5805 18th St W · Bayshore Gardens, FL 34207

$130,000

2 bd · 1.0 ba · 925 sqft · SingleFamily public records · 2 Days on market

Built 1958 8,050 sqft lot Est $249k · 48% 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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.7/10.0
• Schools +4.4/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Block Home in Bradenton — Full Rehab Opportunity Solid block construction 2-bedroom, 1-bath home in west Bradenton, minutes from the Gulf Coast and the amenities of the Sarasota/Bradenton corridor. Full rehab opportunity priced accordingly — the structure is there; the upside is yours. Convenient access to US-41, shopping, and the beach. This one won't last.

Key facts

• Rehab opportunity
• Convenient access
• Block construction

Tags

• BLOCK CONSTRUCTION
• REHAB OPPORTUNITY
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Zoning: RSF6; Property type: Residential, Single Family Residence; Universal property ID recorded; Living area recorded as 925 (public records); Total rooms: 3; Unfurnished; Property listed by third party; Direction faces: West
• Financial info: Homestead exempt; Lease restrictions: none
• HOA & community: No association fees; no HOA; No association approval required

Exterior

• Parking: Has carport (1 space)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single-family residence; One story; West-facing; Fixer condition
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built on a 0.18-acre lot (approx. 70 x 115)
• Exterior features: Covered patio/porch; Other exterior features; Concrete and paved road access

Interior

• Kitchen: Other kitchen appliances
• Bedrooms: 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No notable interior features listed; Other interior finishes
• Laundry & utility: Laundry: other setup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 8.0% 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-, schools 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 falling (-5.5%/yr); 361 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 37% of the median local income ($45k/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 $899 of loan paydown is wiped out by about $4k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $79k; list at $130k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $130,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $248,825
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6068 Arlene Way	0.43mi	2/2.0	930 (+0%)	3mo	$139,500	$150	73
5807 16th St W	0.11mi	2/2.0	1,024 (+11%)	1mo	$190,000	$186	72
5828 20th St W	0.17mi	2/2.0	1,024 (+11%)	4mo	$275,000	$269	66
5828 22nd St W	0.26mi	2/1.5	812 (-12%)	1mo	$186,500	$230	65
6041 Lilli Way #72	0.38mi	2/1.0	820 (-11%)	3mo	$121,000	$148	61
5987 Coral Way	0.47mi	2/2.0	1,005 (+9%)	1mo	$123,000	$122	59
5981 Hibiscus Dr	0.60mi	2/1.0	985 (+6%)	4mo	$118,000	$120	58
1712 63rd Ave W	0.67mi	2/2.0	988 (+7%)	4mo	$299,900	$304	50
2112 Hopkins Dr W	0.51mi	3/1.5 (+1)	1,032 (+12%)	2mo	$325,000	$315	49
1804 Bayshore Gardens Pkwy	0.52mi	3/1.0 (+1)	1,039 (+12%)	6mo	$299,800	$289	45
1811 Marilyn Ave	0.57mi	3/2.0 (+1)	1,052 (+14%)	2mo	$355,000	$337	40
2118 53rd Ave W	0.64mi	3/1.0 (+1)	1,060 (+15%)	2mo	$335,000	$316	39

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: -10.6%
• Equity multiple: 0.63×
• Total profit: $-13,639
• Equity at exit: $19,383

10-year hold

• IRR: -6.3%
• Equity multiple: 0.65×
• Total profit: $-12,718
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,390 high
• Mortgage (P&I): −$682
• Tax from tax record: −$182 /mo · $2,186/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $180

Break-even live

Break-even rent $1,162

Max offer price $130,000

Occupancy floor 82%

Sensitivity live

Price	-10% $254	-5% $217	+0% $180	+5% $143	+10% $106
Rent	-10% $70	-5% $125	+0% $180	+5% $235	+10% $290
Rate	-1.0pp $246	-0.5pp $213	base $180	+0.5pp $146	+1.0pp $112

