12425 Parsons Isle Ter · Ruskin, FL 34221

$315,500

4 bd · 2.5 ba · 1,870 sqft · SingleFamily · 1 Days on market

Built 2026 Good condition $169/sqft · 34% below area Est $478k · 34% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.0/30.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

This spacious two-story home features a contemporary open floorplan among the kitchen, living room and dining room on the first floor, perfect for hosting guests. The second floor contains a versatile loft that can double as a media room, as well as all four bedrooms, including an expansive owner's suite with a lavish private bathroom.

Key facts

• Open floorplan
• Private bathroom
• Owner's suite

Tags

• OPEN FLOORPLAN
• VERSATILE LOFT
• MEDIA ROOM
• OWNER'S SUITE
• PRIVATE BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $316k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-202 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (17.9% below list).
• Recommended offer: $259k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.2% 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: James Tillman Elementary Magnet School (math 65% / reading 34%, grade D, #1,088 of 2,144 statewide, top 53%, 520 students, 74% FRL); Palmetto High School (math 22% / reading 36%, grade F, #456 of 667 statewide, top 68%, 2,100 students, 61% FRL) — zoned schools average 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 39% at this address vs 52% district-wide (-13 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 (-3.0%/yr); 1708 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 126d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 40% of the median local income ($78k/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 $2k of loan paydown is wiped out by about $9k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

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; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,896 (17.9% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 0.82% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

• ARV (median comp): $477,611
• List price: $315,500
• Delta: -33.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6018 Blue Paloma	0.55mi	4/2.0	1,817 (-3%)	5mo	$326,140	$179	64
11328 Trivio Ter	0.65mi	3/2.5 (-1)	1,826 (-2%)	7mo	$430,000	$235	55
11414 Casella Pl	0.59mi	3/2.0 (-1)	1,886 (+1%)	14mo	$475,000	$252	52
11507 Viani Ter	0.68mi	3/2.0 (-1)	1,886 (+1%)	13mo	$440,000	$233	48
5531 Orsello St	0.65mi	3/2.0 (-1)	1,886 (+1%)	18mo	$465,000	$247	47
11343 E 65th Ter	0.71mi	3/2.5 (-1)	1,787 (-4%)	23mo	$299,900	$168	35
11429 Casella Pl	0.56mi	3/3.5 (-1)	2,138 (+14%)	8mo	$745,000	$348	35
11406 Casella Pl	0.61mi	3/3.5 (-1)	2,100 (+12%)	14mo	$475,000	$226	30
11410 Viani Ter	0.71mi	3/3.0 (-1)	2,100 (+12%)	14mo	$469,040	$223	28
11367 E 65th Ter	0.69mi	3/2.5 (-1)	1,666 (-11%)	23mo	$259,900	$156	25
11332 E 65th Ter	0.73mi	3/2.5 (-1)	1,666 (-11%)	23mo	$256,975	$154	23
11328 E 65th Ter	0.74mi	3/2.5 (-1)	1,666 (-11%)	24mo	$264,400	$159	23

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: -24.4%
• Equity multiple: 0.19×
• Total profit: $-71,467
• Equity at exit: $47,042

10-year hold

• IRR: -32.3%
• Equity multiple: -0.22×
• Total profit: $-107,757
• Equity at exit: $27,279

Cash invested: $88,340 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 71 active · 7 under contract
• Months of supply: 53.2 mo (2%/mo absorbed)
• Median asking: $324,790 ($173/sqft)
• Median days on market: 38 d
• This list price: 37% of active listings are priced below it
• ARV vs active asking: +47.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34221

• Rents YoY: -3.0%
• Active inventory: 1708
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,589 high
• Mortgage (P&I): −$1,655
• Tax est. 1.5%: −$394 /mo · $4,732/yr
• Insurance: −$131
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $-202

Break-even live

Break-even rent $2,844

Max offer price $286,338

Occupancy floor —

Sensitivity live

Price	-10% $17	-5% $-93	+0% $-202	+5% $-311	+10% $-420
Rent	-10% $-406	-5% $-304	+0% $-202	+5% $-99	+10% $3
Rate	-1.0pp $-43	-0.5pp $-121	base $-202	+0.5pp $-283	+1.0pp $-366

