5207 15 St E · West Samoset, FL 34203

$99,000

2 bd · 2.0 ba · 680 sqft · SingleFamily public records · 5 Days on market

Built 1926 6,098 sqft lot Est $150k · 34% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Found the Needle in a Haystack!A great opportunity awaits in Harmon Park. This 2 bedroom, 2 bathroom, 668 square foot home is a great value with a clean interior and exterior. This home is move in ready and great for first time homebuyers or investors alike! Some features of the home are fresh paint, vinyl flooring throughout, a spacious living room, indoor utility room, large covered carport, .14 acre lot and a partially fenced backyard. This cozy house would be a great seasonal home, rental unit or full time residence. It is in a great location; just minutes from the beach, US-301, I-75, a plethora of dining options, shopping centers, great schools and transportation lines. No HOA fee and no age restrictions in the community of Harmon Park is a welcome feature to residents. This deal will not last long schedule your own private showing today!

Key facts

• 6,098 sq ft lot
• Parking
• Built 1926

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $741 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Cap rate 15.3% vs local median 4.9% in West Samoset — 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 72/100 on livability (#342 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment 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: Oneco Elementary School (math 49% / reading 27%, grade F, #1,587 of 2,144 statewide, top 74%, 596 students, 79% FRL); Southeast High School (math 25% / reading 34%, grade F, #447 of 667 statewide, top 68%, 1,716 students, 66% FRL) — zoned schools average 72% FRL vs 51% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 52% district-wide (-18 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 (-1.0%/yr); 387 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 30% of the median local income ($71k/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 $684 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $82k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1926 — 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 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?
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: 1.79% ✓
• Cap rate: 15.27%
• Cash-on-cash: 32.06%
• DSCR: 2.43
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $149,600
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5207 15 St E	0.00mi	2/2.0	668 (-2%)	0mo	$90,000	$135	97
5409 17th Street Ct E	0.29mi	2/2.0	728 (+7%)	9mo	$121,000	$166	67
2027 51st Ave E	0.46mi	2/1.0	672 (-1%)	24mo	$148,000	$220	53
5121 22nd Street Ct E	0.59mi	2/1.0	736 (+8%)	17mo	$200,000	$272	40

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: 23.7%
• Equity multiple: 1.94×
• Total profit: $25,943
• Equity at exit: $14,761

10-year hold

• IRR: 29.6%
• Equity multiple: 3.28×
• Total profit: $63,299
• Equity at exit: $8,560

Cash invested: $27,720 (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 34203

• Home prices YoY: -24.5%
• Rents YoY: -1.0%
• Active inventory: 387
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$519
• Tax from tax record: −$99 /mo · $1,192/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $741

Break-even live

Break-even rent $835

Max offer price $99,000

Occupancy floor 53%

Sensitivity live

Price	-10% $797	-5% $769	+0% $741	+5% $713	+10% $685
Rent	-10% $601	-5% $671	+0% $741	+5% $811	+10% $881
Rate	-1.0pp $790	-0.5pp $766	base $741	+0.5pp $715	+1.0pp $689

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1345 301 Blvd E Bradenton, FL	1.0–3.0	1.0–2.0	872	$1,320	$1.51	25d	9	0.55mi
110 52nd Avenue Ter E Bradenton, FL	2.0	1.5	684	$1,450	$2.12	25d	1	0.98mi
4903 2nd B St E Bradenton, FL	2.0	2.0	624	$2,400	$3.85	25d	1	1.03mi
205 52nd Avenue Dr W Bradenton, FL	1.0	1.0	528	$1,200	$2.27	25d	1	1.14mi
304 47th Avenue Dr W #112 Bradenton, FL	1.0	1.0	725	$1,200	$1.66	25d	1	1.39mi
4507 3rd Street Cir W #280 Bradenton, FL	1.0	1.0	660	$1,300	$1.97	17d	1	1.42mi
707 50th Ave W Bradenton, FL	2.0	1.0	730	$1,150	$1.58	25d	1	1.48mi

Listing history 13 events

1. 2025-11-10
   status Pending
2. 2025-10-31
   listed $99,000 Active
3. 2019-05-17
   soldstatus $82,000
4. 2019-05-10
   soldstatus $82,000 Sold 856-char remark

   Show marketing remark (856 chars)

   Found the Needle in a Haystack!A great opportunity awaits in Harmon Park. This 2 bedroom, 2 bathroom, 668 square foot home is a great value with a clean interior and exterior. This home is move in ready and great for first time homebuyers or investors alike! Some features of the home are fresh paint, vinyl flooring throughout, a spacious living room, indoor utility room, large covered carport, .14 acre lot and a partially fenced backyard. This cozy house would be a great seasonal home, rental unit or full time residence. It is in a great location; just minutes from the beach, US-301, I-75, a plethora of dining options, shopping centers, great schools and transportation lines. No HOA fee and no age restrictions in the community of Harmon Park is a welcome feature to residents. This deal will not last long schedule your own private showing today!

