13803 Shellmore Ave · Ruskin, FL 34221

$319,999

3 bd · 2.0 ba · 1,603 sqft · SingleFamily · 55 Days on market

Built 2026 Excellent condition 5,608 sqft lot $58/mo HOA · 2% of rent ↓ 3% 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 +11.7/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.4/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Spruce at 13803 Shellmore Avenue in Cove at Coasterra! This thoughtfully designed single-story home features an open-concept kitchen, dining, and great room that flows seamlessly to a patio, perfect for everyday living and entertaining. The private primary suite includes a well-appointed bath and walk-in closet, while two secondary bedrooms share a full bath. A versatile flex room, dedicated laundry room, and a two-car garage add everyday convenience to this functional and inviting layout. In this amenity-rich master-planned community, enjoy natural beauty, four pools at Club Coasterra, a lakeside pavilion, fitness spaces, and cabanas overlooking a 65-acre lake. Additional centers offer pools, a dog park, and a 20-acre lake. Explore a 160-acre nature park with trails. Located off Buckeye Road, with easy access to I-75, Sarasota, and Tampa. Additional Highlights Include: luxury vinyl plank flooring. Photos are for representative purposes only. MLS#TB8501519

Key facts

• No rear neighbors
• Open-concept kitchen
• Flat lot

Tags

• NO REAR NEIGHBORS
• FLAT LOT
• BACKS TO WETLAND
• 1ST FLOOR PRIMARY BEDROOM
• OPEN-CONCEPT KITCHEN
• PATIO

Property features AI

Finance

• Other: Home warranty included
• Financial info: Other annual assessment: $2,100
• HOA & community: Cove at Coasterra HOA (monthly fee $58); Association approval required; HOA covers pool and grounds maintenance; Community amenities: clubhouse, fitness center, pool, playground, pickleball courts, recreation facilities, trails, dog park, sidewalks, street lights, golf carts allowed

Exterior

• Parking: Driveway; 2-car garage with garage door opener (attached)
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Fiber optics; Sewer connected; Water connected; Underground utilities; Sprinkler recycled
• Home design: Single family residence; One story; Under construction (projected completion: 2026-06-30); Southeast facing
• Construction: Block and concrete construction; Shingle roof; Slab foundation; New construction; Builder: Taylor Morrison (Model: Spruce)
• Exterior features: Covered front porch; Patio; Sliding doors; Hurricane shutters; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; Window treatments; Great Room
• Laundry & utility: Laundry room inside; Washer; Dryer; Irrigation equipment

🏗️ New construction. The $319,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $323,806.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $310k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (13.0% below list).
• Recommended offer: $278k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.7% in Ruskin — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 1160 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 43% 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 $10k 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 55 days — a 3% lower offer ($310k) 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.

Recommended offer $278,363 (13.0% 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 55 days. Have you received any prior offers? Is the seller open to a 13% 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. 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: 0.86% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.28%
• DSCR: 0.94
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $323,806
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13808 Shellmore Ave	0.07mi	3/2.0	1,603 (0%)	2mo	$315,999	$197	95
13705 Shellmore Ave	0.07mi	3/2.0	1,603 (0%)	3mo	$300,999	$188	94
9138 Dalera Cv	0.18mi	4/2.0 (+1)	1,607 (+0%)	3mo	$325,000	$202	84
13412 Shellmore Ave	0.25mi	4/2.0 (+1)	1,607 (+0%)	1mo	$345,500	$215	82
13427 Shellmore Ave	0.23mi	4/2.0 (+1)	1,607 (+0%)	6mo	$331,000	$206	79
13816 Shellmore Ave	0.07mi	3/2.0	1,455 (-9%)	3mo	$291,364	$200	79
13807 Shellmore Ave	0.07mi	3/2.0	1,455 (-9%)	3mo	$309,939	$213	78
9332 Chiswell Trl	0.13mi	3/2.0	1,455 (-9%)	3mo	$280,250	$193	76
13435 Shellmore Ave	0.21mi	3/2.0	1,483 (-8%)	3mo	$294,000	$198	75
13420 Shellmore Ave	0.24mi	3/2.0	1,483 (-8%)	4mo	$329,890	$222	73
13415 Shellmore Ave	0.24mi	3/2.0	1,483 (-8%)	7mo	$309,000	$208	70

