11876 Texoma Ct · Ruskin, FL 34219

$389,000

5 bd · 3.0 ba · 2,447 sqft · Land · 38 Days on market

Built 2026 5,311 sqft lot $135/mo HOA · 4% of rent ↓ 1% since listing

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Why this score? — see what drove the D 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 +14.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This all-concrete block constructed, two-story, two-car garage plan has a large open-concept downstairs which includes a well-appointed kitchen, living room, dining area, secondary bedroom, and full bath. Upstairs, the oversized Bedroom 1 can easily fit a king size bed and includes a large walk-in closet as well as Bathroom 1 with double vanity. Three other bedrooms share a second upstairs bathroom while the loft provides an extra area for work or play. This home comes with refrigerator, built-in dishwasher, electric range, and microwave as well as washer and dryer.

Key facts

• 5,311 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Home warranty included; Lease restrictions apply; CDD present
• Financial info: Other annual assessment $1,406; Total monthly fees (HOA) $135
• HOA & community: HOA managed by ICON Management Services Florida, LLC; Monthly HOA fee $135; HOA amenities: clubhouse, fitness center, pool, playground, maintenance, community mailbox; Association approval required; Pets allowed

Exterior

• Parking: Attached 2-car garage (18 x 19); Driveway; Garage door opener; Parking pad
• Security: Fire alarm; Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; Two levels; Under construction (projected completion July 17, 2026); Faces southwest; Residential property in a planned development (PD-MU)
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; New construction; Builder: D. R. Horton (Model: ROBIE); Builder license CBC039052
• Exterior features: Covered patio/porch; Hurricane shutters; Exterior lighting; Sliding doors; Pond view; Trees/landscaped; Sidewalk; Paved roads; Asphalt road surface

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 5 bedrooms
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Central air
• Interior features: Thermostat; Window treatments; Blinds; Double pane windows; Fire alarm; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Laundry closet; Irrigation equipment

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath land listed at $389k.

Deal economics

• At list price, monthly cash flow is $8 ($95/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $329k (15.5% below list).
• Recommended offer: $329k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.7% in Ruskin — 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 71/100 on livability (#392 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute B+; Watch: amenities F, health & safety 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: Barbara A Harvey Elementary School (math 74% / reading 59%, grade B+, #473 of 2,144 statewide, top 23%, 1,069 students, 33% FRL); Parrish Community High School (math 47% / reading 57%, grade D+, #160 of 667 statewide, top 25%, 2,017 students, 32% FRL) — zoned schools average 33% FRL vs 51% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.9%/yr); 2170 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 35% of the median local income ($114k/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 $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 38 days — a 3% lower offer ($377k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $328,681 (15.5% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.84% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 9.9

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: -19.5%
• Equity multiple: 0.34×
• Total profit: $-72,174
• Equity at exit: $58,001

10-year hold

• IRR: -19.9%
• Equity multiple: 0.09×
• Total profit: $-99,470
• Equity at exit: $33,634

Cash invested: $108,920 (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 34219

• Home prices YoY: -23.7%
• Rents YoY: -0.9%
• Active inventory: 2170
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,287 high
• Mortgage (P&I): −$2,040
• Tax from tax record: −$185 /mo · $2,222/yr
• Insurance: −$162
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$135
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $8

Break-even live

Break-even rent $3,277

Max offer price $389,000

Occupancy floor 95%

Sensitivity live

Price	-10% $228	-5% $118	+0% $8	+5% $-102	+10% $-212
Rent	-10% $-252	-5% $-122	+0% $8	+5% $138	+10% $268
Rate	-1.0pp $204	-0.5pp $107	base $8	+0.5pp $-93	+1.0pp $-195

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10225 Kalamazoo Pl Parrish, FL	4.0	2.5	2260	$2,789	$1.23	4d	1	0.23mi
10225 Kalamazoo Pl Unit NA Parrish, FL	4.0	2.5	2260	$2,689	$1.19	11d	1	0.23mi
12067 Kingsley Trl Parrish, FL	4.0	2.5	2045	$2,495	$1.22	4d	1	0.48mi
11880 Little River Way Parrish, FL	4.0	2.0	1635	$2,650	$1.62	24d	1	0.59mi
11512 Gallatin Trl Parrish, FL	4.0	2.5	1929	$3,300	$1.71	24d	1	0.61mi
11454 Gallatin Trl Parrish, FL	4.0	2.0	1635	$2,575	$1.57	17d	1	0.63mi
11007 Tamarack Pl Unit NA Duette, FL	4.0	3.0	2537	$3,000	$1.18	12d	1	0.84mi
10832 Charlotte Dr Parrish, FL	5.0	3.0	2964	$2,899	$0.98	12d	1	1.06mi
9544 Sandy Bluffs Cir Parrish, FL	5.0	3.0	2557	$2,950	$1.15	4d	1	1.49mi

HOA detail

• Monthly dues: $135 · $1,620/yr
• Likely covers: electric

Listing history 12 events

1. 2026-06-13
   statusdays on market $389,000 Pending 38 DOM
2. 2026-06-10
   days on market $389,000 Active 37 DOM
3. 2026-06-09
   days on market $389,000 Active 36 DOM
4. 2026-06-08
   days on market $389,000 Active 35 DOM
5. 2026-06-08
   pricedays on market $389,000 Active 34 DOM
6. 2026-06-03
   days on market $391,990 Active 30 DOM
7. 2026-06-02
   days on market $391,990 Active 29 DOM
8. 2026-06-01
   days on market $391,990 Active 28 DOM
9. 2026-05-31
   days on market $391,990 Active 27 DOM
10. 2026-05-06
    price $391,990
11. 2026-05-05
    listed $391,990 Active 572-char remark

    Show marketing remark (572 chars)

    This all-concrete block constructed, two-story, two-car garage plan has a large open-concept downstairs which includes a well-appointed kitchen, living room, dining area, secondary bedroom, and full bath. Upstairs, the oversized Bedroom 1 can easily fit a king size bed and includes a large walk-in closet as well as Bathroom 1 with double vanity. Three other bedrooms share a second upstairs bathroom while the loft provides an extra area for work or play. This home comes with refrigerator, built-in dishwasher, electric range, and microwave as well as washer and dryer.

12. 2026-05-04
    listed $396,990 Active

ⓘ 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: $2,222 · $185/mo
• Projected year-2 tax: $3,229 · $269/mo
• Expected delta: +$1,007/yr (+$84/mo · 45.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,442
• − Mortgage interest: −$21,790
• − Property taxes: −$2,222
• − Insurance: −$2,742
• − Repairs & maintenance: −$3,155
• − Management: −$3,155
• − HOA: −$1,620
• − Depreciation: −$11,316
• Taxable loss: −$6,560
• Est. tax savings @ 24.0%: +$1,574
• After-tax cash flow: $1,669/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 — Ruskin

• Score: 71/100
• State rank: #392
• US rank: #6879

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Manatee County · 416,364 people
• City population: 33,319
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 33,296
• Household income: $113,773
• Rent vs Own: 8.1% rent · 91.9% own
• Severe rent burden: 219.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Two or more races 8% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 4% Hispanic 2% Russian 2%
• Foreign-born: 10% · Canada, Dominican Republic, Jamaica
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 2% Other Asian/Pacific 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: ▼ -84.45%
• Current HPI: 271.7131
• Rent YoY: ▼ -0.95%
• 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

-1.3% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $391,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Listed $391,990 Zillow
• 2026-05-04 Listed $396,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+19.5%/yr

Latest (2025): $2,222 · +41.9% YoY. Source: county tax records.