10641 Orbit Ter · Palmer Ranch, FL 34241

$273,859

2 bd · 2.5 ba · 1,187 sqft · Townhouse · 151 Days on market

Built 2026 Excellent condition $172/mo HOA · 6% of rent

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Why this score? — see what drove the C- 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 +17.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• DSCR +5.5/10.0
• Schools +5.4/10.0
• Condition / age +5.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Ivy at 10641 Orbit Terrace in The Towns at Skye Ranch! Discover a modern, open-concept new townhome designed to give you the living space you want with thoughtful features throughout. As you step into the foyer, the kitchen welcomes you at the front of the home with upgraded cabinets, quartz countertops, a spacious storage pantry and nearby half bath. The upgraded tile flooring flows through the main level, guiding you into the dining area and great room. Just beyond the great room, your outdoor patio offers a comfortable place to relax or unwind at the end of the day. Upstairs, you'll find a convenient tech space along with a secondary bedroom featuring its own private full bath. The primary suite includes an en-suite bath and a large closet made for easy organization. The laundry room completes the second floor, giving you practical comfort right where you need it. Discover modern, open-concept townhomes in the gated, master-planned Skye Ranch community in Sarasota. Ideally located at Clark and Lorraine Roads, this premier setting offers endless opportunities to explore and enjoy life. The community preserves natural beauty with grand oaks, lush palms, forested wetlands, pristine lakes, and native wildlife. Additional Highlights Include: GE refrigerator, washer and dryer, whole house blinds, and Shaw carpet on second level. Photos are for representative purposes only. MLS#A4679267

Key facts

• Tech space
• Includes landscaping
• En-suite bath

Tags

• INCLUDES LANDSCAPING
• CONVENIENT 1ST FLOOR LIVING
• OUTDOOR PATIO
• TECH SPACE
• PRIVATE FULL BATH
• EN-SUITE BATH

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $274k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $274k).
• Recommended offer: $241k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Sarasota (urban): math 63% / reading 63% proficiency, ranked #7 of 73 in FL (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lakeview Elementary School (math 73% / reading 74%, grade A, #260 of 2,144 statewide, top 13%, 691 students, 29% FRL); Sarasota Middle School (math 82% / reading 78%, grade A+, #21 of 571 statewide, top 4%, 1,278 students, 26% FRL); Riverview High School (math 61% / reading 65%, grade B-, #89 of 667 statewide, top 14%, 2,597 students, 35% FRL).
• Market conditions: Rents soft (-0.1%/yr); 566 active listings in the ZIP; high-income renter base; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Sarasota County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($241k) 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 $240,995 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.05% ✓
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 7.9

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: -14.8%
• Equity multiple: 0.49×
• Total profit: $-39,334
• Equity at exit: $40,833

10-year hold

• IRR: -12.8%
• Equity multiple: 0.36×
• Total profit: $-49,081
• Equity at exit: $23,678

Cash invested: $76,681 (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 34241

• Rents YoY: -0.1%
• Active inventory: 566
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,878 medium
• Mortgage (P&I): −$1,436
• Tax est. 1.5%: −$342 /mo · $4,108/yr
• Insurance: −$114
• HOA: −$172
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $209

Break-even live

Break-even rent $2,613

Max offer price $273,859

Occupancy floor 88%

Sensitivity live

Price	-10% $399	-5% $304	+0% $209	+5% $115	+10% $20
Rent	-10% $-18	-5% $96	+0% $209	+5% $323	+10% $437
Rate	-1.0pp $347	-0.5pp $279	base $209	+0.5pp $138	+1.0pp $66

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: $68,465
• Closing costs: $8,216
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $172 · $2,064/yr
• Likely covers: security

Listing history 18 events

1. 2026-06-21
   days on market $273,859 Active 151 DOM
2. 2026-06-18
   days on market $273,859 Active 148 DOM
3. 2026-06-17
   days on market $273,859 Active 147 DOM
4. 2026-06-16
   days on market $273,859 Active 146 DOM
5. 2026-06-15
   days on market $273,859 Active 145 DOM
6. 2026-06-13
   days on market $273,859 Active 143 DOM
7. 2026-06-13
   days on market $273,859 Active 142 DOM
8. 2026-06-10
   days on market $273,859 Active 140 DOM
9. 2026-06-09
   days on market $273,859 Active 139 DOM
10. 2026-06-08
    days on market $273,859 Active 138 DOM
11. 2026-06-08
    days on market $273,859 Active 137 DOM
12. 2026-06-05
    days on market $273,859 Active 134 DOM
13. 2026-06-03
    days on market $273,859 Active 133 DOM
14. 2026-06-02
    days on market $273,859 Active 132 DOM
15. 2026-06-01
    days on market $273,859 Active 131 DOM
16. 2026-05-31
    days on market $273,859 Active 130 DOM
17. 2026-01-22
    listed $273,859 Active 1420-char remark

    Show marketing remark (1420 chars)