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: -21.9%
• Equity multiple: 0.26×
• Total profit: $-66,708
• Equity at exit: $48,281

10-year hold

• IRR: -25.7%
• Equity multiple: -0.07×
• Total profit: $-97,229
• Equity at exit: $27,997

Cash invested: $90,666 (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 34221

• Rents YoY: -3.0%
• Active inventory: 1160
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,784 high
• Mortgage (P&I): −$1,698
• Tax est. 1.5%: −$405 /mo · $4,857/yr
• Insurance: −$135
• HOA: −$58
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $-97

Break-even live

Break-even rent $2,906

Max offer price $309,816

Occupancy floor 98%

Sensitivity live

Price	-10% $127	-5% $15	+0% $-97	+5% $-209	+10% $-320
Rent	-10% $-317	-5% $-207	+0% $-97	+5% $13	+10% $123
Rate	-1.0pp $66	-0.5pp $-14	base $-97	+0.5pp $-181	+1.0pp $-266

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: $80,952
• Closing costs: $9,714
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10473 Curving Creek Loop Parrish, FL	3.0	2.0	1366	$2,500	$1.83	16d	1	0.78mi
10826 Sapphire Breeze Cv Palmetto, FL	4.0	2.0	1850	$2,500	$1.35	4d	1	1.20mi
10646 Hidden Banks Gln Parrish, FL	3.0	2.0	1504	$2,350	$1.56	17d	1	1.33mi
11628 Moonsail Dr Parrish, FL	3.0	2.0	2144	$3,500	$1.63	22d	1	1.37mi
11612 Armada Way Parrish, FL	4.0	2.0	2112	$3,400	$1.61	21d	1	1.47mi

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-18
   days on market $319,999 Active 55 DOM
2. 2026-06-17
   days on market $319,999 Active 54 DOM
3. 2026-06-16
   days on market $319,999 Active 53 DOM
4. 2026-06-15
   days on market $319,999 Active 52 DOM
5. 2026-06-13
   days on market $319,999 Active 50 DOM
6. 2026-06-13
   days on market $319,999 Active 49 DOM
7. 2026-06-10
   days on market $319,999 Active 47 DOM
8. 2026-06-09
   days on market $319,999 Active 46 DOM
9. 2026-06-08
   days on market $319,999 Active 45 DOM
10. 2026-06-08
    days on market $319,999 Active 44 DOM
11. 2026-06-03
    days on market $319,999 Active 40 DOM
12. 2026-06-02
    days on market $319,999 Active 39 DOM
13. 2026-06-01
    days on market $319,999 Active 38 DOM
14. 2026-05-31
    days on market $319,999 Active 37 DOM
15. 2026-05-22
    price $319,999 985-char remark

    Show marketing remark (985 chars)

    Welcome to the Spruce at 13803 Shellmore Avenue in Cove at Coasterra! This thoughtfully designed single-story home features an open-concept kitchen, dining, and great room that flows seamlessly to a patio, perfect for everyday living and entertaining. The private primary suite includes a well-appointed bath and walk-in closet, while two secondary bedrooms share a full bath. A versatile flex room, dedicated laundry room, and a two-car garage add everyday convenience to this functional and inviting layout. In this amenity-rich master-planned community, enjoy natural beauty, four pools at Club Coasterra, a lakeside pavilion, fitness spaces, and cabanas overlooking a 65-acre lake. Additional centers offer pools, a dog park, and a 20-acre lake. Explore a 160-acre nature park with trails. Located off Buckeye Road, with easy access to I-75, Sarasota, and Tampa. Additional Highlights Include: luxury vinyl plank flooring. Photos are for representative purposes only. MLS#TB8501519

16. 2026-05-21
    price $319,999
17. 2026-05-16
    price $333,999 985-char remark

    Show marketing remark (985 chars)

