804 50th C Ave E · Bayshore Gardens, FL 34203

$139,000

2 bd · 2.0 ba · 1,068 sqft · Manufactured public records · 104 Days on market

Built 1997 3,507 sqft lot Est $148k · 6% under $285/mo HOA · 16% 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 +19.1/30.0
• ARV discount +10.4/15.0
• 1% rule +7.8/10.0
• DSCR +6.0/10.0
• 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

Pristine and move-in ready in Golf Lakes, a gated 55+ manufactured home community with a convenient central location. This well-maintained home features a new roof, A/C, and hot water heater all installed in 2022. Situated on a quiet cul-de-sac, the property offers a low-maintenance xeriscaped yard with no grass to maintain. The large carport provides space for two vehicles and includes a handy storage room. Inside, you’ll find an open great room floor plan with two bedrooms, including a primary suite with generous closet space and its own private bathroom, plus a separate guest bath. The home is in excellent condition and ready to enjoy from day one. Golf Lakes offers low fees under

Key facts

• Gated community
• Quiet cul-de-sac
• New hot water heater

Tags

• GATED COMMUNITY
• NEW ROOF
• NEW A/C
• NEW HOT WATER HEATER
• QUIET CUL-DE-SAC
• LARGE CARPORT

Property features AI

Finance

• Other: Zoning: RSMH6; Lot located on a cul-de-sac; Lot is public maintained asphalt road; Total acreage less than 1/4 acre; Planned unit development
• Financial info: Total annual fees $3,420; Lease restrictions apply
• HOA & community: Has HOA; monthly fee $285 (includes pool and recreational facilities); Association amenities include clubhouse and fitness center; Association recreation (owned); Golf carts allowed; Association approval required; Senior community; Pets not allowed

Exterior

• Parking: Driveway; Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Manufactured home (double wide); One story; Facing south; Completed condition
• Construction: Frame construction; Shingle roof; Crawlspace foundation; Built as double wide manufactured home
• Exterior features: Covered patio/porch; Shed(s); Storage

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Great room; Inside utility; Storage room(s)
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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); 384 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 30% 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 $961 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 104 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $139k implies a 595% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.28% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $148,452
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
808 53rd Ave E #66	0.37mi	2/2.0	1,056 (-1%)	7mo	$85,000	$80	75
205 52nd Avenue Ter E	0.40mi	2/2.0	1,124 (+5%)	1mo	$180,000	$160	72
808 53rd Ave E #277	0.55mi	2/2.0	1,056 (-1%)	2mo	$188,000	$178	71
808 53rd Ave E #108	0.28mi	2/2.0	1,152 (+8%)	4mo	$135,000	$117	70
209 E 52nd Avenue Plz E	0.37mi	2/2.0	1,152 (+8%)	1mo	$165,500	$144	68
808 53rd Ave E #22	0.42mi	2/2.0	960 (-10%)	2mo	$135,000	$141	62
306 49th Ave W	0.67mi	2/2.0	1,130 (+6%)	3mo	$120,000	$106	56
204 52nd Avenue Ter E	0.42mi	2/2.0	1,200 (+12%)	6mo	$115,000	$96	55
410 51st Avenue Ter W	0.70mi	2/2.0	1,012 (-5%)	7mo	$120,000	$119	53
406 50th Ave W	0.68mi	2/1.5	928 (-13%)	3mo	$128,900	$139	42
212 52nd Avenue Plz W	0.60mi	2/2.0	1,228 (+15%)	8mo	$180,000	$147	41
416 52nd Avenue Dr W	0.72mi	2/2.0	1,212 (+14%)	5mo	$150,000	$124	40

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: -13.4%
• Equity multiple: 0.54×
• Total profit: $-18,038
• Equity at exit: $20,725

10-year hold

• IRR: -11.8%
• Equity multiple: 0.42×
• Total profit: $-22,748
• Equity at exit: $12,018

