3039 58th Ter E · West Samoset, FL 34203

$398,000

3 bd · 2.0 ba · 1,294 sqft · SingleFamily public records · 101 Days on market

Built 1997 7,100 sqft lot Est $344k · 16% over $70/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +13.0/30.0
• Schools +4.4/10.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Short Sale. Beautiful Home in Briarwood. This 3/2 has a nice pool overlooking the lake.

Key facts

• 7,100 sq ft lot
• 2 garage spots
• Pool

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: Has HOA (fees required; $425 semi-annually / ~$70.83 monthly equivalent); Association: Casey management / John Bittar; Pets allowed (cats and dogs)

Exterior

• Parking: Attached 2-car garage (20x20)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected
• Home design: Single family residence; One-story; South-facing
• Construction: Block construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Fire pit; Outdoor grill; Outdoor kitchen; Private in-ground spa/pool

Interior

• Kitchen: Dishwasher; Microwave; Range hood; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Open floorplan; Solid surface counters; Solid wood cabinets; Vaulted ceilings; Walk-in closets
• Laundry & utility: Washer; Dryer; Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $398k.

Deal economics

• At list price, monthly cash flow is $-25 ($-296/yr) — negative.
• To cash-flow at today's rent, offer at most $394k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $307k (22.7% below list).
• Recommended offer: $307k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.9% in West Samoset — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 72/100 on livability (#342 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, 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); Braden River High School (math 44% / reading 52%, grade D, #201 of 667 statewide, top 30%, 1,774 students, 45% FRL).
• Market conditions: Rents soft (-1.0%/yr); 384 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• At $3,075/mo this rent would consume 52% of the median local household income ($71k/yr) (locally 1469% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 101 days — a 9% lower offer ($362k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $27k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $116k; list at $398k implies a 242% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $307,480 (22.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $344,204
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5807 28th Ln E	0.06mi	3/2.0	1,398 (+8%)	5mo	$365,000	$261	80
5508 35th Ct E	0.55mi	3/2.0	1,337 (+3%)	3mo	$355,000	$266	66
3325 58th Ave E	0.32mi	3/2.5	1,328 (+3%)	18mo	$710,000	$535	64
3510 56th Ter E	0.43mi	3/2.0	1,416 (+9%)	2mo	$320,000	$226	63
3226 58th Ter E	0.20mi	3/2.0	1,424 (+10%)	14mo	$360,000	$253	63
5804 Garden Lakes Fern	0.48mi	2/2.0 (-1)	1,341 (+4%)	10mo	$259,900	$194	58
5231 32nd St E	0.73mi	3/2.0	1,260 (-3%)	5mo	$354,300	$281	57
6130 36th Ln E	0.68mi	3/2.0	1,428 (+10%)	1mo	$385,000	$270	50
5517 Garden Lakes Oak	0.62mi	2/2.0 (-1)	1,421 (+10%)	7mo	$278,000	$196	44
5612 22nd St E	0.74mi	3/2.0	1,114 (-14%)	2mo	$335,000	$301	41
5803 Garden Lakes Palm	0.62mi	2/2.0 (-1)	1,456 (+12%)	10mo	$187,000	$128	37
5611 22nd St E	0.71mi	3/2.0	1,136 (-12%)	12mo	$350,000	$308	36

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: -19.8%
• Equity multiple: 0.33×
• Total profit: $-75,213
• Equity at exit: $59,343

10-year hold

• IRR: -19.9%
• Equity multiple: 0.08×
• Total profit: $-102,895
• Equity at exit: $34,412

Cash invested: $111,440 (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: 10.8×

Monthly cashflow live

• Estimated rent: $3,075 high
• Mortgage (P&I): −$2,087
• Tax from tax record: −$131 /mo · $1,570/yr
• Insurance: −$166
• HOA: −$70
• Vacancy / Maint / Mgmt: −$646
• Net cashflow: $-25

Break-even live

Break-even rent $3,106

Max offer price $393,638

Occupancy floor 96%

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: $99,500
• Closing costs: $11,940
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5631 29th St E Bradenton, FL	3.0	2.0	1868	$3,995	$2.14	23d	1	0.21mi
3601 Garden Lakes Clenet Bradenton, FL	3.0	2.0	1798	$3,000	$1.67	16d	1	0.55mi
5534 Spanish Moss Cv Bradenton, FL	3.0	2.0	1716	$2,500	$1.46	14d	1	0.72mi
5534 Spanish Moss Cv Bradenton, FL	3.0	2.0	1706	$2,500	$1.47	23d	1	0.72mi
3880 Palm Isle Pl Bradenton, FL	1.0–2.0	1.0–2.0	1042	$2,499	$2.40	1d	13	1.02mi
5030 26th St E Bradenton, FL	1.0–3.0	1.0–2.0	1101	$2,395	$2.17	23d	12	1.05mi
5009 25th St E Bradenton, FL	3.0	2.0	1478	$2,325	$1.57	3d	1	1.16mi
2129 49th Ave E Bradenton, FL	3.0	2.0	1370	$2,245	$1.64	3d	1	1.35mi
4509 30th Ln E Bradenton, FL	3.0	2.0	1858	$2,550	$1.37	3d	1	1.49mi

