3562 Lake Bayshore Dr Unit K-202 · South Bradenton, FL 34205

$115,000

2 bd · 2.0 ba · 1,144 sqft · Condo · 139 Days on market

Built 1980 $596/mo HOA · 36% of rent

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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 +9.8/30.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful and ready to move in this unit is a great choice for a home-away-from-home. With low taxes and fees, have the Florida Lifestyle for very little investment. Located in the heart of Bradenton. Close to shopping, restaurants and hospitals. A quiet and friendly community, Bayshore on the Lake is approximately 7 miles to the beaches and golfing just down the street. This lovely unit has newer appliances and air conditioner. Upgraded interior also boasts thermal windows on the lanai for year round use. There is much to do in this community with a resort style community pool, a dock for enjoying the sparkling lake. This lovely unit overlooks a lush greenbelt and pond, you won't want to miss this sweet home.

Key facts

• Updated cabinets
• Walk-in closet
• Screened lanai

Tags

• UPGRADED WINDOWS
• UPDATED CABINETS
• VINYL PLANK FLOORING
• WALK-IN CLOSET
• SCREENED LANAI
• WASHER DRYER HOOKUPS

Property features AI

Finance

• Other: Directions provided to building K unit on second floor
• Financial info: Total monthly fees $596; total annual fees $7,152; Lease restrictions apply
• HOA & community: Monthly HOA fee $596 (includes cable TV, internet, pool, maintenance of structure and grounds, management, trash, private road, escrow reserves, fidelity bond, common area taxes); Association requires approval; Association name: Paul Taylor, property mgr; Clubhouse, pool, spa/hot tub, shuffleboard court; Community mailbox; Association recreation owned; Laundry in building; Buyer approval required; Senior community; Pets not allowed; Part-time management; Turnkey furnished option

Exterior

• Parking: Assigned parking; Guest parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable connected; High‑speed internet available; Public utilities
• Home design: Condominium; Residential property; One level; Faces east; Completed condition
• Construction: Block construction; Shingle roof; Slab foundation; Building K
• Exterior features: Enclosed patio; Screened patio; Outdoor grill; Sliding doors; Mature landscaping with trees and wooded areas; Fishing pier (community feature)

Interior

• Kitchen: Dishwasher; Disposal; Ice maker; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Split bedroom floor plan; Thermostat; Elevator in building; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $-73 ($-872/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (9.1% below list).
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.5% vs local median 4.1% in South Bradenton — 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 77/100 on livability (#195 in FL, #3,092 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, crime D+, 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.
• Zoned schools: Robert H. Prine Elementary School (math 46% / reading 32%, grade F, #1,560 of 2,144 statewide, top 73%, 744 students, 75% FRL); W. D. Sugg Middle School (math 34% / reading 28%, grade F, #462 of 571 statewide, top 81%, 1,010 students, 72% FRL); Southeast High School (math 25% / reading 34%, grade F, #447 of 667 statewide, top 68%, 1,716 students, 66% FRL) — zoned schools average 71% FRL vs 51% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 52% district-wide (-19 pts) — the specific schools serving this property underperform the Manatee average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.4%/yr); 321 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 38% of the median local income ($53k/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 $795 of loan paydown is wiped out by about $3k 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 139 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $30k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $115k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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?
10. 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.
11. 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.
12. 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: 1.45% ✓
• Cap rate: 5.53%
• Cash-on-cash: -2.71%
• DSCR: 0.88
• GRM: 5.7

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: -26.8%
• Equity multiple: 0.14×
• Total profit: $-27,761
• Equity at exit: $17,147

10-year hold

• IRR: -63.0%
• Equity multiple: -0.47×
• Total profit: $-47,438
• Equity at exit: $9,943

Cash invested: $32,200 (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 34205

• Rents YoY: -2.4%
• Active inventory: 321
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,668 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$596
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-73

Break-even live

Break-even rent $1,760

Max offer price $104,487

Occupancy floor 99%

Sensitivity live

Price	-10% $7	-5% $-33	+0% $-73	+5% $-112	+10% $-152
Rent	-10% $-204	-5% $-139	+0% $-73	+5% $-7	+10% $59
Rate	-1.0pp $-15	-0.5pp $-43	base $-73	+0.5pp $-102	+1.0pp $-133

