4721 12th Street Ct E · West Samoset, FL 34203

$10,000

2 bd · 2.0 ba · 1,200 sqft · Other · 34 Days on market

Built 1985

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Double wide mobile home. 1985 Palm Harbor. Living room, dining room, eat-in kitchen. Screened lanai, carport, shed. The Grove mhp 55+, beautiful well-maintained park. Large dogs allowed. Lot rent $1465. Must pass park check. Home is structurally sound, but needs work such as replacing carpet, so handyman special. I& apos; m moving out of state, just closed on a new house so emergency must sell.

Key facts

• Shed
• Well-maintained park
• Screened lanai

Tags

• SCREENED LANAI
• CARPORT
• SHED
• WELL-MAINTAINED PARK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $10k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $10k).
• Recommended offer: $10k (3.0% below list) — sets the bar for market timing.
• Cap rate 165.1% 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.
• Market conditions: Rents soft (-1.0%/yr); 384 active listings in the ZIP; 40 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 $69 of loan paydown is wiped out by about $300 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($10k) 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $9,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 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. 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?
5. 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.
6. 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.
7. 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: 17.62% ✓
• Cap rate: 165.06%
• Cash-on-cash: 567.02%
• DSCR: 26.23
• GRM: 0.5

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: —
• Equity multiple: 28.68×
• Total profit: $77,507
• Equity at exit: $1,491

10-year hold

• IRR: —
• Equity multiple: 56.77×
• Total profit: $156,146
• Equity at exit: $865

Cash invested: $2,800 (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 34203

• Home prices YoY: -24.5%
• Rents YoY: -1.0%
• Active inventory: 384
• Price-to-rent: 0.5×

Monthly cashflow live

• Estimated rent: $1,762 high
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $150/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $1,323

Break-even live

Break-even rent $87

Max offer price $10,000

Occupancy floor 20%

Sensitivity live

Price	-10% $1,330	-5% $1,326	+0% $1,323	+5% $1,320	+10% $1,316
Rent	-10% $1,184	-5% $1,253	+0% $1,323	+5% $1,393	+10% $1,462
Rate	-1.0pp $1,328	-0.5pp $1,326	base $1,323	+0.5pp $1,320	+1.0pp $1,318

