2505 3rd St E · West Samoset, FL 34208

$199,000

2 bd · 1.0 ba · 1,098 sqft · SingleFamily public records · 104 Days on market

Built 1949 6,159 sqft lot Est $177k · 13% over

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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 +15.6/30.0
• DSCR +4.8/10.0
• Schools +4.4/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute and nicely maintained 2 bedroom, 2 one bath with tenant in place. Great investment with immediate income. Buyer to confirm all data, room sizes, taxes, utilities.

Key facts

• 6,159 sq ft lot
• Built 1949
• Listed 104 days

Property features AI

Finance

• Other: Zoning: RSF6; Total number of units: 2 (one 2-bedroom unit and one 1-bedroom unit); Unit breakdown: one 2-bedroom/1-bath unit and one 1-bedroom/1-bath unit
• Financial info: Annual net income reported: $31,200
• HOA & community: No association

Exterior

• Utilities: Public water; Public sewer; Public utilities
• Home design: Duplex (Residential Income); Single building (one structure); 0.14-acre lot (approx. 55 x 112); Less than 1/4 acre
• Construction: Vinyl siding and frame construction; Built-up, shingle and other roof types; Crawlspace and slab foundation; Built area approximately 1,400 sq ft (public records)
• Exterior features: Fenced yard; Paved road frontage

Interior

• Kitchen: Appliances not specified
• Bedrooms: Total of 3 bedrooms
• Bathrooms: Includes full bathrooms (unit-level counts available)
• Heating & cooling: Ductless heating; Wall/Window cooling units
• Interior features: Other
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $83 ($998/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (13.3% below list).
• Recommended offer: $173k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: G D Rogers Garden- Bullock Elementary (math 28% / reading 25%, grade F, #2,009 of 2,144 statewide, top 94%, 504 students, 78% FRL); W. D. Sugg Middle School (math 34% / reading 28%, grade F, #462 of 571 statewide, top 81%, 1,010 students, 72% 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 (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 52% district-wide (-23 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 (-5.4%/yr); 351 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1k of loan paydown is wiped out by about $6k 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 104 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $85k; list at $199k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• 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 $172,559 (13.3% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.87% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.79%
• DSCR: 1.08
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $176,778
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2207 5th St E	0.16mi	3/2.0 (+1)	1,120 (+2%)	5mo	$325,000	$290	76
2124 3rd St E	0.12mi	2/1.0	972 (-12%)	5mo	$247,000	$254	71
390 301 Blvd W Unit 12D	0.62mi	2/2.0	1,118 (+2%)	1mo	$133,200	$119	63
390 301 Blvd W Unit 12A	0.62mi	2/2.0	1,118 (+2%)	3mo	$139,000	$124	62
390 301 Blvd W Unit 17C	0.62mi	2/2.0	1,125 (+2%)	4mo	$105,000	$93	60
390 301 Blvd W Unit 11A	0.62mi	2/2.0	1,118 (+2%)	5mo	$137,000	$123	60
390 301 Blvd W Unit 28D	0.62mi	2/2.0	1,125 (+2%)	6mo	$100,000	$89	58
842 31st Ave E	0.51mi	3/2.0 (+1)	1,065 (-3%)	9mo	$320,000	$300	55
838 31st Ave E	0.50mi	3/2.0 (+1)	1,065 (-3%)	13mo	$330,000	$310	52
808 20th Ave W	0.68mi	3/1.0 (+1)	1,112 (+1%)	12mo	$179,000	$161	51
390 301 Blvd W Unit 5C	0.62mi	2/1.5	1,060 (-4%)	15mo	$195,000	$184	51
2406 10th St W	0.73mi	3/2.0 (+1)	1,144 (+4%)	7mo	$165,000	$144	44

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: -16.7%
• Equity multiple: 0.42×
• Total profit: $-32,041
• Equity at exit: $29,672

10-year hold

• IRR: -14.7%
• Equity multiple: 0.27×
• Total profit: $-40,757
• Equity at exit: $17,206

Cash invested: $55,720 (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 34208

• Rents YoY: -5.4%
• Active inventory: 351
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$154 /mo · $1,843/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $83

Break-even live

Break-even rent $1,620

Max offer price $199,000

Occupancy floor 90%

Sensitivity live

Price	-10% $196	-5% $139	+0% $83	+5% $27	+10% $-30
Rent	-10% $-53	-5% $15	+0% $83	+5% $151	+10% $219
Rate	-1.0pp $183	-0.5pp $134	base $83	+0.5pp $32	+1.0pp $-21