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3064 Lake Bayshore Dr Unit 115 Bradenton, FL	2.0	2.0	1144	$1,250	$1.09	25d	1	0.02mi
3124 Lake Bayshore Dr Unit 219 Bradenton, FL	2.0	2.0	1144	$2,300	$2.01	25d	1	0.02mi
4444 17th St W Unit B Bradenton, FL	2.0	1.0	850	$2,200	$2.59	25d	1	0.19mi
4204 Heron Way Unit B304 Bradenton, FL	2.0	1.0	912	$1,400	$1.54	5d	1	0.23mi
4515 26th St W Bradenton, FL	1.0–2.0	1.0–2.0	806	$1,510	$1.87	3d	14	0.30mi
2305 46th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	1005	$1,837	$1.83	3d	10	0.34mi
4607 21st St W Bradenton, FL	3.0	2.0	1133	$2,500	$2.21	25d	1	0.36mi
3963 Lake Bayshore Dr Unit F-414 Bradenton, FL	2.0	1.0	1040	$1,200	$1.15	16d	1	0.40mi
4121 Heron Way #108 Bradenton, FL	2.0	2.0	1144	$1,340	$1.17	25d	1	0.40mi
4129 Lake Bayshore Dr Unit C501 Bradenton, FL	2.0	2.0	1144	$1,600	$1.40	5d	1	0.40mi
3635 Lake Bayshore Dr Unit J410 Bradenton, FL	2.0	2.0	1144	$1,700	$1.49	25d	1	0.40mi
3737 Lake Bayshore Dr Unit 213 Bradenton, FL	2.0	1.0	912	$1,150	$1.26	23d	1	0.40mi
4109 Lake Bayshore Dr Bradenton, FL	1.0	1.0	768	$1,250	$1.63	25d	1	0.40mi
3506 14th St W Bradenton, FL	3.0	1.0–2.0	874	$1,725	$1.97	25d	5	0.55mi
1308 36th Ave W Bradenton, FL	1.0	1.0	715	$1,199	$1.68	25d	1	0.56mi
2004 49th Ave W Unit 2002 Bradenton, FL	2.0	2.0	1021	$1,950	$1.91	25d	1	0.59mi
4906 21st St W Bradenton, FL	2.0	1.0	918	$1,700	$1.85	18d	1	0.61mi
4705 27th St W Unit A Bradenton, FL	2.0	1.0	750	$1,325	$1.77	4d	1	0.62mi
4916 18th St W Unit B Bradenton, FL	2.0	2.0	1170	$1,650	$1.41	25d	1	0.65mi
5001 22nd St W Unit B Bradenton, FL	2.0	1.0	729	$1,700	$2.33	18d	1	0.68mi
4906 25th St W #101 Bradenton, FL	2.0	1.5	1070	$1,550	$1.45	25d	1	0.72mi
4812 27th St W Bradenton, FL	2.0	2.0	912	$1,599	$1.75	13d	1	0.73mi
4812 27th St W Unit 4812 Bradenton, FL	2.0	2.0	912	$1,545	$1.69	13d	1	0.73mi
919 34th Ave W Bradenton, FL	3.0	1.0	950	$1,599	$1.68	13d	1	0.76mi
5016 22nd St W Bradenton, FL	2.0	1.0	1400	$1,600	$1.14	5d	1	0.77mi
907 34th Ave W Unit B Bradenton, FL	3.0	1.0	1000	$1,795	$1.79	25d	1	0.77mi
907 34th Ave W Bradenton, FL	3.0	1.0	985	$1,599	$1.62	21d	1	0.77mi
2306 30th Ave W Bradenton, FL	3.0	2.0	945	$1,700	$1.80	25d	1	0.78mi
2835 50th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	850	$1,610	$1.89	5d	16	0.82mi
655 Park Cir Bradenton, FL	1.0	1.5	816	$1,100	$1.35	25d	1	0.83mi
2901 26th St W #807 Bradenton, FL	2.0	2.0	940	$1,525	$1.62	4d	1	0.88mi
3512 32nd St W Bradenton, FL	2.0	1.0	1200	$2,100	$1.75	5d	1	0.90mi
915 50th Avenue Plz W Bradenton, FL	2.0	1.0	700	$1,200	$1.71	25d	1	0.90mi
4630 5th St W Ste 6 Bradenton, FL	2.0	1.0	1000	$1,600	$1.60	13d	1	0.90mi
5059 Live Oak Cir Unit 5059 Bradenton, FL	2.0	2.0	896	$1,900	$2.12	18d	1	0.92mi
707 50th Ave W Bradenton, FL	2.0	1.0	730	$1,150	$1.58	25d	1	0.96mi
304 47th Avenue Dr W #112 Bradenton, FL	1.0	1.0	725	$1,200	$1.66	25d	1	0.96mi
4810 Ho Wil Ln Unit 4810 Bradenton, FL	2.0	1.0	784	$1,600	$2.04	25d	1	0.97mi
5062 Live Oak Cir Unit 5026 Bradenton, FL	2.0	2.0	896	$1,545	$1.72	18d	1	0.97mi
5103 29th St W Bradenton, FL	2.0	2.0	1258	$2,600	$2.07	25d	1	0.99mi

