5310 26th St W #2702 · Bayshore Gardens, FL 34207

$100,000

1 bd · 1.0 ba · 618 sqft · Condo public records · 21 Days on market

Built 1972 $385/mo HOA · 30% of rent ↓ 20% since listing

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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 +10.8/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.1/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME HOME! THIS 1 BEDROOM, 1 BATH CONDO COULD BE YOURS! FEATURING A COMMUNITY POOL AND SCREENED IN PATIO! LOCATED IN CLOSE PROXIMITY TO TWO COLLEGES, SHOPPING, SCHOOLS, RESTAURANTS AND PUBLIC SAFETY FACILITIES! CASH ONLY OFFERS PLEASE. .. SOLD AS-IS with right to inspect. No seller's disclosure. Seller never occupied & buyers are encouraged to make inspections prior to making a home buying decision. HURRY, HURRY, HURRY! Please allow 2-3 business days for seller response. This property is eligible underthe Freddie Mac First Look Initiative through August 2, 2013. Freddie Mac will offer owner occupant homebuyers, NSP grantees and non-profits engaged in community stabilization efforts the ability to purchase HomeSteps homes during their initial 15 days of listing. Details and affidavit attached as attachments in MLS.

Key facts

• $385 HOA
• Community pool
• Built 1972

Property features AI

Finance

• Other: Lease restrictions apply; Total monthly fees reported as $385; total annual fees reported as $4,620
• HOA & community: HOA (Sunvast/Jason) with required association approval; Monthly HOA fee of $385 (includes pool, insurance, maintenance, management, pest control, sewer, trash, water, escrow reserves and recreational facilities); Community clubhouse, fitness center, pool and sidewalks; Community has deed restrictions and community mailbox; Pets allowed with limits (max 35 lb; number/size limits apply); Buyer approval required

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Water connected; Sewer connected
• Home design: Condominium; Residential property; One story; North-facing; Entry on first floor
• Construction: Block and stucco construction; Membrane roof; Slab foundation; Built as part of building number 2700
• Exterior features: Lighting; Rain gutters; Sidewalk; Sliding doors

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Living room/dining room combo; Window treatments; Storage
• Laundry & utility: Washer; Dryer; Laundry closet; Irrigation equipment

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $-45 ($-545/yr) — negative.
• To cash-flow at today's rent, offer at most $92k (8.0% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $92k (8.0% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 4.7% in Bayshore Gardens — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 30 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 35% 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 $691 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 21 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $25k; list at $100k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,983 (8.0% 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. Built in 1972 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.29% ✓
• Cap rate: 5.75%
• Cash-on-cash: -1.94%
• DSCR: 0.91
• GRM: 6.4

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: -24.7%
• Equity multiple: 0.19×
• Total profit: $-22,638
• Equity at exit: $14,910

10-year hold

• IRR: -46.7%
• Equity multiple: -0.32×
• Total profit: $-37,078
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,295 high
• Mortgage (P&I): −$524
• Tax from tax record: −$117 /mo · $1,406/yr
• Insurance: −$42
• HOA: −$385
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-45

Break-even live

Break-even rent $1,352

Max offer price $91,983

Occupancy floor 99%

Sensitivity live

Price	-10% $11	-5% $-17	+0% $-45	+5% $-74	+10% $-102
Rent	-10% $-148	-5% $-97	+0% $-45	+5% $6	+10% $57
Rate	-1.0pp $5	-0.5pp $-20	base $-45	+0.5pp $-71	+1.0pp $-98