5. 2019-04-23
   status Pending 856-char remark

   Show marketing remark (856 chars)

   Found the Needle in a Haystack!A great opportunity awaits in Harmon Park. This 2 bedroom, 2 bathroom, 668 square foot home is a great value with a clean interior and exterior. This home is move in ready and great for first time homebuyers or investors alike! Some features of the home are fresh paint, vinyl flooring throughout, a spacious living room, indoor utility room, large covered carport, .14 acre lot and a partially fenced backyard. This cozy house would be a great seasonal home, rental unit or full time residence. It is in a great location; just minutes from the beach, US-301, I-75, a plethora of dining options, shopping centers, great schools and transportation lines. No HOA fee and no age restrictions in the community of Harmon Park is a welcome feature to residents. This deal will not last long schedule your own private showing today!

6. 2019-04-19
   listed $79,900 Active 856-char remark

   Show marketing remark (856 chars)

   Found the Needle in a Haystack!A great opportunity awaits in Harmon Park. This 2 bedroom, 2 bathroom, 668 square foot home is a great value with a clean interior and exterior. This home is move in ready and great for first time homebuyers or investors alike! Some features of the home are fresh paint, vinyl flooring throughout, a spacious living room, indoor utility room, large covered carport, .14 acre lot and a partially fenced backyard. This cozy house would be a great seasonal home, rental unit or full time residence. It is in a great location; just minutes from the beach, US-301, I-75, a plethora of dining options, shopping centers, great schools and transportation lines. No HOA fee and no age restrictions in the community of Harmon Park is a welcome feature to residents. This deal will not last long schedule your own private showing today!

7. 2014-07-24
   soldstatus $21,000 Sold 298-char remark

   Show marketing remark (298 chars)

   One bedroom two bath single family home in Bradenton. Centrally located near shopping centers, restaurants, schools, beaches, main roadways. Eating space in kitchen. Carpet and vinyl flooring. 1 car carport attached. Oak trees in yard. Shingle roof. Close to bus line. Fannie Mae HomePath property.

8. 2014-06-26
   status Pending 298-char remark

   Show marketing remark (298 chars)

   One bedroom two bath single family home in Bradenton. Centrally located near shopping centers, restaurants, schools, beaches, main roadways. Eating space in kitchen. Carpet and vinyl flooring. 1 car carport attached. Oak trees in yard. Shingle roof. Close to bus line. Fannie Mae HomePath property.

9. 2014-06-11
   status Active 298-char remark

   Show marketing remark (298 chars)

   One bedroom two bath single family home in Bradenton. Centrally located near shopping centers, restaurants, schools, beaches, main roadways. Eating space in kitchen. Carpet and vinyl flooring. 1 car carport attached. Oak trees in yard. Shingle roof. Close to bus line. Fannie Mae HomePath property.

10. 2014-05-30
    historical 298-char remark

    Show marketing remark (298 chars)

    One bedroom two bath single family home in Bradenton. Centrally located near shopping centers, restaurants, schools, beaches, main roadways. Eating space in kitchen. Carpet and vinyl flooring. 1 car carport attached. Oak trees in yard. Shingle roof. Close to bus line. Fannie Mae HomePath property.

11. 2014-05-30
    listed $22,000 298-char remark

    Show marketing remark (298 chars)

    One bedroom two bath single family home in Bradenton. Centrally located near shopping centers, restaurants, schools, beaches, main roadways. Eating space in kitchen. Carpet and vinyl flooring. 1 car carport attached. Oak trees in yard. Shingle roof. Close to bus line. Fannie Mae HomePath property.

12. 2007-09-26
    listed $119,000
13. 2004-04-16
    soldstatus $72,000

ⓘ 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: $1,192 · $99/mo
• Projected year-2 tax: $1,192 · $99/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,271
• − Mortgage interest: −$5,546
• − Property taxes: −$1,192
• − Insurance: −$495
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$2,880
• Taxable income: $7,755
• Est. tax owed @ 24.0%: −$1,861
• After-tax cash flow: $7,026/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 — West Samoset

• Score: 72/100
• State rank: #342
• US rank: #5939

Category grades

Amenities F Commute F 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

• County: Manatee County · 416,364 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 40,618
• Household income: $70,761
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 1469.0

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 19% Two or more races 12% Black 9% Asian 5%
• Hispanic origin (detail): Mexican 9% Puerto Rican 3% Cuban 2% Dominican 1%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 17% · Canada, Vietnam, Dominican Republic
• Languages at home: 76% English-only · Spanish 16% Vietnamese 2% Other Indo-European 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: ▼ -95.87%
• Current HPI: 295.8871
• Rent YoY: ▼ -0.97%
• 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

+37.5% since first listed

13 events — show timeline

• 2025-11-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-31 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 2019-05-17 Sold (Public Records) $82,000 Public Records
• 2019-05-10 Sold (MLS) $82,000 Stellar MLS as Distributed by MLS Grid
• 2019-04-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-04-19 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 2014-07-24 Sold (MLS) $21,000 Stellar MLS as Distributed by MLS Grid
• 2014-06-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-06-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-05-30 Listed $22,000 Stellar MLS as Distributed by MLS Grid
• 2014-05-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-09-26 Listed $119,000 Stellar MLS as Distributed by MLS Grid
• 2004-04-16 Sold (Public Records) $72,000 Public Records

Property tax history

+13.0%/yr

Latest (2020): $1,192 · +48.8% YoY. Source: county tax records.