305 Batan Ct · Bayshore Gardens, FL 34207

$99,000

2 bd · 1.0 ba · 960 sqft · Manufactured public records · 91 Days on market

Built 1973 4,103 sqft lot Est $125k · 21% under $250/mo HOA · 17% of rent

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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 +27.1/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.4/10.0
• 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

LOW FEES + NO LOT RENT in Chateau Village an active 55+ community. Priced for Opportunity! Opportunity is knocking in the highly desirable Chateau Village 55+ community! This 2-bedroom, 2-bath home offers an open floor plan and comes furnished, making it the perfect starting point for your Florida retreat. This home is priced with updates in mind and offers great potential for the right buyer. Improvements needed include flooring repairs and installation of a carport—giving you the chance to customize and add value to your own taste. The $250/month fee is a standout, covering water, sewer, trash, cable, internet, lawn care, on-site management, plus access to the community pool, shuf

Key facts

• Private back gate
• Open floor plan
• Community pool

Tags

• OPEN FLOOR PLAN
• COMMUNITY POOL
• PRIVATE BACK GATE
• MINUTES FROM SHOPPING
• MINUTES FROM DINING
• MINUTES FROM AIRPORT

Property features AI

Finance

• Other: Partially furnished
• Financial info: Lease restrictions apply; Total monthly association fees $250 (total annual fees $3,000)
• HOA & community: Has HOA (monthly fee $250); Association name: Patrick Green; Association approval required; Association fee includes cable TV, pool, internet, grounds maintenance, management, private road, sewer, trash, and water; Community amenities: Clubhouse, pool, shuffleboard court, community mailbox, deed restrictions; Senior community; No pets allowed

Exterior

• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Residential mobile home (double wide); One story; Faces north; Entry level: One
• Construction: Vinyl siding; Metal roof; Roof over; Crawlspace foundation; Built as double wide mobile home
• Exterior features: Other exterior features; Asphalt road surface

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room and dining room combo; 5 total rooms
• Laundry & utility: Laundry: Other; Electric water heater

🏷️ Possibly a rental listed for sale. The $99,000 price doesn't fit this home's estimated sale value (~$124,800) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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-, schools 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 falling (-5.5%/yr); 361 active listings in the ZIP; 40 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).
• This rent runs 40% 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 $684 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

• It's been on market 91 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $99k implies a 87% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 1.52% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.19%
• DSCR: 1.54
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $124,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 Bolivia Blvd	0.06mi	2/2.0	960 (0%)	2mo	$124,900	$130	92
403 52nd Avenue Plz W	0.20mi	2/1.0	846 (-12%)	1mo	$75,000	$89	70
406 50th Ave W	0.49mi	2/1.5	928 (-3%)	3mo	$128,900	$139	67
704 49th Avenue Ter W	0.57mi	2/1.0	978 (+2%)	4mo	$125,000	$128	67
808 53rd Ave E #22	0.69mi	2/2.0	960 (0%)	2mo	$135,000	$141	62
1106 51st Ave W	0.58mi	2/1.0	890 (-7%)	2mo	$54,000	$61	59
511 50th Avenue Dr W	0.50mi	2/1.5	880 (-8%)	2mo	$66,500	$76	59
1106 49th Avenue Dr W	0.71mi	2/2.0	1,013 (+6%)	0mo	$145,000	$143	53
918 49th Ave W	0.68mi	2/2.0	876 (-9%)	4mo	$127,000	$145	47
808 53rd Ave E #277	0.70mi	2/2.0	1,056 (+10%)	2mo	$188,000	$178	45
4904 4th A St E	0.70mi	2/2.0	840 (-12%)	1mo	$60,000	$71	41
4809 4th St W	0.68mi	2/2.0	1,104 (+15%)	2mo	$132,500	$120	38

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-2,362
• Equity at exit: $14,761

10-year hold

• IRR: 2.8%
• Equity multiple: 1.17×
• Total profit: $4,648
• Equity at exit: $8,560

Cash invested: $27,720 (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 34207

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

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$519
• Tax from tax record: −$96 /mo · $1,150/yr
• Insurance: −$41
• HOA: −$250
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $281

Break-even live

Break-even rent $1,147

Max offer price $99,000

Occupancy floor 76%

Sensitivity live

Price	-10% $338	-5% $309	+0% $281	+5% $253	+10% $225
Rent	-10% $163	-5% $222	+0% $281	+5% $341	+10% $400
Rate	-1.0pp $331	-0.5pp $307	base $281	+0.5pp $256	+1.0pp $230

