1868 Sunny Dr Unit F26 · Bayshore Gardens, FL 34207

$76,500

1 bd · 1.0 ba · 576 sqft · Condo public records · 154 Days on market

Built 1970 $270/mo HOA · 23% 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 +20.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 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 MLS

Very affordable price in this beautiful 55+ community of Second Bayshore. This active community offers a nice clubhouse where events are held throughout the year, a heated pool and a shuffleboard courts is always ready for you enjoyment. This one bedroom, one bathroom unit has a very smart layout that make it look and feel comfortable and spacious. It is in great shape and ready for your personal touch up or upgrades. Close to shopping centers, dining and the beautiful Sarasota-Manatee fine sand beaches. Downtown Sarasota and Bradenton are just a short drive away. DO NOT MIS THIS OPORTUNITY, COME AND TAKE A LOOK. You won’t regret.

Key facts

• Active clubhouse
• Shuffleboard courts
• Beaches nearby

Tags

• HEATED POOL
• ACTIVE CLUBHOUSE
• SHUFFLEBOARD COURTS
• LAUNDRY FACILITY
• SHOPPING NEARBY
• BEACHES NEARBY

Property features AI

Finance

• Financial info: Total monthly fees $270; total annual fees $3,240; Lease restrictions apply
• HOA & community: Monthly condo fee of $270 (includes cable TV, common area taxes, pool, building and grounds maintenance, management, pest control, private road, trash); Association amenities: clubhouse, elevator(s), laundry, pool, shuffleboard court; Buyer/association approval required; Senior community; Pets not allowed

Exterior

• Parking: Paved road access
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Sewer connected; Water connected
• Home design: Condominium; Residential property; Unit on 2nd floor; Faces north; One level living; 3 total stories in building
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Building identified as F
• Exterior features: Sidewalk; Sliding doors; Storage; In-ground heated gunite pool

Interior

• Kitchen: Range; Range hood; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Wall/window air conditioning unit(s)
• Interior features: Living room/dining room combo; Blinds on windows; Building has elevator
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $76k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 27 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 31% 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 $529 of loan paydown is wiped out by about $2k 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 154 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $55k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• 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 $67,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
8. 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.
9. 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.
10. 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: 1.52% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 5.5

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: -12.7%
• Equity multiple: 0.56×
• Total profit: $-9,411
• Equity at exit: $11,406

10-year hold

• IRR: -12.4%
• Equity multiple: 0.41×
• Total profit: $-12,570
• Equity at exit: $6,614

Cash invested: $21,420 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,160 high
• Mortgage (P&I): −$401
• Tax from tax record: −$116 /mo · $1,397/yr
• Insurance: −$32
• HOA: −$270
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $97

Break-even live

Break-even rent $1,037

Max offer price $76,500

Occupancy floor 87%

Sensitivity live

Price	-10% $140	-5% $119	+0% $97	+5% $76	+10% $54
Rent	-10% $6	-5% $51	+0% $97	+5% $143	+10% $189
Rate	-1.0pp $136	-0.5pp $117	base $97	+0.5pp $77	+1.0pp $57

