5009 8th B St E · Bayshore Gardens, FL 34203

$139,900

2 bd · 1.0 ba · 800 sqft · Manufactured public records · 74 Days on market

Built 1967 4,543 sqft lot $335/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 +18.3/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• DSCR +5.8/10.0
• Schools +4.4/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

You're gonna love this "adorable 2 bedroom, 2 bath, Double Wide MANUFACTURED Home in pristine Golf Lakes Estates. Land owned. 55+ Gated Community! No pets. Home sits back on a cul-de-sac. Covered carport parking for your car. Inside shed laundry closet. Home features "furnished" 2 bedrooms, 2 full baths both with walk-in showers - no bathtubs. Primary bedroom en suite has a walk-in closet. There is an extra large covered front lanai with vinyl windows maybe accessible to a 3rd bedroom if needed. Detached golf cart barn can also be used for storage. Active community has a fully equipped clubhouse swimming pool, heated spa, fitness center, pickleball, shuffleboard, lawn bowlin

Key facts

• Gated community
• Walk-in showers
• Cul-de-sac

Tags

• DOUBLE WIDE MOBILE HOME
• GATED COMMUNITY
• CUL-DE-SAC
• COVERED CARPORT PARKING
• INSIDE SHED LAUNDRY CLOSET
• WALK-IN SHOWERS

Property features AI

Finance

• Other: Furnished; Total acreage: less than 1/4 acre (approx. 0.1 acre); Paved road access; Zoning: RSMH6
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (association: Tracy Roux); Monthly HOA fee approximately $335.90 (quarterly fee $1,007.71); Association approval required; Senior community; No pets allowed

Exterior

• Parking: Covered parking; Carport (1 space); Golf cart parking
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Residential mobile home (double wide); One story; Faces west; Entry level: One
• Construction: Vinyl siding; Roof over; Crawlspace foundation; Building area approximately 1,056 total
• Exterior features: Covered, screened front porch

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup inside; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: Oneco Elementary School (math 49% / reading 27%, grade F, #1,587 of 2,144 statewide, top 74%, 596 students, 79% 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 (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 52% district-wide (-18 pts) — the specific schools serving this property underperform the Manatee average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.0%/yr); 387 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $967 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.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $140k implies a 211% 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 6→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.22% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.94%
• DSCR: 1.18
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $71,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 49th A Avenue Dr E	0.19mi	2/1.5	800 (0%)	6mo	$60,000	$75	84
808 53rd Ave E Unit 226L	0.27mi	2/1.5	768 (-4%)	10mo	$128,750	$168	71
4904 4th A St E	0.37mi	2/2.0	840 (+5%)	1mo	$60,000	$71	69
302 52nd Avenue Ter E	0.37mi	2/2.0	728 (-9%)	1mo	$170,000	$234	63
808 53rd Ave E #67	0.39mi	2/2.0	864 (+8%)	5mo	$160,000	$185	60
301 Brazil Ct #95	0.74mi	2/1.5	792 (-1%)	2mo	$66,000	$83	60
403 52nd Avenue Plz W	0.65mi	2/1.0	846 (+6%)	1mo	$75,000	$89	59
808 53rd Ave E #8	0.31mi	2/1.5	872 (+9%)	13mo	$113,000	$130	58
411 51st Avenue Ter W	0.68mi	2/2.0	800 (0%)	8mo	$65,000	$81	58
214 52nd Avenue Dr W	0.58mi	3/1.5 (+1)	728 (-9%)	3mo	$87,900	$121	49
403 51st Avenue Dr W	0.63mi	1/1.0 (-1)	740 (-8%)	8mo	$37,000	$50	47
511 50th Avenue Dr W	0.75mi	2/1.5	880 (+10%)	2mo	$66,500	$76	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: -14.3%
• Equity multiple: 0.51×
• Total profit: $-19,303
• Equity at exit: $20,860

10-year hold

• IRR: -13.0%
• Equity multiple: 0.36×
• Total profit: $-24,891
• Equity at exit: $12,096

Cash invested: $39,172 (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: 387
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$734
• Tax from tax record: −$97 /mo · $1,159/yr
• Insurance: −$58
• HOA: −$335
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $129

Break-even live

Break-even rent $1,549

Max offer price $139,900

Occupancy floor 87%

Sensitivity live

Price	-10% $208	-5% $168	+0% $129	+5% $89	+10% $50
Rent	-10% $-6	-5% $61	+0% $129	+5% $196	+10% $264
Rate	-1.0pp $199	-0.5pp $164	base $129	+0.5pp $92	+1.0pp $56

