5973 Hibiscus Dr · Bayshore Gardens, FL 34207

$103,500

2 bd · 2.0 ba · 985 sqft · Condo public records · 5 Days on market

Built 1980 $467/mo HOA · 32% 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 +17.0/30.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Schools +4.4/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity Knocks!! Where can you find a nice 2-bedroom, 1 bath villa with an attached carport, updated kitchen and bath in a convenient location for this super price? Tile floor throughout, granite countertops in kitchen, inside full-size, stackable washer & dryer, 2 walk-in closets, and ceiling fans in almost every room. Large community pool has recently been refinished. The water sparkles and invites you to jump in. Enjoy a friendly game of shuffleboard or participate in some of the Clubhouse activities. This is a very active senior community. Located just west of US41 (14th St W) near the Sarasota Bradenton International Airport. Drive south to Downtown Sarasota with all its rest

Key facts

• Parking
• Community pool
• Built 1980

Property features AI

Finance

• Other: Unit is unfurnished; Third-party listing; Directions: Take US41 (14th St W) to the traffic light at Bayshore Gardens Parkway, turn west toward the Gulf, travel about 1/4 mile to Hibiscus, turn right — villa is immediately on the left.
• Financial info: Total monthly fees $467; Total annual fees $5,604; Lease restrictions apply
• HOA & community: Association: Danni; Monthly condo fee $467 (includes cable TV, common area taxes, pool, escrow reserves, fidelity bond, insurance, internet, structure and grounds maintenance, management, private road, recreational facilities); Buyer approval required; Clubhouse and pool; Community mailbox; Deed restrictions; Senior community; No pets allowed; Association approval required for buyers

Exterior

• Parking: Assigned covered parking; Driveway; Carport (1 space)
• Utilities: Public water; Public sewer; Cable connected; Sewer connected; Water connected
• Home design: Attached villa; One story; Faces east; Completed condition; Homestead exemption
• Construction: Block construction; Shingle roof; Slab foundation; Built as a villa (residential)
• Exterior features: Corner lot; Landscaped; Paved; Private maintained road

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator; Solid surface and stone counters
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air
• Interior features: Ceiling fans; Living room/dining room combo; Solid surface counters; Stone counters; Walk-in closets; Window shades
• Laundry & utility: Washer and dryer included; Inside laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $104k.

Deal economics

• At list price, monthly cash flow is $70 ($838/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Cap rate 7.1% 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: Bayshore Elementary School (math 51% / reading 36%, grade F, #1,345 of 2,144 statewide, top 64%, 701 students, 72% FRL); Bayshore High School (math 17% / reading 26%, grade F, #546 of 667 statewide, top 82%, 1,435 students, 65% FRL) — zoned schools average 68% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 52% district-wide (-20 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 (-5.5%/yr); 361 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).
• This rent runs 39% of the median local income ($45k/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 $716 of loan paydown is wiped out by about $3k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $53k; list at $104k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,500

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 7.10%
• Cash-on-cash: 2.89%
• DSCR: 1.13
• GRM: 5.9

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: -16.6%
• Equity multiple: 0.44×
• Total profit: $-16,364
• Equity at exit: $15,432

10-year hold

• IRR: -19.7%
• Equity multiple: 0.17×
• Total profit: $-24,095
• Equity at exit: $8,949

Cash invested: $28,980 (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 34207

• Rents YoY: -5.5%
• Active inventory: 361
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,465 high
• Mortgage (P&I): −$543
• Tax from tax record: −$35 /mo · $417/yr
• Insurance: −$43
• HOA: −$467
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $70

