5619 Bayshore Rd #160 · Memphis, FL 34221

$130,000

2 bd · 1.0 ba · 1,056 sqft · Manufactured public records · 160 Days on market

Built 1981 $188/mo HOA

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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 +5.6/15.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW PRICE! Don't Wait! Nicely maintained split plan 2 bedroom 2 bath, 1-car carport, utility storage shed, and extra large screen enclosed lanai! Indoors you have more ample living & entertaining space plus bonus area with handy pass-thru from kitchen! Anopen dining area features a built in china cabinet. Your oversized kitchen has abundance of cabinetry, the pass thru, and breakfast bar. Other Features include: Newer Refrigerator, Microwave, Dishwasher and Washer & Dryer. Outside is a very fruitful Florida Avocado Tree! Share Value $31,000. Shareholder Fee $110 monthly INCLUDES water, sewer, trash and yard waste pickup, and lawn maintenance; Lowest there is! Share transfers with Membership Certificate and Assignment of Proprietary Lease. Approx. 82 years of 99 year Proprietary Lease remains! Participate in the endless assortment of activities and social events or choose to do nothing other than hanging around the heated pool, explore the library. .. indulge the 'actor' in you on-stage, or find someone to play cards, billiards, or pal around with. It's all here waiting for you! Terra Ceia Manor is a debt-free community! Offered As-Is Right to Inspect and mostly furnished! Seller offers Buyer 1-Year Home Protection Plan with acceptable offer!

Key facts

• Yard maintenance
• Community pool
• Community clubhouse

Tags

• COMMUNITY CLUBHOUSE
• COMMUNITY POOL
• LOW-MAINTENANCE LIVING
• YARD MAINTENANCE

Property features AI

Finance

• Other: Furnished; Total annual fees $2,256
• Financial info: Lease restrictions apply
• HOA & community: Monthly HOA $188; HOA includes maintenance of structure, sewer, trash and water; Association approval required; Buyer approval required; Clubhouse; Community mailbox; Deed restrictions; Pool; Golf carts allowed; Senior community; No pets allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; High-speed internet available; Cable available
• Home design: Manufactured double-wide home; Single-story; Faces west; Entry on main level
• Construction: Vinyl siding; Built-up roof; Crawlspace foundation; Built as manufactured home
• Exterior features: Front porch; Landscaped yard; Paved lot; In county location; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat; Window treatments
• Laundry & utility: Washer; Dryer; Outdoor laundry area

🏢 Co-op / cooperative unit. The $130,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 4.5% in Memphis — 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 63/100 on livability (#745 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, amenities 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 (-3.0%/yr); 1160 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 31% of the median local income ($78k/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 $899 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $130k implies a 128% gain — meaningful room to come down on a strong offer.

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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 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 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?
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: 1.53% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.68%
• DSCR: 1.79
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $124,608
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5619 Bayshore Rd #142	0.10mi	2/2.0	1,056 (0%)	2mo	$125,000	$118	90

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: 5.4%
• Equity multiple: 1.20×
• Total profit: $7,383
• Equity at exit: $19,383

10-year hold

• IRR: 11.6%
• Equity multiple: 1.78×
• Total profit: $28,366
• Equity at exit: $11,240

Cash invested: $36,400 (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 34221

• Rents YoY: -3.0%
• Active inventory: 1160
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,987 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$110 /mo · $1,317/yr
• Insurance: −$54
• HOA: −$188
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $536

Break-even live

Break-even rent $1,308

Max offer price $130,000

Occupancy floor 68%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4721 1st Ave E #4721 Palmetto, FL	3.0	2.0	1460	$2,000	$1.37	23d	1	0.69mi
515 45th St E Palmetto, FL	2.0	2.0	900	$2,100	$2.33	23d	1	0.87mi
709 45th St E Palmetto, FL	2.0	2.0	1000	$1,550	$1.55	2d	1	0.94mi

HOA detail

• Monthly dues: $188 · $2,256/yr
• Likely covers: watersewertrashpool

Listing history 19 events

1. 2026-06-18
   days on market $130,000 Active 160 DOM
2. 2026-06-17
   days on market $130,000 Active 159 DOM
3. 2026-06-16
   days on market $130,000 Active 158 DOM
4. 2026-06-15
   days on market $130,000 Active 157 DOM
5. 2026-06-13
   days on market $130,000 Active 155 DOM
6. 2026-06-13
   days on market $130,000 Active 154 DOM
7. 2026-06-10
   days on market $130,000 Active 152 DOM
8. 2026-06-09
   days on market $130,000 Active 151 DOM
9. 2026-06-08
   days on market $130,000 Active 150 DOM
10. 2026-06-08
    days on market $130,000 Active 149 DOM
11. 2026-06-03
    days on market $130,000 Active 145 DOM
12. 2026-06-02
    days on market $130,000 Active 144 DOM
13. 2026-06-01
    days on market $130,000 Active 143 DOM
14. 2026-05-31
    days on market $130,000 Active 142 DOM
15. 2026-04-20
    price $130,000
16. 2026-01-09
    listed $145,000 Active
17. 2014-03-07
    soldstatus $57,000
18. 2014-02-27
    soldstatus $57,000 1274-char remark