Cash invested: $38,920 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$729
• Tax from tax record: −$180 /mo · $2,158/yr
• Insurance: −$58
• HOA: −$285
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $149

Break-even live

Break-even rent $1,584

Max offer price $139,000

Occupancy floor 87%

Sensitivity live

Price	-10% $227	-5% $188	+0% $149	+5% $109	+10% $70
Rent	-10% $9	-5% $79	+0% $149	+5% $219	+10% $289
Rate	-1.0pp $219	-0.5pp $184	base $149	+0.5pp $113	+1.0pp $76

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5323 11th Street Cir E Bradenton, FL	2.0	2.0	1303	$1,900	$1.46	25d	1	0.33mi
1345 301 Blvd E Bradenton, FL	1.0–3.0	1.0–2.0	872	$1,320	$1.51	25d	9	0.58mi
5613 8th St Ct E Bradenton, FL	3.0	2.0	1000	$1,700	$1.70	25d	1	0.67mi
716 56th Avenue Dr E Bradenton, FL	3.0	2.0	1000	$1,700	$1.70	4d	1	0.73mi
808 53rd Ave E #203 Bradenton, FL	2.0	2.0	1208	$1,450	$1.20	17d	1	0.75mi
503 51st Ave W Unit 503 Bradenton, FL	3.0	2.0	882	$1,275	$1.45	25d	1	0.76mi
503 51st Ave W Bradenton, FL	3.0	2.0	882	$1,075	$1.22	13d	1	0.76mi
202 46th Avenue Ter W #409 Bradenton, FL	2.0	2.0	1086	$1,995	$1.84	25d	1	0.77mi
203 46th Avenue Ter W Bradenton, FL	1.0	1.0	880	$1,099	$1.25	4d	1	0.77mi
409 57th Avenue Dr E Bradenton, FL	2.0	1.5	1209	$1,375	$1.14	11d	1	0.81mi
723 44th Ave E Unit 5 Bradenton, FL	2.0	1.5	1350	$1,650	$1.22	17d	1	0.81mi
608 51st Ave W Bradenton, FL	2.0	1.5	760	$2,200	$2.89	25d	1	0.83mi
304 47th Avenue Dr W #112 Bradenton, FL	1.0	1.0	725	$1,200	$1.66	25d	1	0.84mi
4810 Ho Wil Ln Unit 4810 Bradenton, FL	2.0	1.0	784	$1,600	$2.04	25d	1	0.84mi
408 57th Avenue Dr E Unit A Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	11d	1	0.85mi
408 57th Avenue Dr E Apt E Bradenton, FL	2.0	1.5	1209	$1,375	$1.14	13d	1	0.85mi
312 57th Avenue Dr E Unit B Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	4d	1	0.86mi
304 57th Avenue Dr E Bradenton, FL	2.0	1.5	1209	$1,362	$1.13	4d	5	0.87mi
304 57th Avenue Dr E Bradenton, FL	2.0	1.5	1209	$1,445	$1.20	25d	3	0.87mi
308 57th Avenue Dr E Unit B Bradenton, FL	2.0	1.5	1209	$1,350	$1.12	4d	1	0.87mi
4630 5th St W Ste 6 Bradenton, FL	2.0	1.0	1000	$1,600	$1.60	13d	1	0.90mi
707 50th Ave W Bradenton, FL	2.0	1.0	730	$1,150	$1.58	25d	1	0.91mi
5719 14th St E Bradenton, FL	1.0	1.0	978	$1,425	$1.46	4d	1	0.91mi
1167 42nd Ter E Bradenton, FL	3.0	2.0	1274	$2,025	$1.59	21d	1	0.94mi
655 Park Cir Bradenton, FL	1.0	1.5	816	$1,100	$1.35	25d	1	0.97mi
5828 3rd St E Bradenton, FL	3.0	2.0	1036	$1,995	$1.93	25d	1	0.98mi
3808 11th St E Bradenton, FL	2.0	1.0	850	$1,600	$1.88	25d	1	1.04mi
5580 Fountain Lake Cir Bradenton, FL	1.0–3.0	1.0–2.0	1052	$1,908	$1.81	3d	38	1.04mi
5502 8th Street Ct W Bradenton, FL	2.0	2.0	896	$1,595	$1.78	25d	1	1.04mi
915 50th Avenue Plz W Bradenton, FL	2.0	1.0	700	$1,200	$1.71	25d	1	1.05mi
1109 59th Avenue Cir E Unit 1109 Bradenton, FL	3.0	2.0	945	$1,795	$1.90	25d	1	1.09mi
2129 49th Ave E Bradenton, FL	3.0	2.0	1370	$2,245	$1.64	4d	1	1.16mi
350 34th Avenue Dr E Bradenton, FL	1.0–3.0	1.0–2.0	893	$1,335	$1.49	3d	6	1.27mi
1007 57th Ave W Bradenton, FL	2.0	1.5	967	$1,495	$1.55	11d	1	1.29mi
1022 61st Avenue Dr E Bradenton, FL	3.0	1.0	970	$1,450	$1.49	17d	1	1.32mi
613 61st Avenue Ter E Unit 613 Bradenton, FL	3.0	2.0	1194	$2,195	$1.84	17d	1	1.32mi
5009 25th St E Bradenton, FL	3.0	2.0	1478	$2,325	$1.57	4d	1	1.34mi
616 33rd Ave E Bradenton, FL	2.0	2.0	750	$1,600	$2.13	25d	1	1.36mi
5030 26th St E Bradenton, FL	1.0–3.0	1.0–2.0	1101	$1,945	$1.77	25d	12	1.37mi
1207 62nd Ave E Bradenton, FL	3.0	2.0	1018	$1,995	$1.96	25d	1	1.41mi