    Welcome to the Ivy at 10641 Orbit Terrace in The Towns at Skye Ranch! Discover a modern, open-concept new townhome designed to give you the living space you want with thoughtful features throughout. As you step into the foyer, the kitchen welcomes you at the front of the home with upgraded cabinets, quartz countertops, a spacious storage pantry and nearby half bath. The upgraded tile flooring flows through the main level, guiding you into the dining area and great room. Just beyond the great room, your outdoor patio offers a comfortable place to relax or unwind at the end of the day. Upstairs, you'll find a convenient tech space along with a secondary bedroom featuring its own private full bath. The primary suite includes an en-suite bath and a large closet made for easy organization. The laundry room completes the second floor, giving you practical comfort right where you need it. Discover modern, open-concept townhomes in the gated, master-planned Skye Ranch community in Sarasota. Ideally located at Clark and Lorraine Roads, this premier setting offers endless opportunities to explore and enjoy life. The community preserves natural beauty with grand oaks, lush palms, forested wetlands, pristine lakes, and native wildlife. Additional Highlights Include: GE refrigerator, washer and dryer, whole house blinds, and Shaw carpet on second level. Photos are for representative purposes only. MLS#A4679267

18. 2026-01-21
    listed $273,859 Active 1842-char remark

    Show marketing remark (1842 chars)

    Under Construction. What's Special: Close to Park | Includes Landscaping | Close to Amenities | Convenient 1st Floor Living - New Construction - June Completion! Built by America's Most Trusted Home Builder. Welcome to the Ivy at 10641 Orbit Terrace in The Towns at Skye Ranch! Discover a modern, open-concept new townhome designed to give you the living space you want with thoughtful features throughout. As you step into the foyer, the kitchen welcomes you at the front of the home with upgraded cabinets, quartz countertops, a spacious storage pantry and nearby half bath. The upgraded tile flooring flows through the main level, guiding you into the dining area and great room. Just beyond the great room, your outdoor patio offers a comfortable place to relax or unwind at the end of the day. Upstairs, you’ll find a convenient tech space along with a secondary bedroom featuring its own private full bath. The primary suite includes an en-suite bath and a large closet made for easy organization. The laundry room completes the second floor, giving you practical comfort right where you need it. Live behind the gates of Skye Ranch, a master-planned community in the heart of Sarasota, FL. Set at the intersection of Clark Road and Lorraine Road, this community puts you close to everyday conveniences while surrounding you with opportunities to explore and enjoy life. Natural beauty shines throughout the neighborhood with grand old oaks, lush palms, forested wetlands, pristine lakes and preserved native wildlife. Skye Ranch is a place where you can feel connected, to nature, to activity and to a welcoming community designed for the way you live. Additional Highlights Include: GE refrigerator, washer and dryer, whole house blinds, and Shaw carpet on second level. Photos are for representative purposes only. MLS#A4679267

ⓘ 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: $34,540
• − Mortgage interest: −$15,340
• − Property taxes: −$4,108
• − Insurance: −$1,369
• − Repairs & maintenance: −$2,763
• − Management: −$2,763
• − HOA: −$2,064
• − Depreciation: −$7,967
• Taxable loss: −$1,835
• Est. tax savings @ 24.0%: +$440
• After-tax cash flow: $2,952/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

Excellent 100/100 None rehab

This new construction townhome is move-in ready with excellent condition and modern features.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting — Fresh paint can make a home more appealing
• Rental Appliance Maintenance — Keeps appliances in top condition for renters

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make a home more appealing ↑
• Rental Appliance Maintenance — Keeps appliances in top condition for 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: Sarasota
• NCES district ID: 1201680
• Math proficiency: 63% ▼ -8.00%
• Reading proficiency: 63% ▼ -3.00%
• Median HH income: $51,167
• Composite: 53.68/100
• National rank: #1428
• State rank: #7 of 73 in FL

Livability — Palmer Ranch

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Sarasota County · 448,376 people
• City population: 22,808
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 16,408
• Household income: $116,412
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 69.0

Population outlook (Sarasota County) Hauer SSP2

• Today (2025): 452,380 people
• By 2030: 474,175 · +4.8%
• By 2040: 511,577 · +13.1%
• By 2050: 541,467 · +19.7%
• By 2075: 604,947 · +33.7%
• By 2100: 621,965 · +37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 7% Slovak 3% Scandinavian 2%
• Foreign-born: 10% · Canada, Dominican Republic
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 3% Russian/Polish/Slavic 2%

Political lean MEDSL · Sarasota

• 2024 margin: R (+18.2) · D 40.5% · R 58.7%
• 2008→2024 swing: -18.1pp toward R · 2008: -0.1pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+10.4 2016: R+11.6 2012: R+7.4 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -363.72%
• Current HPI: 278.3404
• Rent YoY: ▬ -0.05%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-01-22 Listed $273,859 Zillow
• 2026-01-21 Listed $273,859 Stellar MLS as Distributed by MLS Grid