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: $78,875
• Closing costs: $9,465
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12409 Parsons Isle Ter Palmetto, FL	4.0	2.5	1870	$2,600	$1.39	10d	1	0.02mi
11946 Glenside Ter Palmetto, FL	3.0	2.5	1570	$1,995	$1.27	152d	1	0.24mi
11946 Glenside Ter Palmetto, FL	3.0	2.5	1570	$1,995	$1.27	157d	1	0.24mi
5924 Whetstone Ct Palmetto, FL	3.0	2.5	1373	$2,000	$1.46	160d	1	0.26mi
11922 Glenside Ter Palmetto, FL	3.0	2.5	1566	$2,300	$1.47	2d	1	0.26mi
11922 Glenside Ter Palmetto, FL	3.0	2.5	1566	$2,300	$1.47	10d	1	0.26mi
11922 Glenside Ter Palmetto, FL	3.0	2.5	1566	$2,300	$1.47	23d	1	0.26mi
11832 Glenside Ter Palmetto, FL	3.0	2.5	1566	$2,025	$1.29	138d	1	0.29mi
11820 Glenside Ter Palmetto, FL	3.0	2.5	1382	$2,100	$1.52	157d	1	0.30mi
6011 Whetstone Ct Palmetto, FL	3.0	2.5	1382	$2,000	$1.45	144d	1	0.31mi
11787 Glenside Ter Palmetto, FL	3.0	2.5	1373	$2,100	$1.53	162d	1	0.37mi
11779 Glenside Ter Palmetto, FL	3.0	2.5	1394	$2,100	$1.51	133d	1	0.37mi
11720 Glenside Ter Palmetto, FL	3.0	2.5	1373	$2,200	$1.60	164d	1	0.40mi
11731 Glenside Ter Palmetto, FL	3.0	2.5	1394	$2,100	$1.51	127d	1	0.41mi
11207 Fieldstone Dr Palmetto, FL	3.0	2.0	1585	$2,350	$1.48	37d	1	0.66mi
11905 71st Pl E Palmetto, FL	3.0	2.5	2197	$2,850	$1.30	119d	1	0.67mi
6431 Milestone Loop Palmetto, FL	4.0	2.5	2260	$2,695	$1.19	164d	1	0.68mi
11331 65th Ter E Palmetto, FL	3.0	2.5	1666	$2,090	$1.25	152d	1	0.72mi
11332 65th Ter E Palmetto, FL	3.0	2.5	1666	$2,300	$1.38	164d	1	0.73mi
11332 65th Ter E Palmetto, FL	3.0	2.5	1666	$2,300	$1.38	1d	1	0.73mi
11811 71st Ave E Palmetto, FL	4.0	3.0	2487	$2,600	$1.05	1d	1	0.74mi
6316 Milestone Loop Palmetto, FL	4.0	2.5	2271	$2,800	$1.23	164d	1	0.75mi
6316 Milestone Loop Palmetto, FL	4.0	2.5	2271	$2,800	$1.23	1d	1	0.75mi
11757 71st Ave E Palmetto, FL	3.0	2.5	2184	$2,699	$1.24	157d	1	0.76mi
6305 Milestone Loop Palmetto, FL	4.0	2.5	2271	$2,749	$1.21	1d	1	0.77mi
6305 Milestone Loop Palmetto, FL	4.0	2.5	2271	$2,749	$1.21	164d	1	0.77mi
6321 Milestone Loop Palmetto, FL	5.0	3.5	2505	$3,000	$1.20	52d	1	0.78mi
6321 Milestone Loop Palmetto, FL	5.0	3.5	2470	$3,000	$1.21	51d	1	0.78mi
11212 65th Ter E Unit 11212 Palmetto, FL	3.0	2.5	1666	$2,250	$1.35	10d	1	0.81mi
5912 Laurelcrest Gln Palmetto, FL	3.0	2.5	1900	$2,650	$1.39	127d	1	0.83mi
5312 Caserta Ct Palmetto, FL	3.0	3.0	2275	$4,500	$1.98	164d	1	0.83mi
11075 65th Ter E Palmetto, FL	3.0	2.5	1667	$2,100	$1.26	123d	1	0.88mi
10983 65th Ter E Palmetto, FL	3.0	2.5	1666	$2,100	$1.26	10d	1	0.93mi
7518 117th Ln E Palmetto, FL	3.0	3.0	2156	$3,100	$1.44	164d	1	0.97mi
7518 117th Ln E Palmetto, FL	3.0	3.0	2156	$4,000	$1.86	0d	1	0.97mi
10911 65th Ter E Palmetto, FL	3.0	2.5	1666	$2,150	$1.29	10d	1	1.00mi
6219 Springmont Loop Palmetto, FL	5.0	3.5	2574	$3,023	$1.17	125d	1	1.08mi
6104 Willowside St Palmetto, FL	3.0	2.5	1859	$2,400	$1.29	55d	1	1.11mi
6425 Fairmont Ln Palmetto, FL	3.0	2.5	1407	$2,100	$1.49	25d	1	1.13mi
6417 Fairmont Ln Palmetto, FL	3.0	2.5	1373	$1,995	$1.45	108d	1	1.14mi

Listing history 2 events

1. 2026-06-10
   remarks 337-char remark
2. 2026-06-10
   listed $315,500 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,068
• − Mortgage interest: −$17,673
• − Property taxes: −$4,732
• − Insurance: −$2,375
• − Repairs & maintenance: −$2,485
• − Management: −$2,485
• − Depreciation: −$9,178
• Taxable loss: −$7,862
• Est. tax savings @ 24.0%: +$1,887
• After-tax cash flow: $-532/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 Est. rehab $9,350–$28,050 screening

This spacious two-story home features a contemporary open floorplan and is in good condition with minimal repairs needed. It is move-in ready and has the potential for further value increases through cosmetic upgrades.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can attract more buyers ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary James Tillman Elementary Magnet School D FL #1,088/2,144 Nat'l #12,785/41,679 Middle Buffalo Creek Middle School B- FL #180/571 Nat'l #2,482/14,009 High Palmetto High School F FL #456/667 Nat'l #11,621/17,239

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

B Composite livability gradescore 71/100

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 · 447,342 people
• City population: 33,319
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 56,208
• Household income: $77,712
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 22% Black 14% Two or more races 11%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3%
• Languages at home: 81% English-only · Spanish 16% Other Indo-European 1%

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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: ▼ -383.53%
• Current HPI: 302.1458
• Rent YoY: ▼ -2.98%
• Metro: North Port-Sarasota-Bradenton, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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