    Show marketing remark (1274 chars)

    NEW PRICE! Don't Wait! Nicely maintained split plan 2 bedroom 2 bath, 1-car carport, utility storage shed, and extra large screen enclosed lanai! Indoors you have more ample living & entertaining space plus bonus area with handy pass-thru from kitchen! Anopen dining area features a built in china cabinet. Your oversized kitchen has abundance of cabinetry, the pass thru, and breakfast bar. Other Features include: Newer Refrigerator, Microwave, Dishwasher and Washer & Dryer. Outside is a very fruitful Florida Avocado Tree! Share Value $31,000. Shareholder Fee $110 monthly INCLUDES water, sewer, trash and yard waste pickup, and lawn maintenance; Lowest there is! Share transfers with Membership Certificate and Assignment of Proprietary Lease. Approx. 82 years of 99 year Proprietary Lease remains! Participate in the endless assortment of activities and social events or choose to do nothing other than hanging around the heated pool, explore the library. .. indulge the 'actor' in you on-stage, or find someone to play cards, billiards, or pal around with. It's all here waiting for you! Terra Ceia Manor is a debt-free community! Offered As-Is Right to Inspect and mostly furnished! Seller offers Buyer 1-Year Home Protection Plan with acceptable offer!

19. 2013-10-02
    listed $62,500 1274-char remark

    Show marketing remark (1274 chars)

    NEW PRICE! Don't Wait! Nicely maintained split plan 2 bedroom 2 bath, 1-car carport, utility storage shed, and extra large screen enclosed lanai! Indoors you have more ample living & entertaining space plus bonus area with handy pass-thru from kitchen! Anopen dining area features a built in china cabinet. Your oversized kitchen has abundance of cabinetry, the pass thru, and breakfast bar. Other Features include: Newer Refrigerator, Microwave, Dishwasher and Washer & Dryer. Outside is a very fruitful Florida Avocado Tree! Share Value $31,000. Shareholder Fee $110 monthly INCLUDES water, sewer, trash and yard waste pickup, and lawn maintenance; Lowest there is! Share transfers with Membership Certificate and Assignment of Proprietary Lease. Approx. 82 years of 99 year Proprietary Lease remains! Participate in the endless assortment of activities and social events or choose to do nothing other than hanging around the heated pool, explore the library. .. indulge the 'actor' in you on-stage, or find someone to play cards, billiards, or pal around with. It's all here waiting for you! Terra Ceia Manor is a debt-free community! Offered As-Is Right to Inspect and mostly furnished! Seller offers Buyer 1-Year Home Protection Plan with acceptable offer!

ⓘ 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: $1,317 · $110/mo
• Projected year-2 tax: $1,317 · $110/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 3/10 Moderate FEMA zone X (unshaded) · 12% 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,847
• − Mortgage interest: −$7,282
• − Property taxes: −$1,317
• − Insurance: −$650
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − HOA: −$2,256
• − Depreciation: −$3,782
• Taxable income: $4,745
• Est. tax owed @ 24.0%: −$1,139
• After-tax cash flow: $5,297/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 — Memphis

• Score: 63/100
• State rank: #745
• US rank: #16072

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment D+ Housing A+ Health & safety F 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): 56,208
• Household income: $77,712
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 1193.0

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 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 22% Black 14% Two or more races 11%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada, Dominican Republic, Jamaica
• Languages at home: 81% English-only · Spanish 16% 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: ▼ -383.53%
• Current HPI: 302.1458
• Rent YoY: ▼ -2.98%
• 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

+108.0% since first listed

5 events — show timeline

• 2026-04-20 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-09 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2014-03-07 Sold (Public Records) $57,000 Public Records
• 2014-02-27 Sold (MLS) $57,000 Stellar MLS as Distributed by MLS Grid
• 2013-10-02 Listed $62,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+11.7%/yr

Latest (2025): $1,317 · -8.7% YoY. Source: county tax records.