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1807 Restful Dr Unit N4 Bradenton, FL	2.0	1.0	733	$1,150	$1.57	4d	1	0.17mi
1859 Restful Dr Unit L26 Bradenton, FL	1.0	1.0	576	$1,150	$2.00	24d	1	0.18mi
1875 Sunny Dr Unit G32 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	24d	1	0.18mi
5908 17th St W Unit C36 Bradenton, FL	1.0	1.0	576	$950	$1.65	17d	1	0.18mi
1874 Sunny Dr Unit F32 Bradenton, FL	2.0	1.0	744	$950	$1.28	24d	1	0.19mi
5858 Welcome Rd Unit J23 Bradenton, FL	2.0	1.0	744	$1,150	$1.55	4d	1	0.21mi
5888 17th St W Unit C23 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	24d	1	0.21mi
5820 21st St W Bradenton, FL	3.0	2.0	1116	$1,995	$1.79	4d	1	0.21mi
5513 18th St W Bradenton, FL	2.0	1.0	1000	$1,499	$1.50	24d	1	0.24mi
5955 Palm Ln Unit A33 Bradenton, FL	2.0	1.0	744	$1,150	$1.55	15d	1	0.25mi
5896 Palm Ln Unit C27 Bradenton, FL	2.0	2.0	966	$1,400	$1.45	24d	1	0.25mi
1825 Flamingo Blvd Unit O26 Bradenton, FL	1.0	1.0	576	$1,000	$1.74	24d	1	0.25mi
1839 Sunny Dr Unit E36 Bradenton, FL	1.0	1.0	576	$1,350	$2.34	24d	1	0.25mi
2028 Canal Dr Unit M26 Bradenton, FL	1.0	1.0	576	$1,050	$1.82	11d	1	0.26mi
1566 Pleasant Rd Unit J24 Bradenton, FL	2.0	1.0	733	$1,150	$1.57	24d	1	0.27mi
5531 16th St W Unit 5537 Bradenton, FL	2.0	1.0	750	$1,650	$2.20	4d	1	0.29mi
5906 Garden Ln Unit A22 Bradenton, FL	2.0	2.0	840	$1,200	$1.43	4d	1	0.34mi
2547 60th Ave W Unit L-36 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	17d	1	0.39mi
2423 60th Ave W Unit K29 Bradenton, FL	2.0	2.0	1026	$1,495	$1.46	24d	1	0.39mi
6043 Coral Way Bradenton, FL	2.0	1.0	865	$1,700	$1.97	17d	1	0.46mi
1007 57th Ave W Bradenton, FL	2.0	1.5	967	$1,495	$1.55	11d	1	0.47mi
5996 Hibiscus Dr #6 Bradenton, FL	2.0	1.0	865	$1,550	$1.79	17d	1	0.58mi
2713 60th Avenue Dr W Bradenton, FL	2.0	2.0	1076	$2,000	$1.86	24d	1	0.66mi
5502 8th Street Ct W Bradenton, FL	2.0	2.0	896	$1,595	$1.78	24d	1	0.70mi
5580 Fountain Lake Cir Bradenton, FL	1.0–3.0	1.0–2.0	1052	$1,908	$1.81	3d	38	0.71mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,450	$1.84	12d	5	0.73mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,550	$1.96	20d	5	0.73mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,450	$1.84	4d	4	0.73mi
5400 26th St W Bradenton, FL	1.0–2.0	1.0–2.0	902	$1,651	$1.83	24d	1	0.76mi
1009 W 63rd AVE Bradenton, FL	2.0	2.0	815	$1,495	$1.83	17d	1	0.76mi
512 60th Avenue Ter W Unit 512 Bradenton, FL	3.0	1.5	972	$1,900	$1.95	11d	1	0.88mi
2803 52nd Avenue Dr W Unit 2803 Bradenton, FL	2.0	1.0	750	$1,599	$2.13	24d	1	0.93mi
6033 34th St W Bradenton, FL	2.0	2.0	942	$1,550	$1.64	4d	3	1.00mi
6033 34th St W Bradenton, FL	2.0	2.0	996	$1,500	$1.51	24d	2	1.00mi
6033 34th St W Bradenton, FL	2.0	2.0	942	$1,625	$1.73	3d	2	1.00mi
5001 22nd St W Unit B Bradenton, FL	2.0	1.0	729	$1,700	$2.33	17d	1	1.02mi
605 64th Ave W Bradenton, FL	2.0	1.0	784	$1,250	$1.59	12d	1	1.04mi
3851 59th Ave W Unit 3851 Bradenton, FL	2.0	2.0	912	$1,500	$1.64	24d	1	1.04mi
3843 59th Ave W Bradenton, FL	2.0	2.0	912	$1,200	$1.32	24d	1	1.05mi
3848 59th Ave W Bradenton, FL	2.0	2.0	912	$1,395	$1.53	24d	1	1.05mi

Listing history 2 events

1. 2026-06-07
   remarks 403-char remark
2. 2026-06-07
   listed $130,000 Pending 2 DOM

ⓘ 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: $2,186 · $182/mo
• Projected year-2 tax: $2,186 · $182/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 30 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: $16,680
• − Mortgage interest: −$7,282
• − Property taxes: −$2,186
• − Insurance: −$650
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$3,782
• Taxable income: $112
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $2,134/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

+217.1% since first listed

4 events — show timeline

• 2026-06-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-06-05 Listed $130,000 Stellar MLS as Distributed by MLS Grid
• 2001-03-28 Sold (Public Records) $78,800 Public Records
• 1981-04-01 Sold (Public Records) $41,000 Public Records

Property tax history

+12.0%/yr

Latest (2025): $2,186 · +216.1% YoY. Source: county tax records.