10514 Curving Creek Loop · Ruskin, FL 34219

$356,990

4 bd · 3.0 ba · 2,260 sqft · SingleFamily · 8 Days on market

Built 2026 Good condition 4,800 sqft lot Est $380k · 6% under $71/mo HOA · 2% of rent

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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 +13.6/30.0
• ARV discount +10.2/15.0
• Schools +4.4/10.0
• 1% rule +4.1/10.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. The Magellan offers a spacious layout featuring 4 bedrooms and 3 full bathrooms. As you enter the home, you're welcomed into the foyer with immediate access to the staircase leading to the second floor. Continuing through the main level, you'll pass a storage closet, a bedroom with a full bath, and entry to the two-car garage. The home then opens into the family room, dining area, and kitchen-offering a comfortable and connected living space. Upstairs, a spacious loft serves as a central gathering area, leading to two additional bedrooms, each with its own walk-in closet and a shared full bath. The second floor also includes the primary bedroom, featuring a private bath

Key facts

• 4,800 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Address: 10514 Curving Creek Loop, Parrish, FL 34219; List price available (listing active)

Exterior

• Parking: 2 parking spaces
• Utilities: Electric heating with heat pump; Central air conditioning
• Home design: Spec new construction, Plan name: Magellan; Single-family residence
• Exterior features: Living area approximately 2260

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heat and heat pump; Central air conditioning
• Interior features: Dishwasher; Disposal; Microwave

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $357k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $20 ($236/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 $324k (9.3% below list).
• Recommended offer: $324k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Virgil Mills Elementary School (math 69% / reading 65%, grade B+, #450 of 2,144 statewide, top 22%, 818 students, 43% FRL); Buffalo Creek Middle School (math 59% / reading 51%, grade B-, #180 of 571 statewide, top 32%, 1,127 students, 44% FRL); Palmetto High School (math 22% / reading 36%, grade F, #456 of 667 statewide, top 68%, 2,100 students, 61% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents soft (-0.9%/yr); 2194 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 34% 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 $2k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $323,768 (9.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $379,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10476 Curving Creek Loop	0.04mi	4/3.0	2,260 (0%)	1mo	$356,990	$158	97
10465 Curving Creek Loop	0.07mi	4/3.0	2,260 (0%)	2mo	$379,990	$168	95
13257 Bending Creek Trl	0.21mi	4/3.0	2,164 (-4%)	1mo	$374,990	$173	82
13124 Bending Crekk Trl	0.23mi	4/2.0	2,336 (+3%)	1mo	$395,000	$169	79
13107 Bending Creek Trl	0.23mi	4/2.0	2,336 (+3%)	1mo	$390,000	$167	78
13131 Bending Creek Trl	0.20mi	4/3.0	2,020 (-11%)	0mo	$380,990	$189	73
13128 Bending Creek Trl	0.22mi	4/3.0	2,020 (-11%)	2mo	$376,500	$186	70
11104 Curving Creek Loop	0.25mi	4/3.0	2,020 (-11%)	0mo	$380,990	$189	70
10829 Paddling Trace Run	0.40mi	4/2.5	2,402 (+6%)	1mo	$359,990	$150	68
10636 Hidden Banks Gln	0.71mi	4/2.5	2,260 (0%)	1mo	$362,000	$160	64
10644 Hidden Banks Gln	0.73mi	5/3.0 (+1)	2,447 (+8%)	2mo	$366,000	$150	46
9320 Chiswell Trl	0.68mi	5/3.5 (+1)	2,516 (+11%)	0mo	$365,900	$145	42

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: -19.4%
• Equity multiple: 0.34×
• Total profit: $-65,990
• Equity at exit: $53,228

10-year hold

• IRR: -20.4%
• Equity multiple: 0.08×
• Total profit: $-92,141
• Equity at exit: $30,866

Cash invested: $99,957 (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: 2194
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,238 medium
• Mortgage (P&I): −$1,872
• Tax est. 1.5%: −$446 /mo · $5,355/yr
• Insurance: −$149
• HOA: −$71
• Vacancy / Maint / Mgmt: −$680
• Net cashflow: $20

Break-even live

Break-even rent $3,213

Max offer price $356,990

Occupancy floor 94%

Sensitivity live

Price	-10% $266	-5% $143	+0% $20	+5% $-104	+10% $-227
Rent	-10% $-236	-5% $-108	+0% $20	+5% $148	+10% $275
Rate	-1.0pp $199	-0.5pp $110	base $20	+0.5pp $-73	+1.0pp $-167

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: $89,248
• Closing costs: $10,710
• 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	5d	1	0.48mi
10749 Hidden Banks Gln Parrish, FL	5.0	3.0	2447	$2,549	$1.04	25d	1	0.75mi
10935 Gentle Current Way Parrish, FL	5.0	3.0	2605	$3,900	$1.50	25d	1	0.75mi

HOA detail

• Monthly dues: $71 · $852/yr

Listing history 9 events

1. 2026-06-22
   pricedays on market $356,990 Active 8 DOM
2. 2026-06-18
   days on market $363,990 Active 5 DOM
3. 2026-06-17
   days on market $363,990 Active 4 DOM
4. 2026-06-16
   days on market $363,990 Active 3 DOM
5. 2026-06-15
   days on market $363,990 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   days on marketlisting id $363,990 Active 1 DOM
8. 2026-06-13
   remarks 676-char remark
9. 2026-06-13
   listed $363,990 Active 2 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: $38,852
• − Mortgage interest: −$19,997
• − Property taxes: −$5,355
• − Insurance: −$1,785
• − Repairs & maintenance: −$3,108
• − Management: −$3,108
• − HOA: −$852
• − Depreciation: −$10,385
• Taxable loss: −$5,738
• Est. tax savings @ 24.0%: +$1,377
• After-tax cash flow: $1,613/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 · 6 photos

Good 80/100 None rehab

The home is in good condition with a good exterior and interior. It is under construction and will be move-in ready upon completion. Potential buyers or renters can expect a fresh paint job and landscaping improvements to enhance the home's value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase the home's value.
• Both Landscaping improvements — A well-maintained landscape can improve the home's curb appeal and attract more potential buyers or renters.
• Both Furniture removal and staging — Removing furniture and staging the home can make it more appealing to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase the home's value. ↑
• Both Landscaping improvements — A well-maintained landscape can improve the home's curb appeal and attract more potential buyers or renters. ↑
• Both Furniture removal and staging — Removing furniture and staging the home can make it more appealing to potential buyers or 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