HOA detail condo

• Monthly dues: $596 · $7,152/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-22
   days on market $115,000 Active 139 DOM
2. 2026-06-18
   days on market $115,000 Active 136 DOM
3. 2026-06-17
   days on market $115,000 Active 135 DOM
4. 2026-06-16
   days on market $115,000 Active 134 DOM
5. 2026-06-15
   days on market $115,000 Active 133 DOM
6. 2026-06-13
   days on market $115,000 Active 131 DOM
7. 2026-06-13
   days on market $115,000 Active 130 DOM
8. 2026-06-10
   days on market $115,000 Active 128 DOM
9. 2026-06-09
   days on market $115,000 Active 127 DOM
10. 2026-06-08
    days on market $115,000 Active 126 DOM
11. 2026-06-08
    days on market $115,000 Active 125 DOM
12. 2026-06-03
    days on market $115,000 Active 121 DOM
13. 2026-06-02
    days on market $115,000 Active 120 DOM
14. 2026-06-01
    days on market $115,000 Active 119 DOM
15. 2026-05-31
    days on market $115,000 Active 118 DOM
16. 2026-03-11
    price $115,000
17. 2026-02-02
    listed $145,500 Active
18. 2025-10-10
    historical
19. 2025-05-02
    price $158,000
20. 2025-04-10
    listed $168,000 Active
21. 2014-11-05
    soldstatus $64,700 Sold 719-char remark

    Show marketing remark (719 chars)

    Beautiful and ready to move in this unit is a great choice for a home-away-from-home. With low taxes and fees, have the Florida Lifestyle for very little investment. Located in the heart of Bradenton. Close to shopping, restaurants and hospitals. A quiet and friendly community, Bayshore on the Lake is approximately 7 miles to the beaches and golfing just down the street. This lovely unit has newer appliances and air conditioner. Upgraded interior also boasts thermal windows on the lanai for year round use. There is much to do in this community with a resort style community pool, a dock for enjoying the sparkling lake. This lovely unit overlooks a lush greenbelt and pond, you won't want to miss this sweet home.

22. 2014-10-20
    historical Contingent - Inspections 719-char remark

    Show marketing remark (719 chars)

    Beautiful and ready to move in this unit is a great choice for a home-away-from-home. With low taxes and fees, have the Florida Lifestyle for very little investment. Located in the heart of Bradenton. Close to shopping, restaurants and hospitals. A quiet and friendly community, Bayshore on the Lake is approximately 7 miles to the beaches and golfing just down the street. This lovely unit has newer appliances and air conditioner. Upgraded interior also boasts thermal windows on the lanai for year round use. There is much to do in this community with a resort style community pool, a dock for enjoying the sparkling lake. This lovely unit overlooks a lush greenbelt and pond, you won't want to miss this sweet home.

23. 2014-10-06
    listed $64,700 Active 719-char remark

    Show marketing remark (719 chars)

    Beautiful and ready to move in this unit is a great choice for a home-away-from-home. With low taxes and fees, have the Florida Lifestyle for very little investment. Located in the heart of Bradenton. Close to shopping, restaurants and hospitals. A quiet and friendly community, Bayshore on the Lake is approximately 7 miles to the beaches and golfing just down the street. This lovely unit has newer appliances and air conditioner. Upgraded interior also boasts thermal windows on the lanai for year round use. There is much to do in this community with a resort style community pool, a dock for enjoying the sparkling lake. This lovely unit overlooks a lush greenbelt and pond, you won't want to miss this sweet home.

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

Taxation est. · year 1

• Rental income: $20,022
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − HOA: −$7,152
• − Depreciation: −$3,345
• Taxable loss: −$2,421
• Est. tax savings @ 24.0%: +$581
• After-tax cash flow: $-291/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 — South Bradenton

• Score: 77/100
• State rank: #195
• US rank: #3092

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Bradenton, FL
• County: Manatee County · 416,364 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 31,946
• Household income: $52,525
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 1736.0

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 18% Black 10% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4% Cuban 1%
• Common ancestry: Hispanic 2% Romanian 2% Lithuanian 2%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 78% English-only · Spanish 14% French/Haitian/Cajun 2% German/W. Germanic 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: ▼ -310.18%
• Current HPI: 369.8239
• Rent YoY: ▼ -2.43%
• 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

+77.7% since first listed

8 events — show timeline

• 2026-03-11 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Listed $145,500 Stellar MLS as Distributed by MLS Grid
• 2025-10-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-02 Price Changed $158,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-10 Listed $168,000 Stellar MLS as Distributed by MLS Grid
• 2014-11-05 Sold (MLS) $64,700 Stellar MLS as Distributed by MLS Grid
• 2014-10-20 Contingent — Stellar MLS as Distributed by MLS Grid
• 2014-10-06 Listed $64,700 Stellar MLS as Distributed by MLS Grid