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: $19,125
• Closing costs: $2,295
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5858 Welcome Rd Unit J23 Bradenton, FL	2.0	1.0	744	$1,150	$1.55	4d	1	0.02mi
1874 Sunny Dr Unit F32 Bradenton, FL	2.0	1.0	744	$950	$1.28	24d	1	0.03mi
1875 Sunny Dr Unit G32 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	24d	1	0.04mi
1859 Restful Dr Unit L26 Bradenton, FL	1.0	1.0	576	$1,150	$2.00	24d	1	0.05mi
5955 Palm Ln Unit A33 Bradenton, FL	2.0	1.0	744	$1,150	$1.55	15d	1	0.06mi
1825 Flamingo Blvd Unit O26 Bradenton, FL	1.0	1.0	576	$1,000	$1.74	24d	1	0.08mi
1839 Sunny Dr Unit E36 Bradenton, FL	1.0	1.0	576	$1,350	$2.34	24d	1	0.08mi
1807 Restful Dr Unit N4 Bradenton, FL	2.0	1.0	733	$1,150	$1.57	4d	1	0.09mi
5888 17th St W Unit C23 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	24d	1	0.10mi
2028 Canal Dr Unit M26 Bradenton, FL	1.0	1.0	576	$1,050	$1.82	11d	1	0.11mi
5908 17th St W Unit C36 Bradenton, FL	1.0	1.0	576	$950	$1.65	16d	1	0.13mi
1566 Pleasant Rd Unit J24 Bradenton, FL	2.0	1.0	733	$1,150	$1.57	24d	1	0.18mi
2547 60th Ave W Unit L-36 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	16d	1	0.26mi
5531 16th St W Unit 5537 Bradenton, FL	2.0	1.0	750	$1,650	$2.20	4d	1	0.50mi
5400 26th St W Bradenton, FL	1.0–2.0	1.0–2.0	902	$1,358	$1.50	24d	1	0.86mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,250	$1.58	4d	4	0.87mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,250	$1.58	20d	5	0.87mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,250	$1.58	12d	5	0.87mi
6050 34th St W Bradenton, FL	1.0–2.0	1.0	734	$1,185	$1.61	2d	19	0.98mi
2803 52nd Avenue Dr W Unit 2803 Bradenton, FL	2.0	1.0	750	$1,599	$2.13	24d	1	1.07mi
5001 22nd St W Unit B Bradenton, FL	2.0	1.0	729	$1,700	$2.33	16d	1	1.21mi
6916 Marlin Ln Bradenton, FL	2.0	1.0	430	$1,250	$2.91	24d	1	1.28mi
915 50th Avenue Plz W Bradenton, FL	2.0	1.0	700	$1,200	$1.71	24d	1	1.28mi
2835 50th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	850	$1,269	$1.49	4d	16	1.36mi
205 52nd Avenue Dr W Bradenton, FL	1.0	1.0	528	$1,200	$2.27	24d	1	1.36mi
707 50th Ave W Bradenton, FL	2.0	1.0	730	$1,150	$1.58	24d	1	1.41mi
110 52nd Avenue Ter E Bradenton, FL	2.0	1.5	684	$1,450	$2.12	24d	1	1.44mi

HOA detail condo

• Monthly dues: $270 · $3,240/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $76,500 Active 154 DOM
2. 2026-06-17
   days on market $76,500 Active 153 DOM
3. 2026-06-16
   days on market $76,500 Active 152 DOM
4. 2026-06-15
   days on market $76,500 Active 151 DOM
5. 2026-06-13
   days on market $76,500 Active 149 DOM
6. 2026-06-13
   days on market $76,500 Active 148 DOM
7. 2026-06-10
   days on market $76,500 Active 146 DOM
8. 2026-06-09
   days on market $76,500 Active 145 DOM
9. 2026-06-08
   days on market $76,500 Active 144 DOM
10. 2026-06-08
    days on market $76,500 Active 143 DOM
11. 2026-06-03
    days on market $76,500 Active 139 DOM
12. 2026-06-02
    days on market $76,500 Active 138 DOM
13. 2026-06-01
    days on market $76,500 Active 137 DOM
14. 2026-05-31
    days on market $76,500 Active 136 DOM
15. 2026-01-15
    listed $76,500 Active
16. 2024-06-04
    historical $1,150
17. 2024-05-21
    listed $1,150
18. 2024-04-13
    historical $1,150
19. 2024-04-03
    listed $1,150
20. 2024-03-16
    historical $1,150
21. 2024-02-27
    listed $1,150
22. 2021-07-21
    soldstatus $55,000 Closed 644-char remark

    Show marketing remark (644 chars)

    Very affordable price in this beautiful 55+ community of Second Bayshore. This active community offers a nice clubhouse where events are held throughout the year, a heated pool and a shuffleboard courts is always ready for you enjoyment. This one bedroom, one bathroom unit has a very smart layout that make it look and feel comfortable and spacious. It is in great shape and ready for your personal touch up or upgrades. Close to shopping centers, dining and the beautiful Sarasota-Manatee fine sand beaches. Downtown Sarasota and Bradenton are just a short drive away. DO NOT MIS THIS OPORTUNITY, COME AND TAKE A LOOK. You won’t regret.

