3112 Vivienda Blvd · Bayshore Gardens, FL 34207

$199,500

2 bd · 2.0 ba · 1,243 sqft · Condo public records · 37 Days on market

Built 2001

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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).

• Cash flow +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +4.4/10.0
• Livability +4.1/5.0
• 1% rule +4.0/10.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Maintenance-Free 55+ community corner villa offering 2 bedroom, 2 bath + sun room + Garage with open concept living space. Bring your custom designer finishes to restore the beauty to this home with great bones! Split bedroom floor plan with walk-in closets. Attached 1 car garage plus dual parking pad. Community Pool! Active 55+ community Vivienda II. HOA includes landscaping, roof, paint, cable TV, internet and more! Close to Detweiler& apos; s, IMG Academy, Golf courses! Easy access to Bradenton/Anna Maria Island Beaches and SRQ airport. Buyers agents welcome. Do NOT need a listing agent, No soliciting.

Key facts

• Attached garage
• Sun room
• Walk-in closets

Tags

• CORNER VILLA
• SUN ROOM
• OPEN CONCEPT LIVING SPACE
• SPLIT BEDROOM FLOOR PLAN
• WALK-IN CLOSETS
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/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 $179k (10.1% below list).
• Recommended offer: $179k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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).
• At $1,793/mo this rent would consume 48% 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 $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 37 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $200k implies a 166% 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 $179,290 (10.1% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.36%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.6%
• Equity multiple: 0.56×
• Total profit: $-24,732
• Equity at exit: $29,746

10-year hold

• IRR: -8.3%
• Equity multiple: 0.54×
• Total profit: $-25,502
• Equity at exit: $17,249

Cash invested: $55,860 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,793 high
• Mortgage (P&I): −$1,046
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $203

Break-even live

Break-even rent $1,536

Max offer price $199,500

Occupancy floor 84%

Sensitivity live

Price	-10% $316	-5% $259	+0% $203	+5% $146	+10% $90
Rent	-10% $61	-5% $132	+0% $203	+5% $274	+10% $345
Rate	-1.0pp $303	-0.5pp $254	base $203	+0.5pp $151	+1.0pp $99