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 24th Ave E Bradenton, FL	3.0	2.0	1260	$2,400	$1.90	25d	1	0.06mi
505 22nd Ter E Bradenton, FL	3.0	2.0	1039	$1,989	$1.91	4d	1	0.17mi
718 26th Ave E Bradenton, FL	2.0	1.0	750	$1,600	$2.13	25d	1	0.23mi
712 26th Ave E Bradenton, FL	2.0	1.0	750	$1,600	$2.13	25d	1	0.23mi
2402 9th St E Bradenton, FL	2.0	1.0	1137	$2,000	$1.76	25d	1	0.30mi
302 26th Ave W Bradenton, FL	2.0–3.0	2.0	1043	$1,575	$1.51	3d	23	0.34mi
2019 5th St W Bradenton, FL	1.0–2.0	1.0–2.0	750	$1,575	$2.10	5d	22	0.46mi
305 30th Ave W Unit A207 Bradenton, FL	2.0	2.0	1050	$1,400	$1.33	16d	1	0.49mi
305 30th Ave W Bradenton, FL	1.0–2.0	1.5–2.0	987	$1,400	$1.42	25d	2	0.49mi
603 27th Ave W Bradenton, FL	2.0	1.0	1365	$1,250	$0.92	25d	1	0.53mi
425 30th Ave W Unit C308 Bradenton, FL	2.0	2.0	924	$1,590	$1.72	25d	1	0.53mi
616 33rd Ave E Bradenton, FL	2.0	2.0	750	$1,600	$2.13	25d	1	0.54mi
515 30th Ave W Bradenton, FL	2.0	2.0	1001	$1,375	$1.37	17d	2	0.58mi
702 21st Ave W Unit C Bradenton, FL	2.0	1.0	1000	$1,350	$1.35	5d	1	0.61mi
505 30th Ave W Unit E406 Bradenton, FL	2.0	2.0	1001	$1,450	$1.45	25d	1	0.62mi
390 301 Blvd W Bradenton, FL	2.0	2.0	1125	$1,495	$1.33	25d	1	0.64mi
350 34th Avenue Dr E Bradenton, FL	1.0–3.0	1.0–2.0	893	$1,335	$1.49	3d	6	0.64mi
805 22nd Ave W Bradenton, FL	1.0	1.0	790	$1,200	$1.52	25d	1	0.65mi
2244 9th St W Bradenton, FL	1.0–2.0	1.0–2.0	768	$1,323	$1.72	25d	4	0.71mi
1415 23rd Ave E Bradenton, FL	3.0	1.0	1288	$1,600	$1.24	5d	1	0.75mi
1410 21st Ave E Bradenton, FL	2.0	1.0	975	$1,599	$1.64	16d	1	0.76mi
2117 11th St W Bradenton, FL	1.0	1.0	850	$1,295	$1.52	25d	1	0.79mi
2422 11th St W Bradenton, FL	2.0	1.0	900	$1,445	$1.61	25d	1	0.80mi
2017 12th St W Bradenton, FL	1.0	1.0	720	$1,300	$1.81	25d	1	0.85mi
1016 7th St E Bradenton, FL	3.0	2.0	1198	$2,300	$1.92	5d	1	0.87mi
2409 13th St W Apt 2 Bradenton, FL	2.0	1.0	770	$1,175	$1.53	25d	1	0.87mi
907 34th Ave W Unit B Bradenton, FL	3.0	1.0	1000	$1,795	$1.79	25d	1	0.88mi
907 34th Ave W Bradenton, FL	3.0	1.0	985	$1,599	$1.62	21d	1	0.88mi
2127 13th St W Unit B Bradenton, FL	1.0	1.0	700	$1,149	$1.64	25d	1	0.88mi
919 34th Ave W Bradenton, FL	3.0	1.0	950	$1,599	$1.68	13d	1	0.90mi
1701 13th St W Apt A Bradenton, FL	2.0	1.0	850	$1,395	$1.64	4d	1	0.95mi
3808 11th St E Bradenton, FL	2.0	1.0	850	$1,600	$1.88	25d	1	0.96mi
1319 18th Ave W Bradenton, FL	3.0	2.0	1185	$1,795	$1.51	25d	1	0.98mi
1501 13th St W Bradenton, FL	1.0	1.0	1050	$1,199	$1.14	25d	1	1.01mi
1418 18th Avenue Dr W Unit 1418 Bradenton, FL	3.0	2.0	1000	$1,900	$1.90	25d	1	1.02mi
1167 42nd Ter E Bradenton, FL	3.0	2.0	1274	$2,025	$1.59	21d	1	1.06mi
723 44th Ave E Unit 5 Bradenton, FL	2.0	1.5	1350	$1,650	$1.22	17d	1	1.09mi
1505 18th Avenue Dr W Bradenton, FL	3.0	1.0	886	$1,875	$2.12	17d	1	1.10mi
1308 36th Ave W Bradenton, FL	1.0	1.0	715	$1,199	$1.68	25d	1	1.10mi
1515 15th St W Bradenton, FL	1.0	1.0	900	$1,300	$1.44	25d	1	1.11mi

