3514 Lake Bayshore Dr Unit K-108 · South Bradenton, FL 34205

$89,000

2 bd · 2.0 ba · 1,144 sqft · Condo · 97 Days on market

Built 1980 Good condition $575/mo HOA · 34% of rent ↓ 45% since listing

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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 +21.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Schools +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICED TO SELL!!! FURNISHED first-floor 2 bed/2 bath condo in the desirable 55+ Bayshore community where your parking spot is steps from your front door! Welcome to easy Florida living! This inviting residence offers a comfortable and functional layout with abundant natural light, a spacious living and dining area and a well-appointed kitchen with ample cabinetry. The generously sized primary bedroom has a large walk-in closet, and the ensuite bathroom is completely redone. There’s a second bedroom and full bathroom making it perfect for guests. Enjoy relaxing mornings or peaceful evenings on the screened lanai. Residents enjoy access to community amenities including a heated pool, cl

Key facts

• Clubhouse
• Landscaped grounds
• Scenic walking paths

Tags

• FIRST FLOOR CONDOMINIUM
• SCREENED LANAI
• LANDSCAPED GROUNDS
• HEATED POOL
• CLUBHOUSE
• SCENIC WALKING PATHS

Property features AI

Finance

• Financial info: Total monthly fees reported as $575; total annual fees reported as $6,900; Lease restrictions apply
• HOA & community: Monthly HOA fee of $575; HOA includes cable TV, internet, pool, common area taxes, maintenance (structure and grounds), trash, and escrow reserves; Association approval required; Community amenities: clubhouse and pool; No pets allowed; Association name listed as Cristina Stewart

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected
• Home design: Condominium; One story; First-floor unit; East-facing
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of building K
• Exterior features: Sliding doors; Asphalt road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Split bedroom floor plan; Blinds
• Laundry & utility: Washer hookup; Dryer hookup (electric); Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.1% in South Bradenton — 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 77/100 on livability (#195 in FL, #3,092 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, crime D+, commute 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: Robert H. Prine Elementary School (math 46% / reading 32%, grade F, #1,560 of 2,144 statewide, top 73%, 744 students, 75% 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 71% FRL vs 51% district-wide (20 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 (-2.4%/yr); 321 active listings in the ZIP; 40 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).
• This rent runs 38% of the median local income ($53k/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 $615 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 97 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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. 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?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 1.87% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 4.4

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: -12.6%
• Equity multiple: 0.57×
• Total profit: $-10,779
• Equity at exit: $13,270

10-year hold

• IRR: -15.4%
• Equity multiple: 0.35×
• Total profit: $-16,245
• Equity at exit: $7,695

Cash invested: $24,920 (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 34205

• Rents YoY: -2.4%
• Active inventory: 321
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,668 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$575
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $128

Break-even live

Break-even rent $1,506

Max offer price $89,000

Occupancy floor 87%

Sensitivity live

Price	-10% $190	-5% $159	+0% $128	+5% $97	+10% $67
Rent	-10% $-4	-5% $62	+0% $128	+5% $194	+10% $260
Rate	-1.0pp $173	-0.5pp $151	base $128	+0.5pp $105	+1.0pp $82