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6033 34th St W Bradenton, FL	2.0	2.0	942	$1,550	$1.64	4d	3	0.12mi
6033 34th St W Bradenton, FL	2.0	2.0	942	$1,625	$1.73	4d	2	0.12mi
6033 34th St W Bradenton, FL	2.0	2.0	996	$1,500	$1.51	25d	2	0.12mi
6050 34th St W Bradenton, FL	1.0–2.0	1.0	734	$1,610	$2.19	3d	19	0.17mi
6101 34th St W Bradenton, FL	2.0–3.0	2.0	1444	$1,890	$1.31	4d	2	0.19mi
3427 59th Ave W Bradenton, FL	2.0	2.5	1330	$2,150	$1.62	17d	1	0.28mi
2713 60th Avenue Dr W Bradenton, FL	2.0	2.0	1076	$2,000	$1.86	25d	1	0.28mi
3851 59th Ave W Unit 3851 Bradenton, FL	2.0	2.0	912	$1,500	$1.64	25d	1	0.31mi
3843 59th Ave W Bradenton, FL	2.0	2.0	912	$1,200	$1.32	25d	1	0.31mi
3848 59th Ave W Bradenton, FL	2.0	2.0	912	$1,395	$1.53	25d	1	0.34mi
3533 59th Ave W Unit 3533 Bradenton, FL	2.0	2.0	912	$1,500	$1.64	17d	1	0.36mi
5903 43rd St W Unit 5903 Bradenton, FL	2.0	2.0	1178	$2,950	$2.50	25d	1	0.36mi
3773 59th Ave W Bradenton, FL	2.0	2.0	912	$1,595	$1.75	25d	1	0.37mi
3545 59th Ave W #3545 Bradenton, FL	3.0	2.0	1037	$1,600	$1.54	17d	1	0.37mi
3775 59th Ave W Unit 3775 Bradenton, FL	2.0	2.0	912	$3,500	$3.84	25d	1	0.38mi
3527 59th Ave W Unit 3527 Bradenton, FL	2.0	2.0	912	$1,400	$1.54	25d	1	0.38mi
3739 59th Ave W Unit 3739 Bradenton, FL	2.0	2.0	912	$1,575	$1.73	17d	1	0.40mi
3774 59th Ave W Unit 3774 Bradenton, FL	2.0	2.0	912	$1,350	$1.48	25d	1	0.41mi
3411 57th Avenue Dr W Bradenton, FL	3.0	2.0	1326	$2,100	$1.58	25d	1	0.43mi
3646 59th Ave W Unit 3646 Bradenton, FL	2.0	2.0	912	$1,400	$1.54	4d	1	0.43mi
5996 Hibiscus Dr #6 Bradenton, FL	2.0	1.0	865	$1,550	$1.79	17d	1	0.50mi
3605 57th Avenue Dr W Bradenton, FL	2.0	2.0	1454	$2,100	$1.44	4d	1	0.51mi
2423 60th Ave W Unit K29 Bradenton, FL	2.0	2.0	1026	$1,495	$1.46	25d	1	0.54mi
6114 43rd St W Unit 407E Bradenton, FL	2.0	2.0	1178	$2,000	$1.70	15d	1	0.57mi
2415 Holyoke Ave Bradenton, FL	3.0	2.0	1134	$2,599	$2.29	25d	1	0.57mi
6043 Coral Way Bradenton, FL	2.0	1.0	865	$1,700	$1.97	17d	1	0.58mi
3304 McDill Rd Bradenton, FL	2.0	1.0	1044	$1,695	$1.62	13d	1	0.59mi
6116 43rd St W Unit 401D Bradenton, FL	2.0	2.0	1178	$2,500	$2.12	25d	1	0.60mi
5906 Garden Ln Unit A22 Bradenton, FL	2.0	2.0	840	$1,200	$1.43	4d	1	0.61mi
3506 54th Dr W Bradenton, FL	1.0–2.0	1.0–2.0	953	$2,800	$2.94	4d	2	0.64mi
4119 61st Avenue Ter W #404 Bradenton, FL	2.0	2.0	1178	$1,500	$1.27	25d	1	0.64mi
4119 61st Avenue Ter W #407 Bradenton, FL	2.0	2.0	1178	$1,695	$1.44	4d	1	0.64mi
4119 61st Avenue Ter W #303 Bradenton, FL	2.0	2.0	1178	$1,800	$1.53	25d	1	0.64mi
4119 61st Avenue Ter W Bradenton, FL	2.0	2.0	1178	$1,595	$1.35	4d	1	0.64mi
3401 54th Dr W Bradenton, FL	2.0–3.0	2.0–3.0	1293	$3,300	$2.55	4d	3	0.64mi
6147 43rd St W Bradenton, FL	2.0	2.0	1116	$3,200	$2.87	25d	1	0.66mi
3702 54th Dr W Bradenton, FL	2.0–3.0	2.0–3.0	1327	$3,300	$2.49	4d	2	0.66mi
6468 Seagull Dr #316 Bradenton, FL	2.0	2.0	1314	$3,900	$2.97	25d	1	0.67mi
3604 54th Dr W Bradenton, FL	2.0	2.0	1114	$4,050	$3.64	4d	3	0.67mi
2408 Colgate Ave Bradenton, FL	3.0	2.0	1482	$5,500	$3.71	25d	1	0.68mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: internetcablelandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $199,500 Active 37 DOM
2. 2026-06-17
   days on market $199,500 Active 36 DOM
3. 2026-06-16
   days on market $199,500 Active 35 DOM
4. 2026-06-16
   price $199,500 Active 34 DOM
5. 2026-06-15
   days on market $199,900 Active 34 DOM
6. 2026-06-13
   days on market $199,900 Active 32 DOM
7. 2026-06-13
   days on market $199,900 Active 31 DOM
8. 2026-06-10
   days on market $199,900 Active 29 DOM
9. 2026-06-09
   days on market $199,900 Active 28 DOM
10. 2026-06-08
    days on market $199,900 Active 27 DOM
11. 2026-06-08
    days on market $199,900 Active 26 DOM
12. 2026-06-03
    days on market $199,900 Active 22 DOM
13. 2026-06-02
    days on market $199,900 Active 21 DOM
14. 2026-06-01
    days on market $199,900 Active 20 DOM
15. 2026-05-31
    days on market $199,900 Active 19 DOM
16. 2026-05-12
    listed $199,900 Active
17. 1990-11-20
    soldstatus $74,900
18. 1988-12-09
    soldstatus $59,900
19. 1988-11-01
    soldstatus $58,100

ⓘ 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: $1,010 · $84/mo
• Projected year-2 tax: $1,656 · $138/mo
• Expected delta: +$646/yr (+$54/mo · 64.0%)

ⓘ 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 ≥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: $21,515
• − Mortgage interest: −$11,175
• − Property taxes: −$1,010
• − Insurance: −$998
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$5,804
• Taxable loss: −$913
• Est. tax savings @ 24.0%: +$219
• After-tax cash flow: $2,654/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

+244.1% since first listed

4 events — show timeline

• 2026-05-12 Listed $199,900 FSBO.com
• 1990-11-20 Sold (Public Records) $74,900 Public Records
• 1988-12-09 Sold (Public Records) $59,900 Public Records
• 1988-11-01 Sold (Public Records) $58,100 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,010 · +5.1% YoY. Source: county tax records.