10912 Curving Creek Loop · Ruskin, FL 34219

$339,990

5 bd · 3.0 ba · 2,218 sqft · SingleFamily · 89 Days on market

Built 2026 6,000 sqft lot $71/mo HOA · 2% of rent ↓ 13% 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 +12.8/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• 1% rule +3.9/10.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. Create lifelong memories when you step inside your brand new five bedroom, 3 bathroom with beautiful, new finishes throughout. Picture yourself in the kitchen cooking using your brand new stainless steel appliances. When it's time to call it a day, head over to your large primary bedroom, which features an oversized walk-in closet and en-suite bathroom. Community will feature amenities including a resort style pool and playground.

Key facts

• New finishes
• Resort style pool
• En-suite bathroom

Tags

• NEW FINISHES
• STAINLESS STEEL APPLIANCES
• OVERSIZED WALK-IN CLOSET
• EN-SUITE BATHROOM
• RESORT STYLE POOL
• PLAYGROUND

Property features AI

Finance

• Other: Home warranty included; Permit number BLD2507-2762
• Financial info: Lease restrictions apply
• HOA & community: HOA managed by First Service Residential; Monthly HOA approximately $71.33 (quarterly fee noted $214); Community pool; Playground; Deed restrictions; Sidewalks; Pets allowed

Exterior

• Parking: Driveway; Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Cable available; BB/HS internet available; Phone available; Underground utilities; Fire hydrant nearby
• Home design: Single family residence; One-story home; Entry faces north; Under construction (projected completion Feb 20, 2026)
• Construction: Built with block, cement siding and frame; Shingle roof; Slab foundation; New construction (builder: Starlight Homes, model: Kepler)
• Exterior features: Patio; Hurricane shutters; Exterior lighting; Metered sprinkler/irrigation equipment; Sidewalk; Paved lot; Street lights (community)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Stone counters
• Bedrooms: 5 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High ceilings; Open floorplan; Stone counters; Thermostat; Walk-in closets; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Laundry closet; Electric water heater

🏗️ New construction. The $339,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $374,842.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-31 ($-373/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $333k (2.1% below list).
• Recommended offer: $320k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $11k 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 89 days — a 6% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $319,590 (6.0% 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 89 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.89% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $374,842
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10829 Paddling Trace Run	0.05mi	4/2.5 (-1)	2,402 (+8%)	1mo	$359,990	$150	76
13257 Bending Creek Trl	0.34mi	4/3.0 (-1)	2,164 (-2%)	1mo	$374,990	$173	74
10476 Curving Creek Loop	0.44mi	4/3.0 (-1)	2,260 (+2%)	1mo	$356,990	$158	70
10465 Curving Creek Loop	0.42mi	4/3.0 (-1)	2,260 (+2%)	2mo	$379,990	$168	70
13124 Bending Crekk Trl	0.28mi	4/2.0 (-1)	2,336 (+5%)	1mo	$395,000	$169	68
13131 Bending Creek Trl	0.29mi	4/3.0 (-1)	2,020 (-9%)	0mo	$380,990	$189	66
13107 Bending Creek Trl	0.32mi	4/2.0 (-1)	2,336 (+5%)	1mo	$390,000	$167	66
10833 Paddling Trace Run	0.03mi	4/2.0 (-1)	1,914 (-14%)	1mo	$346,990	$181	66
13128 Bending Creek Trl	0.28mi	4/3.0 (-1)	2,020 (-9%)	2mo	$376,500	$186	66
11104 Curving Creek Loop	0.34mi	4/3.0 (-1)	2,020 (-9%)	0mo	$380,990	$189	64
10636 Hidden Banks Gln	0.69mi	4/2.5 (-1)	2,260 (+2%)	1mo	$362,000	$160	57
10644 Hidden Banks Gln	0.70mi	5/3.0	2,447 (+10%)	2mo	$366,000	$150	49

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: -20.4%
• Equity multiple: 0.31×
• Total profit: $-72,385
• Equity at exit: $55,890

10-year hold

• IRR: -22.4%
• Equity multiple: 0.02×
• Total profit: $-102,911
• Equity at exit: $32,409

Cash invested: $104,956 (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: 8.5×

Monthly cashflow live

• Estimated rent: $3,330 medium
• Mortgage (P&I): −$1,966
• Tax est. 1.5%: −$469 /mo · $5,623/yr
• Insurance: −$156
• HOA: −$71
• Vacancy / Maint / Mgmt: −$699
• Net cashflow: $-31

Break-even live

Break-even rent $3,369

Max offer price $370,341

Occupancy floor 96%

Sensitivity live

Price	-10% $228	-5% $98	+0% $-31	+5% $-161	+10% $-290
Rent	-10% $-294	-5% $-163	+0% $-31	+5% $100	+10% $232
Rate	-1.0pp $158	-0.5pp $64	base $-31	+0.5pp $-128	+1.0pp $-227

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: $93,710
• Closing costs: $11,245
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10826 Sapphire Breeze Cv Palmetto, FL	4.0	2.0	1850	$2,500	$1.35	4d	1	0.28mi
10935 Gentle Current Way Parrish, FL	5.0	3.0	2605	$3,900	$1.50	24d	1	0.67mi
10749 Hidden Banks Gln Parrish, FL	5.0	3.0	2447	$2,549	$1.04	24d	1	0.80mi

HOA detail

• Monthly dues: $71 · $852/yr
• Likely covers: pool

Listing history 12 events

1. 2026-05-04
   status Pending
2. 2026-04-22
   price $339,990
3. 2026-04-14
   price $349,990
4. 2026-04-07
   price $369,990
5. 2026-03-25
   price $374,990
6. 2026-02-25
   price $379,990
7. 2026-02-10
   price $405,990
8. 2026-02-09
   status Active
9. 2026-02-09
   price $409,890
10. 2026-01-21
    status Pending
11. 2026-01-16
    price $405,490
12. 2026-01-16
    listed $389,990 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: $39,955
• − Mortgage interest: −$20,997
• − Property taxes: −$5,623
• − Insurance: −$1,874
• − Repairs & maintenance: −$3,196
• − Management: −$3,196
• − HOA: −$852
• − Depreciation: −$10,904
• Taxable loss: −$6,688
• Est. tax savings @ 24.0%: +$1,605
• After-tax cash flow: $1,232/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

-12.8% since first listed

12 events — show timeline

• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $339,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $349,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $369,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $374,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Price Changed $379,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Price Changed $405,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Price Changed $409,890 Stellar MLS as Distributed by MLS Grid
• 2026-01-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $405,490 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Listed $389,990 Stellar MLS as Distributed by MLS Grid