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 52nd Avenue Ter E Bradenton, FL	2.0	1.5	684	$1,450	$2.12	25d	1	0.42mi
4903 2nd B St E Bradenton, FL	2.0	2.0	624	$2,400	$3.85	25d	1	0.42mi
205 52nd Avenue Dr W Bradenton, FL	1.0	1.0	528	$1,200	$2.27	25d	1	0.54mi
1345 301 Blvd E Bradenton, FL	1.0–3.0	1.0–2.0	872	$1,320	$1.51	25d	9	0.63mi
5613 8th St Ct E Bradenton, FL	3.0	2.0	1000	$1,700	$1.70	25d	1	0.67mi
503 51st Ave W Unit 503 Bradenton, FL	3.0	2.0	882	$1,275	$1.45	25d	1	0.70mi
503 51st Ave W Bradenton, FL	3.0	2.0	882	$1,075	$1.22	13d	1	0.70mi
202 46th Avenue Ter W #409 Bradenton, FL	2.0	2.0	1086	$1,995	$1.84	25d	1	0.72mi
716 56th Avenue Dr E Bradenton, FL	3.0	2.0	1000	$1,700	$1.70	4d	1	0.72mi
203 46th Avenue Ter W Bradenton, FL	1.0	1.0	880	$1,099	$1.25	4d	1	0.73mi
608 51st Ave W Bradenton, FL	2.0	1.5	760	$2,200	$2.89	25d	1	0.77mi
4810 Ho Wil Ln Unit 4810 Bradenton, FL	2.0	1.0	784	$1,600	$2.04	25d	1	0.78mi
304 47th Avenue Dr W #112 Bradenton, FL	1.0	1.0	725	$1,200	$1.66	25d	1	0.78mi
4507 3rd Street Cir W #280 Bradenton, FL	1.0	1.0	660	$1,300	$1.97	17d	1	0.85mi
707 50th Ave W Bradenton, FL	2.0	1.0	730	$1,150	$1.58	25d	1	0.85mi
4630 5th St W Ste 6 Bradenton, FL	2.0	1.0	1000	$1,600	$1.60	13d	1	0.85mi
655 Park Cir Bradenton, FL	1.0	1.5	816	$1,100	$1.35	25d	1	0.92mi
5719 14th St E Bradenton, FL	1.0	1.0	978	$1,425	$1.46	4d	1	0.94mi
5828 3rd St E Bradenton, FL	3.0	2.0	1036	$1,995	$1.93	25d	1	0.96mi
915 50th Avenue Plz W Bradenton, FL	2.0	1.0	700	$1,200	$1.71	25d	1	0.99mi
5502 8th Street Ct W Bradenton, FL	2.0	2.0	896	$1,595	$1.78	25d	1	0.99mi
5580 Fountain Lake Cir Bradenton, FL	1.0–3.0	1.0–2.0	1052	$1,908	$1.81	3d	38	0.99mi
3808 11th St E Bradenton, FL	2.0	1.0	850	$1,600	$1.88	25d	1	1.05mi
1109 59th Avenue Cir E Unit 1109 Bradenton, FL	3.0	2.0	945	$1,795	$1.90	25d	1	1.10mi
1007 57th Ave W Bradenton, FL	2.0	1.5	967	$1,495	$1.55	11d	1	1.24mi
350 34th Avenue Dr E Bradenton, FL	1.0–3.0	1.0–2.0	893	$1,335	$1.49	3d	6	1.25mi
1022 61st Avenue Dr E Bradenton, FL	3.0	1.0	970	$1,450	$1.49	17d	1	1.33mi
616 33rd Ave E Bradenton, FL	2.0	2.0	750	$1,600	$2.13	25d	1	1.35mi
512 60th Avenue Ter W Unit 512 Bradenton, FL	3.0	1.5	972	$1,900	$1.95	11d	1	1.41mi
1207 62nd Ave E Bradenton, FL	3.0	2.0	1018	$1,995	$1.96	25d	1	1.42mi
3 Date Ave Bradenton, FL	2.0	2.0	1000	$1,495	$1.50	25d	1	1.43mi
5030 26th St E Bradenton, FL	1.0–3.0	1.0–2.0	1101	$1,945	$1.77	25d	12	1.43mi
6205 12th Street Ct E Bradenton, FL	3.0	2.0	1018	$1,895	$1.86	25d	1	1.45mi
5531 16th St W Unit 5537 Bradenton, FL	2.0	1.0	750	$1,650	$2.20	4d	1	1.47mi

HOA detail

• Monthly dues: $335 · $4,020/yr
• Likely covers: poolgymsecurity

Listing history 18 events

1. 2026-06-22
   days on market $139,900 Active 74 DOM
2. 2026-06-18
   days on market $139,900 Active 71 DOM
3. 2026-06-17
   days on market $139,900 Active 70 DOM
4. 2026-06-16
   days on market $139,900 Active 69 DOM
5. 2026-06-15
   days on market $139,900 Active 68 DOM
6. 2026-06-13
   days on market $139,900 Active 66 DOM
7. 2026-06-13
   days on market $139,900 Active 65 DOM
8. 2026-06-10
   days on market $139,900 Active 63 DOM
9. 2026-06-09
   days on market $139,900 Active 62 DOM
10. 2026-06-08
    days on market $139,900 Active 61 DOM
11. 2026-06-08
    days on market $139,900 Active 60 DOM
12. 2026-06-03
    days on market $139,900 Active 56 DOM
13. 2026-06-02
    days on market $139,900 Active 55 DOM
14. 2026-06-01
    days on market $139,900 Active 54 DOM
15. 2026-05-31
    days on market $139,900 Active 53 DOM
16. 2026-04-08
    listed $139,900 Active
17. 2001-11-27
    soldstatus $45,000
18. 1987-03-30
    soldstatus $14,000,000

ⓘ 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: $1,159 · $97/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$2/yr ($0/mo · 0.2%)

ⓘ 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 6 d/yr ≥107°F today · 25 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: $20,541
• − Mortgage interest: −$7,837
• − Property taxes: −$1,159
• − Insurance: −$700
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − HOA: −$4,020
• − Depreciation: −$4,070
• Taxable loss: −$531
• Est. tax savings @ 24.0%: +$127
• After-tax cash flow: $1,672/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

• County: Manatee County · 416,364 people
• City population: 33,840
• 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

-99.0% since first listed

3 events — show timeline

• 2026-04-08 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2001-11-27 Sold (Public Records) $45,000 Public Records
• 1987-03-30 Sold (Public Records) $14,000,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,159 · +0.4% YoY. Source: county tax records.