1554 Pleasant Rd Unit J5 · Bayshore Gardens, FL 34207

$85,000

1 bd · 1.0 ba · 576 sqft · Condo public records · 51 Days on market

Built 1967 $236/mo HOA · 20% 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 +24.9/30.0
• 1% rule +8.7/10.0
• DSCR +8.1/10.0
• 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 MLS

Are you really ready to find just the right place before heading north for the summer? This cost-effective, economical beauty may be it. Pretty ground floor 1BR/1BA Bayshore condo. Mostly furnished. Move-in condition! Newer carpeting & ceramic tile flooring. Newer A/C wall unit. Pleasant screened lanai would be great for light meals or to catch up on a good book. This active & busy 55+ community features a charming, well-kept atmosphere - heated pool, updated clubhouse w/ patio, coin laundry, shuffleboard. Close to the shopping center, SRQ airport, even the county bus line is nearby. No pets allowed. Miles of beaches within minutes, golf courses, take your pick. ..

Key facts

• First-floor condo
• Ground-floor access
• Pool

Tags

• FIRST-FLOOR CONDO
• GROUND-FLOOR ACCESS
• TRANQUIL GARDEN SPACE
• HURRICANE-RESISTANT WINDOWS
• LOW-MAINTENANCE LIFESTYLE
• POOL

Property features AI

Finance

• Other: Total monthly condo fees listed as $236; Living area reported as 576 square feet (building area 636 sq ft)
• HOA & community: Monthly condo fee of $236 (includes cable TV, pool, grounds maintenance, management, pest control, sewer, trash); Annual association fees $2,832; Association name: Seth Pearl; Association approval required; Community features: clubhouse, pool, community mailbox, street lights, shuffleboard court, recreation facilities, storage; Senior community; Buyer approval required; Pets not allowed; Lease restrictions apply

Exterior

• Parking: Assigned parking; Guest parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable connected
• Home design: Residential condominium; One story; Faces north; First floor unit; Grip-accessible features
• Construction: Block, brick and stucco construction; Shingle roof; Block foundation; Building J5
• Exterior features: Covered rear porch; Exterior storage; Landscaped with trees; Asphalt road access

Interior

• Kitchen: Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Ductless heating; Mini-split cooling unit(s)
• Interior features: Ceiling fan(s); Living room / dining room combo; Elevator in building; Double pane, storm and thermal windows; Smoke detector(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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-, 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: Bayshore Elementary School (math 51% / reading 36%, grade F, #1,345 of 2,144 statewide, top 64%, 701 students, 72% FRL); Bayshore High School (math 17% / reading 26%, grade F, #546 of 667 statewide, top 82%, 1,435 students, 65% FRL) — zoned schools average 68% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 52% district-wide (-20 pts) — the specific schools serving this property underperform the Manatee average; the district grade overstates school quality for this exact location.
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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 51 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $85k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. 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.
8. 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.
9. 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: 1.37% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.13%
• DSCR: 1.41
• GRM: 6.1

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: -6.5%
• Equity multiple: 0.77×
• Total profit: $-5,547
• Equity at exit: $12,674

10-year hold

• IRR: -2.0%
• Equity multiple: 0.88×
• Total profit: $-2,745
• Equity at exit: $7,349

Cash invested: $23,800 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,168 high
• Mortgage (P&I): −$446
• Tax from tax record: −$24 /mo · $292/yr
• Insurance: −$35
• HOA: −$236
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $181

Break-even live

Break-even rent $939

Max offer price $85,000

Occupancy floor 79%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1566 Pleasant Rd Unit J24 Bradenton, FL	2.0	1.0	733	$1,150	$1.57	24d	1	0.03mi
5888 17th St W Unit C23 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	24d	1	0.11mi
1839 Sunny Dr Unit E36 Bradenton, FL	1.0	1.0	576	$1,350	$2.34	24d	1	0.12mi
1825 Flamingo Blvd Unit O26 Bradenton, FL	1.0	1.0	576	$1,000	$1.74	24d	1	0.12mi
5908 17th St W Unit C36 Bradenton, FL	1.0	1.0	576	$950	$1.65	16d	1	0.12mi
1807 Restful Dr Unit N4 Bradenton, FL	2.0	1.0	733	$1,150	$1.57	3d	1	0.15mi
1859 Restful Dr Unit L26 Bradenton, FL	1.0	1.0	576	$1,150	$2.00	24d	1	0.19mi
1875 Sunny Dr Unit G32 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	24d	1	0.20mi
5858 Welcome Rd Unit J23 Bradenton, FL	2.0	1.0	744	$1,150	$1.55	3d	1	0.22mi
1874 Sunny Dr Unit F32 Bradenton, FL	2.0	1.0	744	$950	$1.28	24d	1	0.22mi
5955 Palm Ln Unit A33 Bradenton, FL	2.0	1.0	744	$1,150	$1.55	15d	1	0.25mi
2028 Canal Dr Unit M26 Bradenton, FL	1.0	1.0	576	$1,050	$1.82	10d	1	0.31mi
2547 60th Ave W Unit L-36 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	16d	1	0.45mi
5531 16th St W Unit 5537 Bradenton, FL	2.0	1.0	750	$1,650	$2.20	3d	1	0.54mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,250	$1.58	3d	4	1.02mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,250	$1.58	20d	5	1.02mi
5310 26th St W Bradenton, FL	1.0–2.0	1.0	789	$1,250	$1.58	12d	5	1.02mi
5400 26th St W Bradenton, FL	1.0–2.0	1.0–2.0	902	$1,358	$1.50	24d	1	1.04mi
6050 34th St W Bradenton, FL	1.0–2.0	1.0	734	$1,185	$1.61	2d	19	1.16mi
6916 Marlin Ln Bradenton, FL	2.0	1.0	430	$1,250	$2.91	24d	1	1.22mi
2803 52nd Avenue Dr W Unit 2803 Bradenton, FL	2.0	1.0	750	$1,599	$2.13	24d	1	1.23mi
915 50th Avenue Plz W Bradenton, FL	2.0	1.0	700	$1,200	$1.71	24d	1	1.28mi
205 52nd Avenue Dr W Bradenton, FL	1.0	1.0	528	$1,200	$2.27	24d	1	1.29mi
5001 22nd St W Unit B Bradenton, FL	2.0	1.0	729	$1,700	$2.33	16d	1	1.31mi
110 52nd Avenue Ter E Bradenton, FL	2.0	1.5	684	$1,450	$2.12	24d	1	1.33mi
707 50th Ave W Bradenton, FL	2.0	1.0	730	$1,150	$1.58	24d	1	1.39mi
2835 50th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	850	$1,269	$1.49	3d	16	1.50mi