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 52nd Avenue Dr W Bradenton, FL	1.0	1.0	528	$1,200	$2.27	25d	1	0.24mi
5502 8th Street Ct W Bradenton, FL	2.0	2.0	896	$1,595	$1.78	25d	1	0.29mi
110 52nd Avenue Ter E Bradenton, FL	2.0	1.5	684	$1,450	$2.12	25d	1	0.29mi
5580 Fountain Lake Cir Bradenton, FL	1.0–3.0	1.0–2.0	1052	$1,908	$1.81	3d	38	0.30mi
503 51st Ave W Bradenton, FL	3.0	2.0	882	$1,075	$1.22	13d	1	0.41mi
503 51st Ave W Unit 503 Bradenton, FL	3.0	2.0	882	$1,275	$1.45	25d	1	0.41mi
608 51st Ave W Bradenton, FL	2.0	1.5	760	$2,200	$2.89	25d	1	0.42mi
1007 57th Ave W Bradenton, FL	2.0	1.5	967	$1,495	$1.55	11d	1	0.55mi
707 50th Ave W Bradenton, FL	2.0	1.0	730	$1,150	$1.58	25d	1	0.57mi
915 50th Avenue Plz W Bradenton, FL	2.0	1.0	700	$1,200	$1.71	25d	1	0.59mi
5828 3rd St E Bradenton, FL	3.0	2.0	1036	$1,995	$1.93	25d	1	0.65mi
4903 2nd B St E Bradenton, FL	2.0	2.0	624	$2,400	$3.85	25d	1	0.66mi
4810 Ho Wil Ln Unit 4810 Bradenton, FL	2.0	1.0	784	$1,600	$2.04	25d	1	0.67mi
716 56th Avenue Dr E Bradenton, FL	3.0	2.0	1000	$1,700	$1.70	4d	1	0.72mi
5613 8th St Ct E Bradenton, FL	3.0	2.0	1000	$1,700	$1.70	25d	1	0.73mi
304 47th Avenue Dr W #112 Bradenton, FL	1.0	1.0	725	$1,200	$1.66	25d	1	0.77mi
655 Park Cir Bradenton, FL	1.0	1.5	816	$1,100	$1.35	25d	1	0.77mi
5531 16th St W Unit 5537 Bradenton, FL	2.0	1.0	750	$1,650	$2.20	4d	1	0.78mi
4630 5th St W Ste 6 Bradenton, FL	2.0	1.0	1000	$1,600	$1.60	13d	1	0.82mi
202 46th Avenue Ter W #409 Bradenton, FL	2.0	2.0	1086	$1,995	$1.84	25d	1	0.83mi
203 46th Avenue Ter W Bradenton, FL	1.0	1.0	880	$1,099	$1.25	4d	1	0.85mi
5513 18th St W Bradenton, FL	2.0	1.0	1000	$1,499	$1.50	25d	1	0.88mi
512 60th Avenue Ter W Unit 512 Bradenton, FL	3.0	1.5	972	$1,900	$1.95	11d	1	0.89mi
4507 3rd Street Cir W #280 Bradenton, FL	1.0	1.0	660	$1,300	$1.97	17d	1	0.93mi
3 Date Ave Bradenton, FL	2.0	2.0	1000	$1,495	$1.50	25d	1	1.01mi
5908 17th St W Unit C36 Bradenton, FL	1.0	1.0	576	$950	$1.65	17d	1	1.03mi
1566 Pleasant Rd Unit J24 Bradenton, FL	2.0	1.0	733	$1,150	$1.57	25d	1	1.05mi
1807 Restful Dr Unit N4 Bradenton, FL	2.0	1.0	733	$1,150	$1.57	4d	1	1.06mi
5888 17th St W Unit C23 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	25d	1	1.07mi
1859 Restful Dr Unit L26 Bradenton, FL	1.0	1.0	576	$1,150	$2.00	25d	1	1.11mi
1875 Sunny Dr Unit G32 Bradenton, FL	1.0	1.0	576	$1,100	$1.91	25d	1	1.12mi
1825 Flamingo Blvd Unit O26 Bradenton, FL	1.0	1.0	576	$1,000	$1.74	25d	1	1.12mi
1839 Sunny Dr Unit E36 Bradenton, FL	1.0	1.0	576	$1,350	$2.34	25d	1	1.12mi
1109 59th Avenue Cir E Unit 1109 Bradenton, FL	3.0	2.0	945	$1,795	$1.90	25d	1	1.14mi
1874 Sunny Dr Unit F32 Bradenton, FL	2.0	1.0	744	$950	$1.28	25d	1	1.15mi
5858 Welcome Rd Unit J23 Bradenton, FL	2.0	1.0	744	$1,150	$1.55	4d	1	1.15mi
2004 49th Ave W Unit 2002 Bradenton, FL	2.0	2.0	1021	$1,950	$1.91	25d	1	1.16mi
1009 W 63rd AVE Bradenton, FL	2.0	2.0	815	$1,495	$1.83	17d	1	1.19mi
5820 21st St W Bradenton, FL	3.0	2.0	1116	$1,995	$1.79	4d	1	1.20mi
5955 Palm Ln Unit A33 Bradenton, FL	2.0	1.0	744	$1,150	$1.55	16d	1	1.20mi

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: watersewertrashinternetcablelandscapingpool

Listing history 16 events

1. 2026-06-18
   days on market $99,000 Active 91 DOM
2. 2026-06-17
   days on market $99,000 Active 90 DOM
3. 2026-06-16
   days on market $99,000 Active 89 DOM
4. 2026-06-15
   days on market $99,000 Active 88 DOM
5. 2026-06-13
   days on market $99,000 Active 86 DOM
6. 2026-06-13
   days on market $99,000 Active 85 DOM
7. 2026-06-10
   days on market $99,000 Active 83 DOM
8. 2026-06-09
   days on market $99,000 Active 82 DOM
9. 2026-06-08
   days on market $99,000 Active 81 DOM
10. 2026-06-08
    days on market $99,000 Active 80 DOM
11. 2026-06-03
    days on market $99,000 Active 76 DOM
12. 2026-06-02
    days on market $99,000 Active 75 DOM
13. 2026-06-01
    days on market $99,000 Active 74 DOM
14. 2026-05-31
    days on market $99,000 Active 73 DOM
15. 2026-03-19
    listed $99,000 Active
16. 2008-01-29
    soldstatus $53,000

ⓘ 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: $1,150 · $96/mo
• Projected year-2 tax: $1,150 · $96/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 · 27 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: $18,041
• − Mortgage interest: −$5,546
• − Property taxes: −$1,150
• − Insurance: −$495
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − HOA: −$3,000
• − Depreciation: −$2,880
• Taxable income: $2,084
• Est. tax owed @ 24.0%: −$500
• After-tax cash flow: $2,878/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

+86.8% since first listed

2 events — show timeline

• 2026-03-19 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 2008-01-29 Sold (Public Records) $53,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,150 · -10.1% YoY. Source: county tax records.