Break-even live

Break-even rent $1,377

Max offer price $103,500

Occupancy floor 90%

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: $25,875
• Closing costs: $3,105
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5996 Hibiscus Dr #6 Bradenton, FL	2.0	1.0	865	$1,550	$1.79	16d	1	0.12mi
6043 Coral Way Bradenton, FL	2.0	1.0	865	$1,700	$1.97	16d	1	0.21mi
2713 60th Avenue Dr W Bradenton, FL	2.0	2.0	1076	$2,000	$1.86	23d	1	0.32mi
2423 60th Ave W Unit K29 Bradenton, FL	2.0	2.0	1026	$1,495	$1.46	23d	1	0.34mi
2547 60th Ave W Unit L-36 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	16d	1	0.34mi
5906 Garden Ln Unit A22 Bradenton, FL	2.0	2.0	840	$1,200	$1.43	3d	1	0.35mi
2028 Canal Dr Unit M26 Bradenton, FL	1.0	1.0	576	$1,050	$1.82	10d	1	0.41mi
5896 Palm Ln Unit C27 Bradenton, FL	2.0	2.0	966	$1,400	$1.45	23d	1	0.42mi
5955 Palm Ln Unit A33 Bradenton, FL	2.0	1.0	744	$1,150	$1.55	14d	1	0.42mi
5858 Welcome Rd Unit J23 Bradenton, FL	2.0	1.0	744	$1,150	$1.55	3d	1	0.46mi
1874 Sunny Dr Unit F32 Bradenton, FL	2.0	1.0	744	$950	$1.28	23d	1	0.47mi
1839 Sunny Dr Unit E36 Bradenton, FL	1.0	1.0	576	$1,350	$2.34	23d	1	0.48mi
1825 Flamingo Blvd Unit O26 Bradenton, FL	1.0	1.0	576	$1,000	$1.74	23d	1	0.48mi
5820 21st St W Bradenton, FL	3.0	2.0	1116	$1,995	$1.79	3d	1	0.49mi
1875 Sunny Dr Unit G32 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	23d	1	0.50mi
1859 Restful Dr Unit L26 Bradenton, FL	1.0	1.0	576	$1,150	$2.00	23d	1	0.51mi
5888 17th St W Unit C23 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	23d	1	0.53mi
1807 Restful Dr Unit N4 Bradenton, FL	2.0	1.0	733	$1,150	$1.57	3d	1	0.54mi
1566 Pleasant Rd Unit J24 Bradenton, FL	2.0	1.0	733	$1,150	$1.57	23d	1	0.57mi
5908 17th St W Unit C36 Bradenton, FL	1.0	1.0	576	$950	$1.65	16d	1	0.58mi
6033 34th St W Bradenton, FL	2.0	2.0	942	$1,550	$1.64	3d	3	0.59mi
6033 34th St W Bradenton, FL	2.0	2.0	942	$1,625	$1.73	2d	2	0.59mi
6033 34th St W Bradenton, FL	2.0	2.0	996	$1,500	$1.51	23d	2	0.59mi
3304 McDill Rd Bradenton, FL	2.0	1.0	1044	$1,695	$1.62	11d	1	0.60mi
6050 34th St W Bradenton, FL	1.0–2.0	1.0	734	$1,610	$2.19	1d	19	0.71mi
1009 W 63rd AVE Bradenton, FL	2.0	2.0	815	$1,495	$1.83	16d	1	0.81mi
3851 59th Ave W Unit 3851 Bradenton, FL	2.0	2.0	912	$1,500	$1.64	23d	1	0.85mi
2305 69th Ave W Bradenton, FL	2.0	2.0	1038	$1,775	$1.71	23d	1	0.86mi
3843 59th Ave W Bradenton, FL	2.0	2.0	912	$1,200	$1.32	23d	1	0.86mi
3848 59th Ave W Bradenton, FL	2.0	2.0	912	$1,395	$1.53	23d	1	0.88mi
5513 18th St W Bradenton, FL	2.0	1.0	1000	$1,499	$1.50	23d	1	0.88mi
3533 59th Ave W Unit 3533 Bradenton, FL	2.0	2.0	912	$1,500	$1.64	16d	1	0.92mi
3773 59th Ave W Bradenton, FL	2.0	2.0	912	$1,595	$1.75	23d	1	0.93mi
3545 59th Ave W #3545 Bradenton, FL	3.0	2.0	1037	$1,600	$1.54	16d	1	0.93mi
3775 59th Ave W Unit 3775 Bradenton, FL	2.0	2.0	912	$3,500	$3.84	23d	1	0.93mi
3527 59th Ave W Unit 3527 Bradenton, FL	2.0	2.0	912	$1,400	$1.54	23d	1	0.94mi
5531 16th St W Unit 5537 Bradenton, FL	2.0	1.0	750	$1,650	$2.20	3d	1	0.95mi
3774 59th Ave W Unit 3774 Bradenton, FL	2.0	2.0	912	$1,350	$1.48	23d	1	0.96mi
3739 59th Ave W Unit 3739 Bradenton, FL	2.0	2.0	912	$1,575	$1.73	16d	1	0.96mi
3646 59th Ave W Unit 3646 Bradenton, FL	2.0	2.0	912	$1,400	$1.54	3d	1	0.99mi

HOA detail condo

• Monthly dues: $467 · $5,604/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $103,500 Active 5 DOM
2. 2026-06-17
   days on market $103,500 Active 4 DOM
3. 2026-06-16
   days on market $103,500 Active 3 DOM
4. 2026-06-15
   days on market $103,500 Active 2 DOM
5. 2026-06-13
   remarks 695-char remark
6. 2026-06-13
   listed $103,500 Active 1 DOM

ⓘ 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: $417 · $35/mo
• Projected year-2 tax: $859 · $72/mo
• Expected delta: +$442/yr (+$37/mo · 105.8%)

ⓘ 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 ≥106°F today · 31 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,583
• − Mortgage interest: −$5,798
• − Property taxes: −$417
• − Insurance: −$518
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − HOA: −$5,604
• − Depreciation: −$3,011
• Taxable loss: −$578
• Est. tax savings @ 24.0%: +$139
• After-tax cash flow: $977/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

• Census place: Bayshore Gardens, FL
• County: Manatee County · 416,364 people
• City population: 33,840
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 34,081
• Household income: $45,010
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1474.0

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 0.57)
• Race & ethnicity: White 58% Hispanic / Latino 29% Two or more races 13% Black 7%
• Hispanic origin (detail): Mexican 12% Puerto Rican 4% Cuban 3% Dominican 1%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 22% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -305.32%
• Current HPI: 369.9899
• Rent YoY: ▼ -5.50%
• 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

+179.7% since first listed

4 events — show timeline

• 2026-06-13 Listed $103,500 Stellar MLS as Distributed by MLS Grid
• 2002-08-23 Sold (Public Records) $52,600 Public Records
• 1999-08-19 Sold (Public Records) $35,500 Public Records
• 1987-04-02 Sold (Public Records) $37,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $417 · +8.8% YoY. Source: county tax records.