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3064 Lake Bayshore Dr Unit 115 Bradenton, FL	2.0	2.0	1144	$1,250	$1.09	25d	1	0.02mi
3124 Lake Bayshore Dr Unit 219 Bradenton, FL	2.0	2.0	1144	$2,300	$2.01	25d	1	0.02mi
4444 17th St W Unit B Bradenton, FL	2.0	1.0	850	$2,200	$2.59	25d	1	0.19mi
4204 Heron Way Unit B304 Bradenton, FL	2.0	1.0	912	$1,400	$1.54	5d	1	0.23mi
4515 26th St W Bradenton, FL	1.0–2.0	1.0–2.0	806	$1,510	$1.87	3d	14	0.30mi
2305 46th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	1005	$1,837	$1.83	4d	10	0.34mi
4607 21st St W Bradenton, FL	3.0	2.0	1133	$2,500	$2.21	25d	1	0.36mi
3963 Lake Bayshore Dr Unit F-414 Bradenton, FL	2.0	1.0	1040	$1,200	$1.15	16d	1	0.40mi
4121 Heron Way #108 Bradenton, FL	2.0	2.0	1144	$1,340	$1.17	25d	1	0.40mi
4129 Lake Bayshore Dr Unit C501 Bradenton, FL	2.0	2.0	1144	$1,600	$1.40	5d	1	0.40mi
3635 Lake Bayshore Dr Unit J410 Bradenton, FL	2.0	2.0	1144	$1,700	$1.49	25d	1	0.40mi
3737 Lake Bayshore Dr Unit 213 Bradenton, FL	2.0	1.0	912	$1,150	$1.26	23d	1	0.40mi
4109 Lake Bayshore Dr Bradenton, FL	1.0	1.0	768	$1,250	$1.63	25d	1	0.40mi
3506 14th St W Bradenton, FL	3.0	1.0–2.0	874	$1,725	$1.97	25d	5	0.55mi
1308 36th Ave W Bradenton, FL	1.0	1.0	715	$1,199	$1.68	25d	1	0.56mi
2004 49th Ave W Unit 2002 Bradenton, FL	2.0	2.0	1021	$1,950	$1.91	25d	1	0.59mi
4906 21st St W Bradenton, FL	2.0	1.0	918	$1,700	$1.85	18d	1	0.61mi
4705 27th St W Unit A Bradenton, FL	2.0	1.0	750	$1,325	$1.77	5d	1	0.62mi
4916 18th St W Unit B Bradenton, FL	2.0	2.0	1170	$1,650	$1.41	25d	1	0.65mi
5001 22nd St W Unit B Bradenton, FL	2.0	1.0	729	$1,700	$2.33	18d	1	0.68mi
4906 25th St W #101 Bradenton, FL	2.0	1.5	1070	$1,550	$1.45	25d	1	0.72mi
4812 27th St W Bradenton, FL	2.0	2.0	912	$1,599	$1.75	13d	1	0.73mi
4812 27th St W Unit 4812 Bradenton, FL	2.0	2.0	912	$1,545	$1.69	13d	1	0.73mi
919 34th Ave W Bradenton, FL	3.0	1.0	950	$1,599	$1.68	13d	1	0.76mi
5016 22nd St W Bradenton, FL	2.0	1.0	1400	$1,600	$1.14	5d	1	0.77mi
907 34th Ave W Unit B Bradenton, FL	3.0	1.0	1000	$1,795	$1.79	25d	1	0.77mi
907 34th Ave W Bradenton, FL	3.0	1.0	985	$1,599	$1.62	22d	1	0.77mi
2306 30th Ave W Bradenton, FL	3.0	2.0	945	$1,700	$1.80	25d	1	0.78mi
2835 50th Ave W Bradenton, FL	1.0–2.0	1.0–2.0	850	$1,610	$1.89	5d	16	0.82mi
655 Park Cir Bradenton, FL	1.0	1.5	816	$1,100	$1.35	25d	1	0.83mi
2901 26th St W #807 Bradenton, FL	2.0	2.0	940	$1,525	$1.62	4d	1	0.88mi
3512 32nd St W Bradenton, FL	2.0	1.0	1200	$2,100	$1.75	5d	1	0.90mi
915 50th Avenue Plz W Bradenton, FL	2.0	1.0	700	$1,200	$1.71	25d	1	0.90mi
4630 5th St W Ste 6 Bradenton, FL	2.0	1.0	1000	$1,600	$1.60	13d	1	0.90mi
5059 Live Oak Cir Unit 5059 Bradenton, FL	2.0	2.0	896	$1,900	$2.12	18d	1	0.92mi
707 50th Ave W Bradenton, FL	2.0	1.0	730	$1,150	$1.58	25d	1	0.96mi
304 47th Avenue Dr W #112 Bradenton, FL	1.0	1.0	725	$1,200	$1.66	25d	1	0.96mi
4810 Ho Wil Ln Unit 4810 Bradenton, FL	2.0	1.0	784	$1,600	$2.04	25d	1	0.97mi
5062 Live Oak Cir Unit 5026 Bradenton, FL	2.0	2.0	896	$1,545	$1.72	18d	1	0.97mi
5103 29th St W Bradenton, FL	2.0	2.0	1258	$2,600	$2.07	25d	1	0.99mi