23. 2021-07-07
    status Pending 644-char remark

    Show marketing remark (644 chars)

    Very affordable price in this beautiful 55+ community of Second Bayshore. This active community offers a nice clubhouse where events are held throughout the year, a heated pool and a shuffleboard courts is always ready for you enjoyment. This one bedroom, one bathroom unit has a very smart layout that make it look and feel comfortable and spacious. It is in great shape and ready for your personal touch up or upgrades. Close to shopping centers, dining and the beautiful Sarasota-Manatee fine sand beaches. Downtown Sarasota and Bradenton are just a short drive away. DO NOT MIS THIS OPORTUNITY, COME AND TAKE A LOOK. You won’t regret.

24. 2021-07-05
    price $64,900 644-char remark

    Show marketing remark (644 chars)

    Very affordable price in this beautiful 55+ community of Second Bayshore. This active community offers a nice clubhouse where events are held throughout the year, a heated pool and a shuffleboard courts is always ready for you enjoyment. This one bedroom, one bathroom unit has a very smart layout that make it look and feel comfortable and spacious. It is in great shape and ready for your personal touch up or upgrades. Close to shopping centers, dining and the beautiful Sarasota-Manatee fine sand beaches. Downtown Sarasota and Bradenton are just a short drive away. DO NOT MIS THIS OPORTUNITY, COME AND TAKE A LOOK. You won’t regret.

25. 2021-06-03
    listed $69,900 Active 644-char remark

    Show marketing remark (644 chars)

    Very affordable price in this beautiful 55+ community of Second Bayshore. This active community offers a nice clubhouse where events are held throughout the year, a heated pool and a shuffleboard courts is always ready for you enjoyment. This one bedroom, one bathroom unit has a very smart layout that make it look and feel comfortable and spacious. It is in great shape and ready for your personal touch up or upgrades. Close to shopping centers, dining and the beautiful Sarasota-Manatee fine sand beaches. Downtown Sarasota and Bradenton are just a short drive away. DO NOT MIS THIS OPORTUNITY, COME AND TAKE A LOOK. You won’t regret.

26. 2008-01-31
    soldstatus $37,000
27. 2008-01-30
    soldstatus $37,000 75-char remark

    Show marketing remark (75 chars)

    Condo available through guardianship. Take this opportunity while it lasts.

28. 2007-11-02
    listed $39,000 75-char remark

    Show marketing remark (75 chars)

    Condo available through guardianship. Take this opportunity while it lasts.

29. 1996-12-04
    soldstatus $26,000
30. 1983-06-01
    soldstatus $24,500

ⓘ 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: $1,397 · $116/mo
• Projected year-2 tax: $1,397 · $116/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) · 24% 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: $13,924
• − Mortgage interest: −$4,285
• − Property taxes: −$1,397
• − Insurance: −$382
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − HOA: −$3,240
• − Depreciation: −$2,225
• Taxable income: $166
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $1,126/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

+212.2% since first listed

16 events — show timeline

• 2026-01-15 Listed $76,500 Stellar MLS as Distributed by MLS Grid
• 2024-06-04 Rental Removed $1,150 STELLARMLS
• 2024-05-21 Listed for Rent $1,150 STELLARMLS
• 2024-04-13 Rental Removed $1,150 STELLARMLS
• 2024-04-03 Listed for Rent $1,150 STELLARMLS
• 2024-03-16 Rental Removed $1,150 STELLARMLS
• 2024-02-27 Listed for Rent $1,150 STELLARMLS
• 2021-07-21 Sold (MLS) $55,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-07-05 Price Changed $64,900 Stellar MLS as Distributed by MLS Grid
• 2021-06-03 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2008-01-31 Sold (Public Records) $37,000 Public Records
• 2008-01-30 Sold (MLS) $37,000 Stellar MLS as Distributed by MLS Grid
• 2007-11-02 Listed $39,000 Stellar MLS as Distributed by MLS Grid
• 1996-12-04 Sold (Public Records) $26,000 Public Records
• 1983-06-01 Sold (Public Records) $24,500 Public Records

Property tax history

+9.7%/yr

Latest (2025): $1,397 · -0.4% YoY. Source: county tax records.