5205 5th St E · Bayshore Gardens, FL 34203

$110,000

1 bd · 1.0 ba · 840 sqft · Manufactured public records · 10 Days on market

Built 1963 4,069 sqft lot Est $103k · 6% over $225/mo HOA · 15% of rent

---

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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +4.6/15.0
• 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

Welcome to this beautifully maintained, move-in-ready 2-bedroom, 2-bath mobile home 55+ offering comfort, convenience, and exceptional value in the heart of Bradenton. This charming residence features an open-concept floor plan, updated flooring, abundant natural light, and a spacious living area ideal for relaxing or entertaining. Situated on a generous lot that is owned, the property offers excellent outdoor living potential and is conveniently located near shopping, dining, medical facilities, golf courses, and Florida’s world-famous Gulf Coast beaches. Whether you’re searching for a full-time residence, seasonal retreat, or affordable Florida getaway, this home is a must-see

Key facts

• Generous lot
• Spacious living area
• Updated flooring

Tags

• OPEN-CONCEPT FLOOR PLAN
• UPDATED FLOORING
• ABUNDANT NATURAL LIGHT
• SPACIOUS LIVING AREA
• GENEROUS LOT
• OUTDOOR LIVING POTENTIAL

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total monthly fees $225 ($2,700 annual)
• HOA & community: Association required (Tracy) — $225/month; Association fee includes cable TV, internet, management, pool, recreational facilities, sewer, trash, water, and common area taxes; Amenities: clubhouse, fitness center, pool, shuffleboard, gated community, golf, association recreation (owned); Buyer approval required; Senior community; No pets allowed

Exterior

• Parking: Carport with 2 spaces
• Security: Gated community
• Utilities: Public water; Public sewer; Cable connected
• Home design: Residential mobile home (double wide); One story; Faces west; Homestead property
• Construction: Metal siding; Roof over; Crawlspace and slab foundation; Building area approx. 1,442 sq ft
• Exterior features: Screened side porch; Awnings; Exterior storage

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Kitchen/family room combo; Living room/dining room combo
• Laundry & utility: Laundry room; Laundry in garage

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 10.1% 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: Oneco Elementary School (math 49% / reading 27%, grade F, #1,587 of 2,144 statewide, top 74%, 596 students, 79% FRL); W. D. Sugg Middle School (math 34% / reading 28%, grade F, #462 of 571 statewide, top 81%, 1,010 students, 72% 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 33% at this address vs 52% district-wide (-19 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $761 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $48k; list at $110k implies a 129% 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 $110,000

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.40% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.57%
• DSCR: 1.60
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $103,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 52nd Avenue Plz W	0.47mi	2/1.0 (+1)	846 (+1%)	1mo	$75,000	$89	72
808 53rd Ave E #67	0.27mi	2/2.0 (+1)	864 (+3%)	5mo	$160,000	$185	70
4904 4th A St E	0.46mi	2/2.0 (+1)	840 (0%)	1mo	$60,000	$71	68
302 52nd Avenue Ter E	0.13mi	2/2.0 (+1)	728 (-13%)	1mo	$170,000	$234	62
301 Brazil Ct #95	0.49mi	2/1.5 (+1)	792 (-6%)	2mo	$66,000	$83	59
511 50th Avenue Dr W	0.66mi	2/1.5 (+1)	880 (+5%)	2mo	$66,500	$76	53
5530 Denmark Dr	0.64mi	2/2.0 (+1)	864 (+3%)	4mo	$70,000	$81	52
808 53rd Ave E #22	0.33mi	2/2.0 (+1)	960 (+14%)	2mo	$135,000	$141	50
406 50th Ave W	0.58mi	2/1.5 (+1)	928 (+10%)	3mo	$128,900	$139	46
719 50th Avenue Ter W	0.75mi	2/1.5 (+1)	770 (-8%)	3mo	$95,000	$123	41
502 Bolivia Blvd	0.53mi	2/2.0 (+1)	960 (+14%)	2mo	$124,900	$130	41
606 Cyprus Ct	0.64mi	2/1.5 (+1)	960 (+14%)	5mo	$85,000	$89	35

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-69
• Equity at exit: $16,401

10-year hold

• IRR: 5.9%
• Equity multiple: 1.37×
• Total profit: $11,394
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,545 high
• Mortgage (P&I): −$577
• Tax from tax record: −$24 /mo · $290/yr
• Insurance: −$46
• HOA: −$225
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $348

Break-even live

Break-even rent $1,104

Max offer price $110,000

Occupancy floor 72%

Sensitivity live

Price	-10% $411	-5% $380	+0% $348	+5% $317	+10% $286
Rent	-10% $226	-5% $287	+0% $348	+5% $409	+10% $470
Rate	-1.0pp $404	-0.5pp $376	base $348	+0.5pp $320	+1.0pp $291