Listing history 34 events

1. 2026-06-22
   days on market $199,000 Active 104 DOM
2. 2026-06-18
   days on market $199,000 Active 101 DOM
3. 2026-06-17
   days on market $199,000 Active 100 DOM
4. 2026-06-16
   days on market $199,000 Active 99 DOM
5. 2026-06-15
   days on market $199,000 Active 98 DOM
6. 2026-06-13
   days on market $199,000 Active 96 DOM
7. 2026-06-13
   days on market $199,000 Active 95 DOM
8. 2026-06-10
   days on market $199,000 Active 93 DOM
9. 2026-06-09
   days on market $199,000 Active 92 DOM
10. 2026-06-08
    days on market $199,000 Active 91 DOM
11. 2026-06-08
    days on market $199,000 Active 90 DOM
12. 2026-06-03
    days on market $199,000 Active 86 DOM
13. 2026-06-02
    days on market $199,000 Active 85 DOM
14. 2026-06-01
    days on market $199,000 Active 84 DOM
15. 2026-05-31
    days on market $199,000 Active 83 DOM
16. 2026-03-09
    listed $199,000 Active
17. 2021-11-19
    soldstatus $85,000
18. 2014-12-23
    soldstatus $43,700
19. 2014-05-28
    soldstatus $30,000 Sold 167-char remark

    Show marketing remark (167 chars)

    Cute and nicely maintained 2 bedroom, 2 one bath with tenant in place. Great investment with immediate income. Buyer to confirm all data, room sizes, taxes, utilities.

20. 2014-05-06
    status Pending 167-char remark

    Show marketing remark (167 chars)

    Cute and nicely maintained 2 bedroom, 2 one bath with tenant in place. Great investment with immediate income. Buyer to confirm all data, room sizes, taxes, utilities.

21. 2014-04-14
    historical Contingent - Inspections 167-char remark

    Show marketing remark (167 chars)

    Cute and nicely maintained 2 bedroom, 2 one bath with tenant in place. Great investment with immediate income. Buyer to confirm all data, room sizes, taxes, utilities.

22. 2014-02-12
    listed $45,000 Active 167-char remark

    Show marketing remark (167 chars)

    Cute and nicely maintained 2 bedroom, 2 one bath with tenant in place. Great investment with immediate income. Buyer to confirm all data, room sizes, taxes, utilities.

23. 2008-08-06
    historical
24. 2008-06-03
    listed $59,900
25. 2008-03-03
    historical
26. 2008-01-10
    listed $85,900
27. 2006-02-08
    soldstatus $174,000
28. 2005-04-25
    soldstatus $76,000
29. 2005-03-07
    listed $73,900
30. 2003-09-02
    soldstatus $84,000
31. 1998-11-20
    soldstatus $49,300
32. 1996-03-28
    soldstatus $35,000
33. 1995-06-30
    soldstatus $33,000
34. 1991-05-01
    soldstatus $37,000

ⓘ 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: $1,843 · $154/mo
• Projected year-2 tax: $1,843 · $154/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 · 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: $20,707
• − Mortgage interest: −$11,147
• − Property taxes: −$1,843
• − Insurance: −$995
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$5,789
• Taxable loss: −$2,380
• Est. tax savings @ 24.0%: +$571
• After-tax cash flow: $1,569/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

• Census place: West Samoset, FL
• County: Manatee County · 416,364 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 44,004
• Household income: $60,504
• Rent vs Own: 43.5% rent · 56.5% own
• Severe rent burden: 1777.0

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 0.67)
• Race & ethnicity: White 43% Hispanic / Latino 33% Black 18% Two or more races 16% Asian 2%
• Hispanic origin (detail): Mexican 18% Puerto Rican 3% Cuban 2% Dominican 2%
• Common ancestry: Hispanic 2% Iranian 2% Lithuanian 1%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 67% English-only · Spanish 27% French/Haitian/Cajun 3% 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: ▼ -353.49%
• Current HPI: 287.0443
• Rent YoY: ▼ -5.44%
• 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

+437.8% since first listed

19 events — show timeline

• 2026-03-09 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-19 Sold (Public Records) $85,000 Public Records
• 2014-12-23 Sold (Public Records) $43,700 Public Records
• 2014-05-28 Sold (MLS) $30,000 Stellar MLS as Distributed by MLS Grid
• 2014-05-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-04-14 Contingent — Stellar MLS as Distributed by MLS Grid
• 2014-02-12 Listed $45,000 Stellar MLS as Distributed by MLS Grid
• 2008-08-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-06-03 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2008-03-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-01-10 Listed $85,900 Stellar MLS as Distributed by MLS Grid
• 2006-02-08 Sold (Public Records) $174,000 Public Records
• 2005-04-25 Sold (MLS) $76,000 Stellar MLS as Distributed by MLS Grid
• 2005-03-07 Listed $73,900 Stellar MLS as Distributed by MLS Grid
• 2003-09-02 Sold (Public Records) $84,000 Public Records
• 1998-11-20 Sold (Public Records) $49,300 Public Records
• 1996-03-28 Sold (Public Records) $35,000 Public Records
• 1995-06-30 Sold (Public Records) $33,000 Public Records
• 1991-05-01 Sold (Public Records) $37,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $1,843 · -1.4% YoY. Source: county tax records.