12411 Hopscotch Ave · Ruskin, FL 34219

$372,000

5 bd · 2.0 ba · 1,708 sqft · SingleFamily · 29 Days on market

Built 2026 Good condition Est $343k · 8% over

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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 +17.0/30.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Schools +4.4/10.0
• Condition / age +4.0/5.0
• ARV discount +3.7/15.0
• Livability +3.6/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

The Dundee offers everything you need in a single-story layout that lives larger than its square footage. With five bedrooms, there's flexibility for whatever life brings-guest space, a home office, or that creative studio you've always wanted. Two full bathrooms with sleek fixtures and easy-care quartz countertops provide both comfort and style. At the heart of the home, the open-concept kitchen shines with a central island, walk-in pantry, and a seamless connection to the spacious great room-perfect for hosting friends or enjoying laid-back evenings in.

Key facts

• Single-story layout
• Central island
• Spacious great room

Tags

• SINGLE-STORY LAYOUT
• OPEN-CONCEPT KITCHEN
• CENTRAL ISLAND
• WALK-IN PANTRY
• SPACIOUS GREAT ROOM

Property features AI

Finance

• Financial info: List price $376,990

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family home (spec construction)
• Construction: Dundee plan
• Exterior features: Address: 12411 Hopscotch Ave, Parrish, FL 34219

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (Dundee plan); Living area approximately 1,708

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $372k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $252 ($3k/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 $357k (3.9% below list).
• Recommended offer: $357k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: 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; 2 comparable units currently listed for rent nearby; high-income renter base; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 38% 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 29 days — a 2% lower offer ($366k) is reasonable based on typical stale-listing flexibility.

Recommended offer $357,312 (3.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.90%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $343,308
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10610 Gentle Current Way	0.09mi	4/2.0 (-1)	1,828 (+7%)	3mo	$344,000	$188	77
10712 Gentle Current Way	0.10mi	4/2.0 (-1)	1,828 (+7%)	4mo	$367,500	$201	76
12420 Hopscotch Ave	0.04mi	4/2.0 (-1)	1,498 (-12%)	1mo	$330,000	$220	72
10972 Gentle Current Way	0.22mi	4/2.0 (-1)	1,828 (+7%)	2mo	$344,890	$189	72
12431 Hopscotch Ave	0.05mi	4/2.0 (-1)	1,498 (-12%)	2mo	$312,000	$208	70
10724 Gentle Current Way	0.11mi	4/2.0 (-1)	1,498 (-12%)	1mo	$322,000	$215	69
10935 Rabbit Grove Trl	0.36mi	4/2.0 (-1)	1,828 (+7%)	2mo	$377,000	$206	65
12816 Blue Reflection Ave	0.34mi	4/2.0 (-1)	1,850 (+8%)	2mo	$378,190	$204	64
10826 Sapphire Breeze Cv	0.37mi	4/2.0 (-1)	1,850 (+8%)	1mo	$361,990	$196	63
10416 Abundance Grove Way	0.70mi	4/2.0 (-1)	1,840 (+8%)	2mo	$345,000	$188	48
10833 Paddling Trace Run	0.60mi	4/2.0 (-1)	1,914 (+12%)	1mo	$346,990	$181	46
10405 Abundance Grove Way	0.74mi	4/2.0 (-1)	1,840 (+8%)	4mo	$366,000	$199	45

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: -15.1%
• Equity multiple: 0.48×
• Total profit: $-54,650
• Equity at exit: $55,466

10-year hold

• IRR: -12.7%
• Equity multiple: 0.36×
• Total profit: $-67,174
• Equity at exit: $32,164

Cash invested: $104,160 (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: 8.7×

Monthly cashflow live

• Estimated rent: $3,573 medium
• Mortgage (P&I): −$1,951
• Tax est. 1.5%: −$465 /mo · $5,580/yr
• Insurance: −$155
• HOA: −$0
• Vacancy / Maint / Mgmt: −$750
• Net cashflow: $252

Break-even live

Break-even rent $3,254

Max offer price $372,000

Occupancy floor 88%

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: $93,000
• Closing costs: $11,160
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	3d	1	0.39mi
11612 Armada Way Parrish, FL	4.0	2.0	2112	$3,400	$1.61	20d	1	1.47mi

Listing history 14 events

1. 2026-06-18
   days on market $372,000 Active 29 DOM
2. 2026-06-17
   days on market $372,000 Active 28 DOM
3. 2026-06-16
   days on market $372,000 Active 27 DOM
4. 2026-06-15
   days on market $372,000 Active 26 DOM
5. 2026-06-13
   days on market $372,000 Active 24 DOM
6. 2026-06-13
   pricedays on market $372,000 Active 23 DOM
7. 2026-06-10
   days on market $374,000 Active 21 DOM
8. 2026-06-09
   days on market $374,000 Active 20 DOM
9. 2026-06-08
   days on market $374,000 Active 19 DOM
10. 2026-06-08
    pricedays on market $374,000 Active 18 DOM
11. 2026-06-03
    days on market $376,990 Active 14 DOM
12. 2026-06-02
    days on market $376,990 Active 13 DOM
13. 2026-06-01
    days on market $376,990 Active 12 DOM
14. 2026-05-31
    days on market $376,990 Active 11 DOM

ⓘ 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: $42,877
• − Mortgage interest: −$20,838
• − Property taxes: −$5,580
• − Insurance: −$1,860
• − Repairs & maintenance: −$3,430
• − Management: −$3,430
• − Depreciation: −$10,822
• Taxable loss: −$3,083
• Est. tax savings @ 24.0%: +$740
• After-tax cash flow: $3,763/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

This single-story home offers a good condition with a modern kitchen and bathrooms, and is ready for minor cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Updating the flooring — Replacing worn-out flooring with a more modern option can increase both resale and rental value.
• Both Upgrading the kitchen appliances — Modernizing the kitchen with new appliances can attract more buyers and renters.
• Both Landscaping improvements — Enhancing the landscaping can improve the home's curb appeal and attract more potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Updating the flooring — Replacing worn-out flooring with a more modern option can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modernizing the kitchen with new appliances can attract more buyers and renters. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve the home's curb appeal and attract more potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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