d	1	1.32mi
1229 11th Ave W Palmetto, FL	3.0	1.0	1072	$1,800	$1.68	3d	1	1.32mi
1213 15th St W Palmetto, FL	2.0	1.0	1000	$1,800	$1.80	24d	1	1.33mi
2225 14th Ave W Palmetto, FL	2.0	2.0	1120	$1,895	$1.69	24d	1	1.33mi
2225 14th Ave W Unit 204 Palmetto, FL	2.0	2.0	1120	$1,795	$1.60	24d	1	1.33mi
2320 Terra Ceia Bay Blvd #211 Palmetto, FL	2.0	2.0	978	$2,500	$2.56	24d	1	1.37mi

Listing history 16 events

1. 2026-06-18
   days on market $198,000 Active 266 DOM
2. 2026-06-17
   days on market $198,000 Active 265 DOM
3. 2026-06-16
   days on market $198,000 Active 264 DOM
4. 2026-06-15
   days on market $198,000 Active 263 DOM
5. 2026-06-13
   days on market $198,000 Active 261 DOM
6. 2026-06-13
   days on market $198,000 Active 260 DOM
7. 2026-06-10
   days on market $198,000 Active 258 DOM
8. 2026-06-09
   days on market $198,000 Active 257 DOM
9. 2026-06-08
   days on market $198,000 Active 256 DOM
10. 2026-06-08
    days on market $198,000 Active 255 DOM
11. 2026-06-03
    days on market $198,000 Active 251 DOM
12. 2026-06-02
    days on market $198,000 Active 250 DOM
13. 2026-06-01
    days on market $198,000 Active 249 DOM
14. 2026-05-31
    days on market $198,000 Active 248 DOM
15. 2025-09-25
    listed $198,000 Active
16. 1995-09-06
    soldstatus $10,000

ⓘ 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: $2,072 · $173/mo
• Projected year-2 tax: $2,072 · $173/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥107°F today · 30 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,847
• − Mortgage interest: −$11,091
• − Property taxes: −$2,072
• − Insurance: −$990
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − Depreciation: −$5,760
• Taxable loss: −$721
• Est. tax savings @ 24.0%: +$173
• After-tax cash flow: $2,701/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 — Memphis

• Score: 63/100
• State rank: #745
• US rank: #16072

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Memphis, FL
• County: Manatee County · 416,364 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 56,208
• Household income: $77,712
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 1193.0

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 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 22% Black 14% Two or more races 11%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada, Dominican Republic, Jamaica
• Languages at home: 81% English-only · Spanish 16% 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: ▼ -383.53%
• Current HPI: 302.1458
• Rent YoY: ▼ -2.98%
• 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

+1880.0% since first listed

2 events — show timeline

• 2025-09-25 Listed $198,000 Stellar MLS as Distributed by MLS Grid
• 1995-09-06 Sold (Public Records) $10,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $2,072 · +224.2% YoY. Source: county tax records.