603 63rd Ave W Unit B8 · Bayshore Gardens, FL 34207

$89,900

2 bd · 2.0 ba · 1,232 sqft · Manufactured · 36 Days on market

Built 2026

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Bayshore Windmill Village is an active and exciting 55+ Senior Community. This gorgeous brand new home in Bradenton, FL features 2 bedrooms and 2 bathrooms. The living room is spacious and comfortable with premium entry doors, wood style floors, and low-e insulated vinyl windows. The kitchen is perfectly designed and furnished with all new brand name appliances. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Premium entry doors
• Wood style floors
• Built 2026

Tags

• PREMIUM ENTRY DOORS
• WOOD STYLE FLOORS
• LOW-E INSULATED VINYL WINDOWS
• BRAND NAME APPLIANCES

Property features AI

Finance

• Other: Plan name 81270
• Financial info: Listed as new construction spec home; List price available

Exterior

• Utilities: Electric service; Central air conditioning
• Home design: Condominium/Unit at 603 63rd Ave W Unit B8, Bradenton, FL 34207
• Exterior features: Living area of 1,232

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 total bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Central air conditioning; Electric heating

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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; 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).
• This rent runs 42% 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 $622 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.77% ✓
• Cap rate: 14.76%
• Cash-on-cash: 30.25%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $194,656
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5522 Chateau Ln	0.68mi	2/2.0	1,200 (-3%)	18mo	$190,000	$158	49

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: 21.4%
• Equity multiple: 1.84×
• Total profit: $21,207
• Equity at exit: $13,404

10-year hold

• IRR: 27.5%
• Equity multiple: 3.09×
• Total profit: $52,595
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,590 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $634

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 55%

Sensitivity live

Price	-10% $697	-5% $666	+0% $634	+5% $603	+10% $572
Rent	-10% $509	-5% $572	+0% $634	+5% $697	+10% $760
Rate	-1.0pp $680	-0.5pp $657	base $634	+0.5pp $611	+1.0pp $587