HOA detail

• Monthly dues: $70 · $840/yr
• Likely covers: pool

Listing history 23 events

1. 2026-06-13
   statusdays on market $398,000 Pending 101 DOM
2. 2026-06-10
   days on market $398,000 Active 99 DOM
3. 2026-06-09
   days on market $398,000 Active 98 DOM
4. 2026-06-08
   days on market $398,000 Active 97 DOM
5. 2026-06-08
   days on market $398,000 Active 96 DOM
6. 2026-06-03
   days on market $398,000 Active 92 DOM
7. 2026-06-02
   days on market $398,000 Active 91 DOM
8. 2026-06-01
   days on market $398,000 Active 90 DOM
9. 2026-05-31
   days on market $398,000 Active 89 DOM
10. 2026-05-12
    price $398,000
11. 2026-03-23
    price $415,000
12. 2026-03-03
    listed $425,000 Active
13. 2012-01-27
    soldstatus $116,500
14. 2012-01-20
    soldstatus $116,500 87-char remark

    Show marketing remark (87 chars)

    Short Sale. Beautiful Home in Briarwood. This 3/2 has a nice pool overlooking the lake.

15. 2010-11-29
    listed $150,000 87-char remark

    Show marketing remark (87 chars)

    Short Sale. Beautiful Home in Briarwood. This 3/2 has a nice pool overlooking the lake.

16. 2006-12-06
    soldstatus $245,000
17. 2006-11-30
    soldstatus $245,000 504-char remark

    Show marketing remark (504 chars)

    Adorable home w/ a great room plan accented by most rooms overlooking the pool and lake. Some upgrades to this home include tile through out, hurricane 3M film on all windows/doors that protects again s hurricanes AND intruders, master bath has a door going onto the lania pool area, surrond sound in family room & the garage door has a screen door on the front-great for when you have to work in the garage! Home is light and bright & move in ready! Great price, great location, great home!

18. 2006-11-30
    soldstatus $245,000

    Show marketing remark (504 chars)

    Adorable home w/ a great room plan accented by most rooms overlooking the pool and lake. Some upgrades to this home include tile through out, hurricane 3M film on all windows/doors that protects again s hurricanes AND intruders, master bath has a door going onto the lania pool area, surrond sound in family room & the garage door has a screen door on the front-great for when you have to work in the garage! Home is light and bright & move in ready! Great price, great location, great home!

19. 2006-10-18
    listed $249,000 504-char remark

    Show marketing remark (504 chars)

    Adorable home w/ a great room plan accented by most rooms overlooking the pool and lake. Some upgrades to this home include tile through out, hurricane 3M film on all windows/doors that protects again s hurricanes AND intruders, master bath has a door going onto the lania pool area, surrond sound in family room & the garage door has a screen door on the front-great for when you have to work in the garage! Home is light and bright & move in ready! Great price, great location, great home!

20. 2006-10-18
    listed $249,000

    Show marketing remark (504 chars)

    Adorable home w/ a great room plan accented by most rooms overlooking the pool and lake. Some upgrades to this home include tile through out, hurricane 3M film on all windows/doors that protects again s hurricanes AND intruders, master bath has a door going onto the lania pool area, surrond sound in family room & the garage door has a screen door on the front-great for when you have to work in the garage! Home is light and bright & move in ready! Great price, great location, great home!

21. 2004-10-27
    soldstatus $220,000
22. 2004-10-25
    soldstatus $220,000
23. 2004-09-07
    listed $220,000

ⓘ 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: $1,570 · $131/mo
• Projected year-2 tax: $3,303 · $275/mo
• Expected delta: +$1,734/yr (+$144/mo · 110.5%)

ⓘ 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 · 29 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,898
• − Mortgage interest: −$22,294
• − Property taxes: −$1,570
• − Insurance: −$1,990
• − Repairs & maintenance: −$2,952
• − Management: −$2,952
• − HOA: −$840
• − Depreciation: −$11,578
• Taxable loss: −$7,278
• Est. tax savings @ 24.0%: +$1,747
• After-tax cash flow: $1,450/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 — West Samoset

• Score: 72/100
• State rank: #342
• US rank: #5939

Category grades

Amenities F Commute F 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
• 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

+80.9% since first listed

14 events — show timeline

• 2026-05-12 Price Changed $398,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $415,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Listed $425,000 Stellar MLS as Distributed by MLS Grid
• 2012-01-27 Sold (Public Records) $116,500 Public Records
• 2012-01-20 Sold (MLS) $116,500 Stellar MLS as Distributed by MLS Grid
• 2010-11-29 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2006-12-06 Sold (Public Records) $245,000 Public Records
• 2006-11-30 Sold (MLS) $245,000 Stellar MLS as Distributed by MLS Grid
• 2006-11-30 Sold (MLS) $245,000 Stellar MLS as Distributed by MLS Grid
• 2006-10-18 Listed $249,000 Stellar MLS as Distributed by MLS Grid
• 2006-10-18 Listed $249,000 Stellar MLS as Distributed by MLS Grid
• 2004-10-27 Sold (Public Records) $220,000 Public Records
• 2004-10-25 Sold (MLS) $220,000 Stellar MLS as Distributed by MLS Grid
• 2004-09-07 Listed $220,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-0.2%/yr

Latest (2025): $1,570 · +4.0% YoY. Source: county tax records.