13235 Oxeye Ln · Ruskin, FL 34219

$386,459

4 bd · 3.0 ba · 2,323 sqft · Land · 182 Days on market

Built 2025 5,162 sqft lot $15/mo HOA ↓ 9% 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 +9.9/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Pre-Construction. To be built. The Woodruff is a spacious and thoughtfully designed two-story home offering just over 2,300 square feet of open-concept living, perfect for families and entertainers alike. With a flowing layout that maximizes every square foot, this home brings comfort, function, and style together in one inviting package. As you enter through the foyer, you’re welcomed into a large, open main floor where the kitchen, dining area, and great room seamlessly connect. The kitchen is a dream for any home chef, spanning two full walls and offering abundant shaker style white cabinets, generous counterspace in durable quartz, and a walk-in pantry for all your storage needs.

Key facts

• Open concept living
• Covered lanai
• Main floor flex room

Tags

• OPEN CONCEPT LIVING
• WALK IN PANTRY
• COVERED LANAI
• MAIN FLOOR FLEX ROOM
• PRIVATE OWNER'S SUITE
• RAISED DUAL SINK VANITY

Property features AI

Finance

• Other: CDD applies; Lease restrictions apply
• HOA & community: Monthly association fee $15 (includes pool); Association amenities: gated community, pool, playground, pickleball court(s), dog park, sidewalks, street lights; Deed restrictions

Exterior

• Parking: Attached 2-car garage (20 x 20)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable connected; Underground utilities; Water connected; Sewer connected
• Home design: Single family residence; New construction (projected completion May 2026); One story; Faces west; Under construction
• Construction: Block, frame, stucco and cement siding construction; Shingle roof; Slab foundation; Built by Mattamy Homes (Woodruff Coastal model)
• Exterior features: Covered rear porch; Sliding doors; Sidewalks; Paved lot/driveway; Trees / landscaped; Florida-friendly / native landscaping

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms; Loft (additional room)
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Eat-in kitchen; Open floorplan; Solid surface counters; Split bedroom layout; Thermostat; In-wall pest / pest guard system; Walk-in closets; Double pane insulated windows
• Laundry & utility: Laundry room with washer and dryer hookups; Gas dryer hookup; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $386k.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $352k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $310k (19.8% below list).
• Recommended offer: $310k (19.8% below list) — sets the bar for 1% rule.

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: schools F, 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.
• 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 12d 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 33% 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 182 days — a 12% lower offer ($340k) is reasonable based on typical stale-listing flexibility.

Recommended offer $309,854 (19.8% 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 182 days. Have you received any prior offers? Is the seller open to a 20% 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 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?
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: 0.80% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.64%
• DSCR: 0.88
• GRM: 10.4

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: -24.1%
• Equity multiple: 0.20×
• Total profit: $-86,799
• Equity at exit: $57,622

10-year hold

• IRR: -31.1%
• Equity multiple: -0.20×
• Total profit: $-129,958
• Equity at exit: $33,414

Cash invested: $108,209 (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: 10.4×

Monthly cashflow live

• Estimated rent: $3,099 high
• Mortgage (P&I): −$2,027
• Tax est. 1.5%: −$483 /mo · $5,797/yr
• Insurance: −$161
• HOA: −$15
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $-238

Break-even live

Break-even rent $3,400

Max offer price $352,037

Occupancy floor —

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: $96,615
• Closing costs: $11,594
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8850 Ginko Run Parrish, FL	3.0	2.5	1691	$2,600	$1.54	16d	1	0.34mi
10832 Charlotte Dr Parrish, FL	5.0	3.0	2964	$2,899	$0.98	11d	1	1.11mi
13089 Oak Hill Way Parrish, FL	5.0	3.0	2471	$2,650	$1.07	23d	1	1.14mi
10048 Big Marsh Ter Parrish, FL	3.0	2.0	2034	$2,825	$1.39	23d	1	1.20mi
12930 Oak Hill Way Parrish, FL	5.0	3.0	2453	$2,679	$1.09	21d	1	1.22mi
10225 Kalamazoo Pl Unit NA Parrish, FL	4.0	2.5	2260	$2,689	$1.19	10d	1	1.42mi
10225 Kalamazoo Pl Parrish, FL	4.0	2.5	2260	$2,789	$1.23	3d	1	1.42mi
11007 Tamarack Pl Unit NA Duette, FL	4.0	3.0	2537	$3,000	$1.18	11d	1	1.43mi
12067 Kingsley Trl Parrish, FL	4.0	2.5	2045	$2,495	$1.22	3d	1	1.46mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 5 events

1. 2026-05-07
   status Pending
2. 2026-03-14
   price $386,459
3. 2026-01-17
   price $399,109
4. 2025-11-22
   price $414,109
5. 2025-11-06
   listed $424,109 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: $37,182
• − Mortgage interest: −$21,648
• − Property taxes: −$5,797
• − Insurance: −$1,932
• − Repairs & maintenance: −$2,975
• − Management: −$2,975
• − HOA: −$180
• − Depreciation: −$11,242
• Taxable loss: −$9,566
• Est. tax savings @ 24.0%: +$2,296
• After-tax cash flow: $-559/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

-8.9% since first listed

5 events — show timeline

• 2026-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-14 Price Changed $386,459 Stellar MLS as Distributed by MLS Grid
• 2026-01-17 Price Changed $399,109 Stellar MLS as Distributed by MLS Grid
• 2025-11-22 Price Changed $414,109 Stellar MLS as Distributed by MLS Grid
• 2025-11-06 Listed $424,109 Stellar MLS as Distributed by MLS Grid