HOA detail condo

• Monthly dues: $236 · $2,832/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $85,000 Active 51 DOM
2. 2026-06-17
   days on market $85,000 Active 50 DOM
3. 2026-06-16
   days on market $85,000 Active 49 DOM
4. 2026-06-15
   days on market $85,000 Active 48 DOM
5. 2026-06-13
   days on market $85,000 Active 46 DOM
6. 2026-06-13
   days on market $85,000 Active 45 DOM
7. 2026-06-10
   days on market $85,000 Active 43 DOM
8. 2026-06-09
   days on market $85,000 Active 42 DOM
9. 2026-06-08
   days on market $85,000 Active 41 DOM
10. 2026-06-08
    days on market $85,000 Active 40 DOM
11. 2026-06-03
    days on market $85,000 Active 36 DOM
12. 2026-06-02
    pricedays on market $85,000 Active 35 DOM
13. 2026-06-01
    days on market $89,000 Active 34 DOM
14. 2026-05-31
    days on market $89,000 Active 33 DOM
15. 2026-05-16
    price $89,000
16. 2026-04-28
    listed $95,000 Active
17. 2015-06-15
    soldstatus $30,000
18. 2015-04-21
    soldstatus $30,000 Sold 687-char remark

    Show marketing remark (687 chars)

    Are you really ready to find just the right place before heading north for the summer? This cost-effective, economical beauty may be it. Pretty ground floor 1BR/1BA Bayshore condo. Mostly furnished. Move-in condition! Newer carpeting & ceramic tile flooring. Newer A/C wall unit. Pleasant screened lanai would be great for light meals or to catch up on a good book. This active & busy 55+ community features a charming, well-kept atmosphere - heated pool, updated clubhouse w/ patio, coin laundry, shuffleboard. Close to the shopping center, SRQ airport, even the county bus line is nearby. No pets allowed. Miles of beaches within minutes, golf courses, take your pick. ..

19. 2015-04-05
    status Pending 687-char remark

    Show marketing remark (687 chars)

    Are you really ready to find just the right place before heading north for the summer? This cost-effective, economical beauty may be it. Pretty ground floor 1BR/1BA Bayshore condo. Mostly furnished. Move-in condition! Newer carpeting & ceramic tile flooring. Newer A/C wall unit. Pleasant screened lanai would be great for light meals or to catch up on a good book. This active & busy 55+ community features a charming, well-kept atmosphere - heated pool, updated clubhouse w/ patio, coin laundry, shuffleboard. Close to the shopping center, SRQ airport, even the county bus line is nearby. No pets allowed. Miles of beaches within minutes, golf courses, take your pick. ..

20. 2015-03-28
    listed $32,800 Active 687-char remark

    Show marketing remark (687 chars)

    Are you really ready to find just the right place before heading north for the summer? This cost-effective, economical beauty may be it. Pretty ground floor 1BR/1BA Bayshore condo. Mostly furnished. Move-in condition! Newer carpeting & ceramic tile flooring. Newer A/C wall unit. Pleasant screened lanai would be great for light meals or to catch up on a good book. This active & busy 55+ community features a charming, well-kept atmosphere - heated pool, updated clubhouse w/ patio, coin laundry, shuffleboard. Close to the shopping center, SRQ airport, even the county bus line is nearby. No pets allowed. Miles of beaches within minutes, golf courses, take your pick. ..

21. 2003-03-03
    soldstatus $29,500
22. 1999-09-27
    soldstatus $28,500
23. 1994-02-25
    soldstatus $26,500

ⓘ 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: $292 · $24/mo
• Projected year-2 tax: $706 · $59/mo
• Expected delta: +$413/yr (+$34/mo · 141.6%)

ⓘ 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 ≥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: $14,015
• − Mortgage interest: −$4,761
• − Property taxes: −$292
• − Insurance: −$425
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − HOA: −$2,832
• − Depreciation: −$2,473
• Taxable income: $989
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $1,936/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

+235.8% since first listed

9 events — show timeline

• 2026-05-16 Price Changed $89,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2015-06-15 Sold (Public Records) $30,000 Public Records
• 2015-04-21 Sold (MLS) $30,000 Stellar MLS as Distributed by MLS Grid
• 2015-04-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-03-28 Listed $32,800 Stellar MLS as Distributed by MLS Grid
• 2003-03-03 Sold (Public Records) $29,500 Public Records
• 1999-09-27 Sold (Public Records) $28,500 Public Records
• 1994-02-25 Sold (Public Records) $26,500 Public Records

Property tax history

-2.7%/yr

Latest (2025): $292 · +7.5% YoY. Source: county tax records.