5707 45th St E #193 · Samoset, FL 34203

$199,000

2 bd · 1.0 ba · 1,472 sqft · Manufactured public records · 188 Days on market

Built 1990 4,522 sqft lot Est $188k · 6% over $292/mo HOA · 12% 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 +24.5/30.0
• DSCR +7.9/10.0
• 1% rule +7.1/10.0
• ARV discount +5.0/15.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Light, Bright & Such a Delight! This 2 Bedroom, 2 Full Bath beautifully furnished home has many upgrades you can see throughout from kitchen, bathrooms, flooring and more. The seller has been part of the Gold Tree Family since the beginning and lovingly taken care of this home. Besides the main home there is an enclosed Florida room, screened lanai, back patio, and storage room in the lanai. The park has so many things to offer and every month it is listed on the Calendar of Events in the newsletter or posted outside the clubhouse. Join in on shuffleboard, bocce ball, pool time exercises, luncheons, brunches, coffee time, pickle ball, dances, holiday parties, potlucks and more. There

Key facts

• Storage room
• Gated community
• Near utc mall

Tags

• ENCLOSED FLORIDA ROOM
• SCREENED LANAI
• BACK PATIO
• STORAGE ROOM
• GATED COMMUNITY
• NEAR UTC MALL

Property features AI

Finance

• Other: Furnished; Lease restrictions apply
• Financial info: Total monthly HOA: $292; Total annual HOA fees: $3,504
• HOA & community: Has HOA (monthly fee $292) — amenities include clubhouse, pool, pickleball and shuffleboard courts, recreation facilities, and cable TV; Association fee includes cable TV, internet, pool, sewer, water, trash, management, maintenance of grounds, pest control, recreational facilities, common area taxes, escrow reserves; Association approval required; On-site property manager; Senior community; Pets allowed (cats and dogs); Community features include clubhouse, pool, association-owned recreation, golf carts allowed, reclaimed water irrigation

Exterior

• Parking: Carport (1 space)
• Security: Hurricane shutters
• Utilities: Public water; Canal/lake irrigation available; Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected; Sprinkler recycled; Underground utilities
• Home design: Manufactured double-wide home; Single-story; Faces east
• Construction: Metal frame with vinyl siding; Roof over; Crawlspace foundation; Built as a double wide (manufactured)
• Exterior features: Patio (screened); Awnings; French doors; Hurricane shutters; Storage building/structure

Interior

• Kitchen: Range; Range hood; Microwave; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Eat-in kitchen; High ceilings; Living room/dining room combo; Walk-in closets; Window treatments; Skylight
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.3% in 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 65/100 on livability (#645 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute 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; 31 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).
• This rent runs 41% 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 $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 188 days — a 12% lower offer ($175k) 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.79%
• DSCR: 1.39
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $188,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5707 45th St E #154	0.00mi	2/2.0	1,508 (+2%)	6mo	$190,000	$126	87
5707 45th St E #293	0.00mi	2/2.0	1,512 (+3%)	6mo	$140,000	$93	87
5707 45th St E #223	0.00mi	3/2.0 (+1)	1,404 (-5%)	4mo	$225,000	$160	80
5707 45th St E #143	0.00mi	3/2.0 (+1)	1,352 (-8%)	1mo	$218,000	$161	76
5707 45th St E #98	0.00mi	2/2.0	1,290 (-12%)	1mo	$165,000	$128	74
5316 53rd Ave E Unit N16	0.40mi	2/2.0	1,436 (-2%)	2mo	$170,000	$118	72
5316 53rd Ave E Unit B4	0.56mi	2/2.0	1,527 (+4%)	5mo	$225,000	$147	59
5316 53rd Ave E Unit Q106	0.51mi	3/2.0 (+1)	1,404 (-5%)	7mo	$215,000	$153	54
5316 53rd Ave E Unit C20	0.57mi	2/2.0	1,323 (-10%)	1mo	$150,000	$113	52
5316 53rd Ave E Unit E10	0.67mi	3/2.0 (+1)	1,415 (-4%)	1mo	$246,000	$174	52
5316 53rd Ave E Unit A43	0.59mi	3/2.0 (+1)	1,344 (-9%)	4mo	$70,000	$52	46
5316 53rd Ave E Unit B2	0.55mi	3/2.0 (+1)	1,344 (-9%)	7mo	$155,000	$115	45

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-13,235
• Equity at exit: $29,672

10-year hold

• IRR: -1.5%
• Equity multiple: 0.91×
• Total profit: $-4,983
• 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 34203

• Home prices YoY: -24.5%
• Rents YoY: -1.0%
• Active inventory: 384
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,418 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$83 /mo · $1,001/yr
• Insurance: −$83
• HOA: −$292
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $408