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 26 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	0.18mi
205 52nd Avenue Dr W Bradenton, FL	1.0	1.0	528	$1,200	$2.27	25d	1	0.35mi
4903 2nd B St E Bradenton, FL	2.0	2.0	624	$2,400	$3.85	25d	1	0.49mi
608 51st Ave W Bradenton, FL	2.0	1.5	760	$2,200	$2.89	25d	1	0.64mi
5580 Fountain Lake Cir Bradenton, FL	1.0–3.0	1.0–2.0	1052	$1,449	$1.38	3d	38	0.72mi
5502 8th Street Ct W Bradenton, FL	2.0	2.0	896	$1,595	$1.78	25d	1	0.74mi
4810 Ho Wil Ln Unit 4810 Bradenton, FL	2.0	1.0	784	$1,600	$2.04	25d	1	0.75mi
707 50th Ave W Bradenton, FL	2.0	1.0	730	$1,150	$1.58	25d	1	0.75mi
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	5d	1	0.79mi
304 47th Avenue Dr W #112 Bradenton, FL	1.0	1.0	725	$1,200	$1.66	25d	1	0.79mi
4630 5th St W Ste 6 Bradenton, FL	2.0	1.0	1000	$1,600	$1.60	13d	1	0.86mi
915 50th Avenue Plz W Bradenton, FL	2.0	1.0	700	$1,200	$1.71	25d	1	0.86mi
655 Park Cir Bradenton, FL	1.0	1.5	816	$1,100	$1.35	25d	1	0.88mi
4507 3rd Street Cir W #280 Bradenton, FL	1.0	1.0	660	$1,300	$1.97	17d	1	0.90mi
1345 301 Blvd E Bradenton, FL	1.0–3.0	1.0–2.0	872	$1,111	$1.27	25d	9	0.90mi
5719 14th St E Bradenton, FL	1.0	1.0	978	$1,425	$1.46	4d	1	0.90mi
1007 57th Ave W Bradenton, FL	2.0	1.5	967	$1,495	$1.55	12d	1	0.97mi
3 Date Ave Bradenton, FL	2.0	2.0	1000	$1,495	$1.50	25d	1	1.18mi
5531 16th St W Unit 5537 Bradenton, FL	2.0	1.0	750	$1,650	$2.20	5d	1	1.23mi
3808 11th St E Bradenton, FL	2.0	1.0	850	$1,600	$1.88	25d	1	1.30mi
5513 18th St W Bradenton, FL	2.0	1.0	1000	$1,499	$1.50	25d	1	1.33mi
350 34th Avenue Dr E Bradenton, FL	1.0–3.0	1.0–2.0	893	$1,111	$1.24	3d	6	1.43mi
5908 17th St W Unit C36 Bradenton, FL	1.0	1.0	576	$950	$1.65	17d	1	1.46mi
1566 Pleasant Rd Unit J24 Bradenton, FL	2.0	1.0	733	$1,150	$1.57	25d	1	1.46mi
1807 Restful Dr Unit N4 Bradenton, FL	2.0	1.0	733	$1,150	$1.57	5d	1	1.50mi

HOA detail

• Monthly dues: $225 · $2,700/yr

Listing history 8 events

1. 2026-06-22
   days on market $110,000 Active 10 DOM
2. 2026-06-18
   days on market $110,000 Active 7 DOM
3. 2026-06-17
   days on market $110,000 Active 6 DOM
4. 2026-06-16
   days on market $110,000 Active 5 DOM
5. 2026-06-15
   days on market $110,000 Active 4 DOM
6. 2026-06-13
   days on market $110,000 Active 2 DOM
7. 2026-06-13
   remarks 687-char remark
8. 2026-06-13
   listed $110,000 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: $290 · $24/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$623/yr (+$52/mo · 214.8%)

ⓘ 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 ≥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: $18,536
• − Mortgage interest: −$6,162
• − Property taxes: −$290
• − Insurance: −$550
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − HOA: −$2,700
• − Depreciation: −$3,200
• Taxable income: $2,668
• Est. tax owed @ 24.0%: −$640
• After-tax cash flow: $3,541/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

-99.2% since first listed

15 events — show timeline

• 2026-06-06 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-11 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-20 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-09 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-31 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2019-08-29 Sold (Public Records) $48,000 Public Records
• 2003-12-24 Sold (Public Records) $67,500 Public Records
• 1991-01-09 Sold (Public Records) $24,500 Public Records
• 1987-03-30 Sold (Public Records) $14,000,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $290 · +10.9% YoY. Source: county tax records.