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5400 26th St W Bradenton, FL	1.0–2.0	1.0–2.0	902	$1,358	$1.50	24d	1	0.08mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,250	$1.58	4d	4	0.13mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,250	$1.58	12d	5	0.13mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,250	$1.58	20d	5	0.13mi
2803 52nd Avenue Dr W Unit 2803 Bradenton, FL	2.0	1.0	750	$1,599	$2.13	24d	1	0.16mi
2835 50th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	850	$1,269	$1.49	4d	16	0.49mi
5001 22nd St W Unit B Bradenton, FL	2.0	1.0	729	$1,700	$2.33	17d	1	0.58mi
4705 27th St W Unit A Bradenton, FL	2.0	1.0	750	$1,325	$1.77	4d	1	0.69mi
5531 16th St W Unit 5537 Bradenton, FL	2.0	1.0	750	$1,650	$2.20	4d	1	0.78mi
2547 60th Ave W Unit L-36 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	17d	1	0.82mi
4148 53rd Ave W Bradenton, FL	1.0–3.0	1.0–2.0	989	$1,451	$1.47	2d	1	0.86mi
4148 53rd Ave W Bradenton, FL	1.0–2.0	1.0–2.0	899	$1,868	$2.08	22d	10	0.86mi
2028 Canal Dr Unit M26 Bradenton, FL	1.0	1.0	576	$1,050	$1.82	11d	1	0.86mi
1874 Sunny Dr Unit F32 Bradenton, FL	2.0	1.0	744	$950	$1.28	24d	1	0.91mi
5955 Palm Ln Unit A33 Bradenton, FL	2.0	1.0	744	$1,150	$1.55	15d	1	0.91mi
5858 Welcome Rd Unit J23 Bradenton, FL	2.0	1.0	744	$1,150	$1.55	4d	1	0.92mi
1875 Sunny Dr Unit G32 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	24d	1	0.92mi
1859 Restful Dr Unit L26 Bradenton, FL	1.0	1.0	576	$1,150	$2.00	24d	1	0.93mi
6050 34th St W Bradenton, FL	1.0–2.0	1.0	734	$1,185	$1.61	2d	19	0.94mi
1807 Restful Dr Unit N4 Bradenton, FL	2.0	1.0	733	$1,150	$1.57	4d	1	0.96mi
4515 26th St W Bradenton, FL	1.0–2.0	1.0–2.0	806	$1,249	$1.55	2d	14	0.98mi
5908 17th St W Unit C36 Bradenton, FL	1.0	1.0	576	$950	$1.65	17d	1	0.99mi
5888 17th St W Unit C23 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	24d	1	1.00mi
1825 Flamingo Blvd Unit O26 Bradenton, FL	1.0	1.0	576	$1,000	$1.74	24d	1	1.01mi
1839 Sunny Dr Unit E36 Bradenton, FL	1.0	1.0	576	$1,350	$2.34	24d	1	1.01mi
1566 Pleasant Rd Unit J24 Bradenton, FL	2.0	1.0	733	$1,150	$1.57	24d	1	1.08mi
915 50th Avenue Plz W Bradenton, FL	2.0	1.0	700	$1,200	$1.71	24d	1	1.18mi
707 50th Ave W Bradenton, FL	2.0	1.0	730	$1,150	$1.58	24d	1	1.34mi
4325 40th St W Bradenton, FL	1.0–2.0	1.0–2.0	775	$1,325	$1.71	11d	9	1.36mi
4801 47th Ave W Bradenton, FL	1.0–3.0	1.0–2.0	1016	$1,415	$1.39	3d	32	1.39mi

HOA detail condo

• Monthly dues: $385 · $4,620/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-07
   listed $100,000 Active
2. 2013-08-27
   soldstatus $25,000 835-char remark

   Show marketing remark (835 chars)

   WELCOME HOME! THIS 1 BEDROOM, 1 BATH CONDO COULD BE YOURS! FEATURING A COMMUNITY POOL AND SCREENED IN PATIO! LOCATED IN CLOSE PROXIMITY TO TWO COLLEGES, SHOPPING, SCHOOLS, RESTAURANTS AND PUBLIC SAFETY FACILITIES! CASH ONLY OFFERS PLEASE. .. SOLD AS-IS with right to inspect. No seller's disclosure. Seller never occupied & buyers are encouraged to make inspections prior to making a home buying decision. HURRY, HURRY, HURRY! Please allow 2-3 business days for seller response. This property is eligible underthe Freddie Mac First Look Initiative through August 2, 2013. Freddie Mac will offer owner occupant homebuyers, NSP grantees and non-profits engaged in community stabilization efforts the ability to purchase HomeSteps homes during their initial 15 days of listing. Details and affidavit attached as attachments in MLS.

3. 2013-07-18
   listed $24,900 835-char remark

   Show marketing remark (835 chars)

   WELCOME HOME! THIS 1 BEDROOM, 1 BATH CONDO COULD BE YOURS! FEATURING A COMMUNITY POOL AND SCREENED IN PATIO! LOCATED IN CLOSE PROXIMITY TO TWO COLLEGES, SHOPPING, SCHOOLS, RESTAURANTS AND PUBLIC SAFETY FACILITIES! CASH ONLY OFFERS PLEASE. .. SOLD AS-IS with right to inspect. No seller's disclosure. Seller never occupied & buyers are encouraged to make inspections prior to making a home buying decision. HURRY, HURRY, HURRY! Please allow 2-3 business days for seller response. This property is eligible underthe Freddie Mac First Look Initiative through August 2, 2013. Freddie Mac will offer owner occupant homebuyers, NSP grantees and non-profits engaged in community stabilization efforts the ability to purchase HomeSteps homes during their initial 15 days of listing. Details and affidavit attached as attachments in MLS.

4. 2006-03-29
   soldstatus $125,000

ⓘ 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: $1,406 · $117/mo
• Projected year-2 tax: $1,406 · $117/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 · 29 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: $15,537
• − Mortgage interest: −$5,602
• − Property taxes: −$1,406
• − Insurance: −$500
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − HOA: −$4,620
• − Depreciation: −$2,909
• Taxable loss: −$1,985
• Est. tax savings @ 24.0%: +$477
• After-tax cash flow: $-68/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

-20.0% since first listed

4 events — show timeline

• 2026-05-07 Listed $100,000 Stellar MLS as Distributed by MLS Grid
• 2013-08-27 Sold (MLS) $25,000 Stellar MLS as Distributed by MLS Grid
• 2013-07-18 Listed $24,900 Stellar MLS as Distributed by MLS Grid
• 2006-03-29 Sold (Public Records) $125,000 Public Records

Property tax history

+20.3%/yr

Latest (2024): $1,406 · +10.7% YoY. Source: county tax records.