HOA detail

• Monthly dues: $285 · $3,420/yr
• Likely covers: watersecurity

Listing history 21 events

1. 2026-06-18
   days on market $139,000 Active 104 DOM
2. 2026-06-17
   days on market $139,000 Active 103 DOM
3. 2026-06-16
   days on market $139,000 Active 102 DOM
4. 2026-06-15
   days on market $139,000 Active 101 DOM
5. 2026-06-13
   days on market $139,000 Active 99 DOM
6. 2026-06-13
   days on market $139,000 Active 98 DOM
7. 2026-06-10
   days on market $139,000 Active 96 DOM
8. 2026-06-09
   days on market $139,000 Active 95 DOM
9. 2026-06-08
   days on market $139,000 Active 94 DOM
10. 2026-06-08
    days on market $139,000 Active 93 DOM
11. 2026-06-03
    days on market $139,000 Active 89 DOM
12. 2026-06-02
    days on market $139,000 Active 88 DOM
13. 2026-06-01
    days on market $139,000 Active 87 DOM
14. 2026-06-01
    price $139,000 Active 86 DOM
15. 2026-05-31
    days on market $144,900 Active 86 DOM
16. 2026-05-12
    price $144,900
17. 2026-04-22
    price $149,900
18. 2026-03-27
    price $159,000
19. 2026-03-06
    listed $164,000 Active
20. 1996-05-06
    soldstatus $20,000
21. 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: $2,158 · $180/mo
• Projected year-2 tax: $2,158 · $180/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 · 26 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: $21,273
• − Mortgage interest: −$7,786
• − Property taxes: −$2,158
• − Insurance: −$695
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − HOA: −$3,420
• − Depreciation: −$4,044
• Taxable loss: −$234
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $1,841/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

6 events — show timeline

• 2026-05-12 Price Changed $144,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Listed $164,000 Stellar MLS as Distributed by MLS Grid
• 1996-05-06 Sold (Public Records) $20,000 Public Records
• 1987-03-30 Sold (Public Records) $14,000,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,158 · -2.7% YoY. Source: county tax records.