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	24d	9	0.19mi
723 44th Ave E Unit 5 Bradenton, FL	2.0	1.5	1350	$1,650	$1.22	16d	1	0.54mi
1167 42nd Ter E Bradenton, FL	3.0	2.0	1274	$2,025	$1.59	20d	1	0.58mi
5323 11th Street Cir E Bradenton, FL	2.0	2.0	1303	$1,900	$1.46	24d	1	0.64mi
3808 11th St E Bradenton, FL	2.0	1.0	850	$1,600	$1.88	24d	1	0.68mi
203 46th Avenue Ter W Bradenton, FL	1.0	1.0	880	$1,099	$1.25	3d	1	0.85mi
202 46th Avenue Ter W #409 Bradenton, FL	2.0	2.0	1086	$1,995	$1.84	24d	1	0.86mi
2129 49th Ave E Bradenton, FL	3.0	2.0	1370	$2,245	$1.64	3d	1	0.89mi
304 47th Avenue Dr W #112 Bradenton, FL	1.0	1.0	725	$1,200	$1.66	24d	1	0.97mi
4630 5th St W Ste 6 Bradenton, FL	2.0	1.0	1000	$1,600	$1.60	12d	1	1.02mi
4810 Ho Wil Ln Unit 4810 Bradenton, FL	2.0	1.0	784	$1,600	$2.04	24d	1	1.02mi
503 51st Ave W Unit 503 Bradenton, FL	3.0	2.0	882	$1,275	$1.45	24d	1	1.04mi
503 51st Ave W Bradenton, FL	3.0	2.0	882	$1,075	$1.22	12d	1	1.04mi
5613 8th St Ct E Bradenton, FL	3.0	2.0	1000	$1,700	$1.70	24d	1	1.05mi
350 34th Avenue Dr E Bradenton, FL	1.0–3.0	1.0–2.0	893	$1,335	$1.49	2d	6	1.06mi
616 33rd Ave E Bradenton, FL	2.0	2.0	750	$1,600	$2.13	24d	1	1.07mi
5009 25th St E Bradenton, FL	3.0	2.0	1478	$2,325	$1.57	3d	1	1.10mi
716 56th Avenue Dr E Bradenton, FL	3.0	2.0	1000	$1,700	$1.70	3d	1	1.11mi
608 51st Ave W Bradenton, FL	2.0	1.5	760	$2,200	$2.89	24d	1	1.12mi
655 Park Cir Bradenton, FL	1.0	1.5	816	$1,100	$1.35	24d	1	1.13mi
707 50th Ave W Bradenton, FL	2.0	1.0	730	$1,150	$1.58	24d	1	1.14mi
5719 14th St E Bradenton, FL	1.0	1.0	978	$1,425	$1.46	3d	1	1.15mi
5030 26th St E Bradenton, FL	1.0–3.0	1.0–2.0	1101	$1,945	$1.77	24d	12	1.16mi
808 53rd Ave E #203 Bradenton, FL	2.0	2.0	1208	$1,450	$1.20	16d	1	1.17mi
409 57th Avenue Dr E Bradenton, FL	2.0	1.5	1209	$1,375	$1.14	11d	1	1.22mi
408 57th Avenue Dr E Apt E Bradenton, FL	2.0	1.5	1209	$1,375	$1.14	12d	1	1.26mi
408 57th Avenue Dr E Unit A Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	11d	1	1.26mi
312 57th Avenue Dr E Unit B Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	3d	1	1.28mi
304 57th Avenue Dr E Bradenton, FL	2.0	1.5	1209	$1,362	$1.13	3d	5	1.29mi
304 57th Avenue Dr E Bradenton, FL	2.0	1.5	1209	$1,445	$1.20	24d	3	1.29mi
308 57th Avenue Dr E Unit B Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	3d	1	1.29mi
915 50th Avenue Plz W Bradenton, FL	2.0	1.0	700	$1,200	$1.71	24d	1	1.30mi
5828 3rd St E Bradenton, FL	3.0	2.0	1036	$1,995	$1.93	24d	1	1.39mi
390 301 Blvd W Bradenton, FL	2.0	2.0	1125	$1,495	$1.33	24d	1	1.41mi
1109 59th Avenue Cir E Unit 1109 Bradenton, FL	3.0	2.0	945	$1,795	$1.90	24d	1	1.41mi
5502 8th Street Ct W Bradenton, FL	2.0	2.0	896	$1,595	$1.78	24d	1	1.43mi
5580 Fountain Lake Cir Bradenton, FL	1.0–3.0	1.0–2.0	1052	$1,908	$1.81	2d	38	1.44mi
718 26th Ave E Bradenton, FL	2.0	1.0	750	$1,600	$2.13	24d	1	1.46mi
712 26th Ave E Bradenton, FL	2.0	1.0	750	$1,600	$2.13	24d	1	1.47mi
305 30th Ave W Unit A207 Bradenton, FL	2.0	2.0	1050	$1,400	$1.33	15d	1	1.49mi

Listing history 12 events

1. 2026-06-15
   days on market $10,000 Active 34 DOM
2. 2026-06-13
   days on market $10,000 Active 32 DOM
3. 2026-06-13
   days on market $10,000 Active 31 DOM
4. 2026-06-10
   days on market $10,000 Active 29 DOM
5. 2026-06-09
   days on market $10,000 Active 28 DOM
6. 2026-06-08
   days on market $10,000 Active 27 DOM
7. 2026-06-08
   days on market $10,000 Active 26 DOM
8. 2026-06-03
   days on market $10,000 Active 22 DOM
9. 2026-06-02
   days on market $10,000 Active 21 DOM
10. 2026-06-01
    days on market $10,000 Active 20 DOM
11. 2026-05-31
    days on market $10,000 Active 19 DOM
12. 2026-05-12
    listed $10,000 Active

ⓘ 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 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 · 30 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,147
• − Mortgage interest: −$560
• − Property taxes: −$150
• − Insurance: −$50
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$291
• Taxable income: $16,712
• Est. tax owed @ 24.0%: −$4,011
• After-tax cash flow: $11,866/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

1 event — show timeline

• 2026-05-12 Listed $10,000 FSBO.com