Break-even live

Break-even rent $1,901

Max offer price $199,000

Occupancy floor 78%

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 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5707 45th St E #19 Bradenton, FL	2.0	2.0	972	$1,700	$1.75	24d	1	0.03mi
5616 Gentle Breeze St Bradenton, FL	2.0	2.0	1100	$1,700	$1.55	24d	1	0.38mi
5650 Simonton St Bradenton, FL	2.0	2.5	1496	$2,095	$1.40	3d	1	0.47mi
5316 53rd Ave E Unit Q111 Bradenton, FL	2.0	2.0	1056	$1,495	$1.42	10d	1	0.53mi
5635 Whitehead St Bradenton, FL	2.0	2.5	1496	$2,300	$1.54	24d	1	0.56mi
5547 West Pl Unit C-1 Bradenton, FL	2.0	2.0	1652	$3,600	$2.18	24d	1	0.67mi
4815 Woodbrook Dr Sarasota, FL	2.0	2.0	1080	$2,290	$2.12	3d	1	0.75mi
5016 Misty Canal Pl Bradenton, FL	2.0	2.5	1080	$1,950	$1.81	24d	1	1.12mi
5515 Fair Oaks St Unit 5515 Bradenton, FL	2.0	2.0	1004	$2,000	$1.99	24d	1	1.16mi
5534 Spanish Moss Cv Bradenton, FL	3.0	2.0	1716	$2,500	$1.46	15d	1	1.16mi
5534 Spanish Moss Cv Bradenton, FL	3.0	2.0	1706	$2,500	$1.47	24d	1	1.16mi
4540 Runabout Way Bradenton, FL	2.0	2.5	1080	$2,300	$2.13	24d	1	1.16mi
5939 Sandstone Ave Sarasota, FL	2.0	2.0	1732	$2,900	$1.67	20d	1	1.17mi
4665 Whitfield Ave Sarasota, FL	1.0–3.0	1.0–2.0	1023	$2,372	$2.32	2d	59	1.21mi
6892 W Country Club Ln Sarasota, FL	2.0	2.0	1444	$3,500	$2.42	24d	1	1.22mi
6896 W Country Club Ln #148 Sarasota, FL	2.0	2.0	1118	$1,700	$1.52	12d	1	1.23mi
7008 W Country Club Dr N Unit 136 Sarasota, FL	2.0	2.0	1118	$1,875	$1.68	24d	1	1.23mi
3601 Garden Lakes Clenet Bradenton, FL	3.0	2.0	1798	$3,000	$1.67	16d	1	1.25mi
3645 Ali ala LOOP Braden River, FL	1.0	1.0	950	$1,400	$1.47	24d	1	1.25mi
5414 Fair Oaks St Unit 10-D Bradenton, FL	2.0	2.0	1004	$1,995	$1.99	3d	1	1.26mi
6986 W Country Club Dr N #6986 Sarasota, FL	3.0	2.0	1468	$4,600	$3.13	24d	1	1.27mi
6503 Fairway Gardens Dr Unit Available Bradenton, FL	2.0	2.0	1346	$2,200	$1.63	24d	1	1.28mi
6501 Stone River Rd Unit Available Bradenton, FL	2.0	2.0	1118	$2,200	$1.97	24d	1	1.29mi
6501 Stone River Rd Bradenton, FL	2.0	2.0	1080	$2,820	$2.61	16d	2	1.29mi
3880 Palm Isle Pl Bradenton, FL	1.0–2.0	1.0–2.0	1042	$2,499	$2.40	2d	13	1.30mi
7050 W Country Club Dr N Unit 10-A Sarasota, FL	2.0	2.0	1118	$4,300	$3.85	24d	1	1.30mi
7062 W Country Club Dr N #7062 Sarasota, FL	1.0	1.5	954	$3,000	$3.14	24d	1	1.33mi
7461 W Country Club Dr N Sarasota, FL	2.0	2.0	1153	$2,275	$1.97	3d	4	1.34mi
6505 Stone River Rd Bradenton, FL	2.0	2.0	1080	$2,825	$2.62	16d	3	1.38mi
7093 Fairway Bend Ln Sarasota, FL	2.0	2.0	1756	$4,600	$2.62	24d	1	1.45mi
6738 Peach Tree Creek Rd Bradenton, FL	2.0	2.0	1838	$6,200	$3.37	24d	1	1.47mi

HOA detail

• Monthly dues: $292 · $3,504/yr
• Likely covers: pool

Listing history 15 events

1. 2026-06-18
   days on market $199,000 Active 188 DOM
2. 2026-06-17
   days on market $199,000 Active 187 DOM
3. 2026-06-16
   days on market $199,000 Active 186 DOM
4. 2026-06-15
   days on market $199,000 Active 185 DOM
5. 2026-06-13
   days on market $199,000 Active 183 DOM
6. 2026-06-13
   days on market $199,000 Active 182 DOM
7. 2026-06-10
   days on market $199,000 Active 180 DOM
8. 2026-06-09
   days on market $199,000 Active 179 DOM
9. 2026-06-08
   days on market $199,000 Active 178 DOM
10. 2026-06-08
    days on market $199,000 Active 177 DOM
11. 2026-06-03
    days on market $199,000 Active 173 DOM
12. 2026-06-02
    days on market $199,000 Active 172 DOM
13. 2026-06-01
    days on market $199,000 Active 171 DOM
14. 2026-05-31
    days on market $199,000 Active 170 DOM
15. 2025-12-12
    listed $199,000 Active

ⓘ 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: $1,001 · $83/mo
• Projected year-2 tax: $1,652 · $138/mo
• Expected delta: +$651/yr (+$54/mo · 65.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,010
• − Mortgage interest: −$11,147
• − Property taxes: −$1,001
• − Insurance: −$995
• − Repairs & maintenance: −$2,321
• − Management: −$2,321
• − HOA: −$3,504
• − Depreciation: −$5,789
• Taxable income: $1,933
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $4,432/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 — Samoset

• Score: 65/100
• State rank: #645
• US rank: #12763

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment F Housing A+ Health & safety A+ User ratings F

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

• 2025-12-12 Listed $199,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2025): $1,001 · +4.9% YoY. Source: county tax records.