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 60th Avenue Ter W Unit 512 Bradenton, FL	3.0	1.5	972	$1,900	$1.95	11d	1	0.04mi
3 Date Ave Bradenton, FL	2.0	2.0	1000	$1,495	$1.50	24d	1	0.27mi
605 64th Ave W Bradenton, FL	2.0	1.0	784	$1,250	$1.59	12d	1	0.35mi
1009 W 63rd AVE Bradenton, FL	2.0	2.0	815	$1,495	$1.83	16d	1	0.37mi
6434 5th St W Unit 6434 Bradenton, FL	2.0	1.0	754	$2,800	$3.71	20d	1	0.47mi
5828 3rd St E Bradenton, FL	3.0	2.0	1036	$1,995	$1.93	24d	1	0.55mi
1007 57th Ave W Bradenton, FL	2.0	1.5	967	$1,495	$1.55	11d	1	0.59mi
304 57th Avenue Dr E Bradenton, FL	2.0	1.5	1209	$1,362	$1.13	3d	5	0.62mi
304 57th Avenue Dr E Bradenton, FL	2.0	1.5	1209	$1,445	$1.20	24d	3	0.62mi
308 57th Avenue Dr E Unit B Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	3d	1	0.62mi
312 57th Avenue Dr E Unit B Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	3d	1	0.64mi
1566 Pleasant Rd Unit J24 Bradenton, FL	2.0	1.0	733	$1,150	$1.57	24d	1	0.65mi
613 61st Avenue Ter E Unit 613 Bradenton, FL	3.0	2.0	1194	$2,195	$1.84	16d	1	0.66mi
5580 Fountain Lake Cir Bradenton, FL	1.0–3.0	1.0–2.0	1052	$1,908	$1.81	2d	38	0.66mi
408 57th Avenue Dr E Unit A Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	11d	1	0.67mi
408 57th Avenue Dr E Apt E Bradenton, FL	2.0	1.5	1209	$1,375	$1.14	12d	1	0.67mi
906 66th Ave W Unit 906 Bradenton, FL	3.0	1.0	1200	$1,900	$1.58	16d	1	0.68mi
409 57th Avenue Dr E Bradenton, FL	2.0	1.5	1209	$1,375	$1.14	11d	1	0.70mi
808 53rd Ave E #203 Bradenton, FL	2.0	2.0	1208	$1,450	$1.20	16d	1	0.73mi
1807 Restful Dr Unit N4 Bradenton, FL	2.0	1.0	733	$1,150	$1.57	3d	1	0.76mi
5502 8th Street Ct W Bradenton, FL	2.0	2.0	896	$1,595	$1.78	24d	1	0.79mi
5858 Welcome Rd Unit J23 Bradenton, FL	2.0	1.0	744	$1,150	$1.55	3d	1	0.84mi
1874 Sunny Dr Unit F32 Bradenton, FL	2.0	1.0	744	$950	$1.28	24d	1	0.85mi
804 67th Avenue Ter W Bradenton, FL	3.0	2.0	1176	$1,950	$1.66	11d	1	0.85mi
5955 Palm Ln Unit A33 Bradenton, FL	2.0	1.0	744	$1,150	$1.55	15d	1	0.88mi
5896 Palm Ln Unit C27 Bradenton, FL	2.0	2.0	966	$1,400	$1.45	24d	1	0.88mi
716 56th Avenue Dr E Bradenton, FL	3.0	2.0	1000	$1,700	$1.70	3d	1	0.90mi
5531 16th St W Unit 5537 Bradenton, FL	2.0	1.0	750	$1,650	$2.20	3d	1	0.92mi
5613 8th St Ct E Bradenton, FL	3.0	2.0	1000	$1,700	$1.70	24d	1	0.96mi
1022 61st Avenue Dr E Bradenton, FL	3.0	1.0	970	$1,450	$1.49	16d	1	0.96mi
5513 18th St W Bradenton, FL	2.0	1.0	1000	$1,499	$1.50	24d	1	0.97mi
5820 21st St W Bradenton, FL	3.0	2.0	1116	$1,995	$1.79	3d	1	0.98mi
1122 68th Avenue Dr W Unit 5 Bradenton, FL	2.0	1.0	840	$1,450	$1.73	3d	1	1.01mi
5906 Garden Ln Unit A22 Bradenton, FL	2.0	2.0	840	$1,200	$1.43	3d	1	1.01mi
6043 Coral Way Bradenton, FL	2.0	1.0	865	$1,700	$1.97	16d	1	1.02mi
1109 59th Avenue Cir E Unit 1109 Bradenton, FL	3.0	2.0	945	$1,795	$1.90	24d	1	1.02mi
2423 60th Ave W Unit K29 Bradenton, FL	2.0	2.0	1026	$1,495	$1.46	24d	1	1.08mi
1207 62nd Ave E Bradenton, FL	3.0	2.0	1018	$1,995	$1.96	24d	1	1.10mi
6205 12th Street Ct E Bradenton, FL	3.0	2.0	1018	$1,895	$1.86	24d	1	1.12mi
5996 Hibiscus Dr #6 Bradenton, FL	2.0	1.0	865	$1,550	$1.79	16d	1	1.12mi

Listing history 14 events

1. 2026-06-18
   days on market $89,900 Active 36 DOM
2. 2026-06-17
   days on market $89,900 Active 35 DOM
3. 2026-06-16
   days on market $89,900 Active 34 DOM
4. 2026-06-15
   days on market $89,900 Active 33 DOM
5. 2026-06-13
   days on market $89,900 Active 31 DOM
6. 2026-06-13
   days on market $89,900 Active 30 DOM
7. 2026-06-10
   days on market $89,900 Active 28 DOM
8. 2026-06-09
   days on market $89,900 Active 27 DOM
9. 2026-06-08
   days on market $89,900 Active 26 DOM
10. 2026-06-08
    days on market $89,900 Active 25 DOM
11. 2026-06-03
    days on market $89,900 Active 21 DOM
12. 2026-06-02
    days on market $89,900 Active 20 DOM
13. 2026-06-01
    pricedays on market $89,900 Active 19 DOM
14. 2026-05-31
    days on market $89,400 Active 18 DOM

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

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 · 27 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: $19,075
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$2,615
• Taxable income: $6,574
• Est. tax owed @ 24.0%: −$1,578
• After-tax cash flow: $6,036/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