    Welcome to the Spruce at 13803 Shellmore Avenue in Cove at Coasterra! This thoughtfully designed single-story home features an open-concept kitchen, dining, and great room that flows seamlessly to a patio, perfect for everyday living and entertaining. The private primary suite includes a well-appointed bath and walk-in closet, while two secondary bedrooms share a full bath. A versatile flex room, dedicated laundry room, and a two-car garage add everyday convenience to this functional and inviting layout. In this amenity-rich master-planned community, enjoy natural beauty, four pools at Club Coasterra, a lakeside pavilion, fitness spaces, and cabanas overlooking a 65-acre lake. Additional centers offer pools, a dog park, and a 20-acre lake. Explore a 160-acre nature park with trails. Located off Buckeye Road, with easy access to I-75, Sarasota, and Tampa. Additional Highlights Include: luxury vinyl plank flooring. Photos are for representative purposes only. MLS#TB8501519

18. 2026-05-15
    price $333,999
19. 2026-04-24
    listed $330,990 Active 985-char remark

    Show marketing remark (985 chars)

    Welcome to the Spruce at 13803 Shellmore Avenue in Cove at Coasterra! This thoughtfully designed single-story home features an open-concept kitchen, dining, and great room that flows seamlessly to a patio, perfect for everyday living and entertaining. The private primary suite includes a well-appointed bath and walk-in closet, while two secondary bedrooms share a full bath. A versatile flex room, dedicated laundry room, and a two-car garage add everyday convenience to this functional and inviting layout. In this amenity-rich master-planned community, enjoy natural beauty, four pools at Club Coasterra, a lakeside pavilion, fitness spaces, and cabanas overlooking a 65-acre lake. Additional centers offer pools, a dog park, and a 20-acre lake. Explore a 160-acre nature park with trails. Located off Buckeye Road, with easy access to I-75, Sarasota, and Tampa. Additional Highlights Include: luxury vinyl plank flooring. Photos are for representative purposes only. MLS#TB8501519

20. 2026-04-24
    listed $330,990 Active

    Show marketing remark (985 chars)

    Welcome to the Spruce at 13803 Shellmore Avenue in Cove at Coasterra! This thoughtfully designed single-story home features an open-concept kitchen, dining, and great room that flows seamlessly to a patio, perfect for everyday living and entertaining. The private primary suite includes a well-appointed bath and walk-in closet, while two secondary bedrooms share a full bath. A versatile flex room, dedicated laundry room, and a two-car garage add everyday convenience to this functional and inviting layout. In this amenity-rich master-planned community, enjoy natural beauty, four pools at Club Coasterra, a lakeside pavilion, fitness spaces, and cabanas overlooking a 65-acre lake. Additional centers offer pools, a dog park, and a 20-acre lake. Explore a 160-acre nature park with trails. Located off Buckeye Road, with easy access to I-75, Sarasota, and Tampa. Additional Highlights Include: luxury vinyl plank flooring. Photos are for representative purposes only. MLS#TB8501519

ⓘ 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: $33,404
• − Mortgage interest: −$18,138
• − Property taxes: −$4,857
• − Insurance: −$1,619
• − Repairs & maintenance: −$2,672
• − Management: −$2,672
• − HOA: −$696
• − Depreciation: −$9,420
• Taxable loss: −$6,671
• Est. tax savings @ 24.0%: +$1,601
• After-tax cash flow: $441/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 · 3 photos

Excellent 100/100 None rehab

This new construction home is move-in ready with no repairs or maintenance needed. It features an open-concept layout, a private primary suite, and a versatile flex room, making it ideal for everyday living and entertaining.

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): 56,208
• Household income: $77,712
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 1193.0

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: 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%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada, Dominican Republic, Jamaica
• Languages at home: 81% English-only · Spanish 16% 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: ▼ -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

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

-3.3% since first listed

6 events — show timeline

• 2026-05-22 Price Changed $319,999 Zillow
• 2026-05-21 Price Changed $319,999 Stellar MLS as Distributed by MLS Grid
• 2026-05-16 Price Changed $333,999 Zillow
• 2026-05-15 Price Changed $333,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Listed $330,990 Zillow
• 2026-04-24 Listed $330,990 Stellar MLS as Distributed by MLS Grid