HOA detail condo

• Monthly dues: $575 · $6,900/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-22
   days on market $89,000 Active 97 DOM
2. 2026-06-18
   days on market $89,000 Active 94 DOM
3. 2026-06-17
   days on market $89,000 Active 93 DOM
4. 2026-06-16
   days on market $89,000 Active 92 DOM
5. 2026-06-15
   days on market $89,000 Active 91 DOM
6. 2026-06-13
   days on market $89,000 Active 89 DOM
7. 2026-06-13
   days on market $89,000 Active 88 DOM
8. 2026-06-10
   days on market $89,000 Active 86 DOM
9. 2026-06-09
   days on market $89,000 Active 85 DOM
10. 2026-06-08
    days on market $89,000 Active 84 DOM
11. 2026-06-08
    days on market $89,000 Active 83 DOM
12. 2026-06-03
    days on market $89,000 Active 79 DOM
13. 2026-06-02
    days on market $89,000 Active 78 DOM
14. 2026-06-01
    days on market $89,000 Active 77 DOM
15. 2026-05-31
    days on market $89,000 Active 76 DOM
16. 2026-05-14
    price $89,000
17. 2026-03-16
    listed $99,000 Active
18. 2025-11-18
    historical
19. 2025-09-15
    price $96,000
20. 2025-08-18
    listed $112,000 Active
21. 2025-06-15
    historical
22. 2025-03-13
    price $112,000
23. 2024-12-13
    price $126,000
24. 2024-04-26
    price $145,000
25. 2024-03-15
    listed $161,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,022
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − HOA: −$6,900
• − Depreciation: −$2,589
• Taxable income: $564
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $1,401/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 2-bedroom, 2-bathroom condo is in good condition with a good exterior and interior. It has a good curb appeal and is located in a desirable community with community amenities. The property is move-in ready and has a good resale and rental value.

Value-add opportunities

• Resale Paint the exterior walls — Painting the exterior walls can enhance the curb appeal and make the property more attractive to potential buyers.
• Resale Replace the ceiling fan in the living room — A new ceiling fan can improve the aesthetics and functionality of the living room, making it more appealing to potential buyers.
• Rental Clean the pool and replace the pool cover — A clean pool and a well-maintained pool area can attract more renters and increase the rental value of the property.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior walls — Painting the exterior walls can enhance the curb appeal and make the property more attractive to potential buyers. ↑
• Resale Replace the ceiling fan in the living room — A new ceiling fan can improve the aesthetics and functionality of the living room, making it more appealing to potential buyers. ↑
• Rental Clean the pool and replace the pool cover — A clean pool and a well-maintained pool area can attract more renters and increase the rental value of the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — South Bradenton

• Score: 77/100
• State rank: #195
• US rank: #3092

Category grades

Amenities C- Commute F Cost of living A+ Crime D+ Employment F Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Bradenton, FL
• County: Manatee County · 416,364 people
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 31,946
• Household income: $52,525
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 1736.0

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 18% Black 10% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4% Cuban 1%
• Common ancestry: Hispanic 2% Romanian 2% Lithuanian 2%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 78% English-only · Spanish 14% French/Haitian/Cajun 2% German/W. Germanic 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: ▼ -310.18%
• Current HPI: 369.8239
• Rent YoY: ▼ -2.43%
• 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

-44.7% since first listed

10 events — show timeline

• 2026-05-14 Price Changed $89,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Listed $99,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-15 Price Changed $96,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-18 Listed $112,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-13 Price Changed $112,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-13 Price Changed $126,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-26 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-15 Listed $161,000 Stellar MLS as Distributed by MLS Grid