GREENBRIAR Plan · Parrish, FL 34219

$293,990

3 bd · 2.0 ba · 1,223 sqft · SingleFamily · 234 Days on market

Excellent condition Garage

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Schools +5.6/10.0
• Condition / age +4.8/5.0
• Livability +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +1.7/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

The Greenbriar is a thoughtfully designed 3-bedroom, 2-bathroom single-family home that blends comfort and functionality, making it an ideal choice for families of all sizes. From the moment you step inside, you're welcomed by an inviting layout that maximizes space. At the heart of the home, a well-appointed kitchen seamlessly flows into the spacious Great Room, creating the perfect setting for family gatherings or casual meals. Just beyond, large sliding doors lead to the outdoor patio, extending your living space. The Master Bedroom is thoughtfully tucked away at the rear of the home, offering a quiet and peaceful escape.

Key facts

• En suite bathroom
• Walk in closet
• Outdoor patio

Tags

• WELL APPOINTED KITCHEN
• OUTDOOR PATIO
• EN SUITE BATHROOM
• WALK IN CLOSET
• HOME OFFICE
• HOBBY SPACE

🏗️ New construction. The $293,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $337,999.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $294k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-559 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (23.5% below list).
• Recommended offer: $225k (23.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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: Gene Witt Elementary School (math 84% / reading 82%, grade A+, #65 of 2,144 statewide, top 3%, 689 students, 24% 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).
• Market conditions: Rents soft (-0.9%/yr); 2985 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 7,472 units permitted in Manatee County in 2024 (1,782 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 $10k 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 234 days — a 12% lower offer ($259k) is reasonable based on typical stale-listing flexibility.

Recommended offer $224,873 (23.5% 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 234 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.67% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.09%
• DSCR: 0.68
• GRM: 12.5

CMA / ARV

• ARV (median comp): $337,999
• List price: $293,990
• Delta: -13.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17847 Wheat Stack Ct	0.47mi	3/2.0	1,223 (0%)	1mo	$294,000	$240	77
17855 Wheat Stack Ct	0.47mi	3/2.0	1,223 (0%)	1mo	$297,000	$243	77
17860 Wheat Stack Ct	0.47mi	3/2.0	1,223 (0%)	1mo	$294,000	$240	77
17867 Wheat Stack Ct	0.55mi	3/2.0	1,223 (0%)	3mo	$300,000	$245	72
17914 Wheat Stack Ct	0.62mi	3/2.0	1,223 (0%)	3mo	$302,000	$247	68
17934 Wheat Stack Ct	0.62mi	3/2.0	1,223 (0%)	6mo	$310,079	$254	66
1110 Bourbon Ave	0.47mi	3/2.0	1,328 (+9%)	1mo	$309,000	$233	63
17929 Wheat Stack Ct	0.62mi	3/2.0	1,328 (+9%)	4mo	$314,000	$236	54
17917 Wheat Stack Ct	0.62mi	3/2.0	1,328 (+9%)	4mo	$314,000	$236	54
17947 Wheat Stack Ct	0.62mi	3/2.0	1,328 (+9%)	5mo	$329,000	$248	52
17901 Wheat Stack Ct	0.62mi	3/2.0	1,328 (+9%)	5mo	$325,000	$245	52

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: -32.0%
• Equity multiple: -0.02×
• Total profit: $-96,951
• Equity at exit: $50,397

10-year hold

• IRR: -57.9%
• Equity multiple: -0.64×
• Total profit: $-155,626
• Equity at exit: $29,224

Cash invested: $94,640 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 23 under contract
• Months of supply: 2.9 mo (35%/mo absorbed)
• Median asking: $331,490 ($232/sqft)
• Median days on market: 166 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +19.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34219

• Home prices YoY: -23.7%
• Rents YoY: -0.9%
• Active inventory: 2985
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,249 medium
• Mortgage (P&I): −$1,773
• Tax est. 1.5%: −$422 /mo · $5,070/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-559

Break-even live

Break-even rent $2,957

Max offer price $257,062

Occupancy floor —

Sensitivity live

Price	-10% $-326	-5% $-443	+0% $-559	+5% $-676	+10% $-793
Rent	-10% $-737	-5% $-648	+0% $-559	+5% $-471	+10% $-382
Rate	-1.0pp $-389	-0.5pp $-473	base $-559	+0.5pp $-647	+1.0pp $-736

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: $84,500
• Closing costs: $10,140
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
923 Hagle Park Rd Unit 925 Bradenton, FL	3.0	2.0	1100	$2,100	$1.91	93d	1	1.27mi
1020 Hagle Park Rd Unit 1022 Bradenton, FL	2.0	1.0	900	$1,550	$1.72	0d	1	1.30mi
1112 Hagle Park Rd Unit 1114 Bradenton, FL	2.0	1.0	812	$1,550	$1.91	111d	1	1.30mi

Property features AI

Finance

• Other: Address: 17325 Whiskey Creek Trl, Parrish FL 34219
• Financial info: List price $293,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family plan (GREENBRIAR)
• Exterior features: Living area approximately 1,223

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Active new-construction plan (GREENBRIAR)

Listing history 50 events

1. 2026-09-22
   days on market $293,990 Active 234 DOM
2. 2026-09-21
   days on market $293,990 Active 233 DOM
3. 2026-09-20
   days on market $293,990 Active 232 DOM
4. 2026-09-18
   days on market $293,990 Active 230 DOM
5. 2026-09-17
   days on market $293,990 Active 229 DOM
6. 2026-09-16
   days on market $293,990 Active 228 DOM
7. 2026-09-15
   days on market $293,990 Active 227 DOM
8. 2026-09-14
   days on market $293,990 Active 226 DOM
9. 2026-09-13
   days on market $293,990 Active 225 DOM
10. 2026-09-12
    days on market $293,990 Active 224 DOM
11. 2026-09-11
    days on market $293,990 Active 223 DOM
12. 2026-09-05
    days on market $293,990 Active 217 DOM
13. 2026-09-04
    days on market $293,990 Active 216 DOM
14. 2026-09-03
    days on market $293,990 Active 215 DOM
15. 2026-08-31
    days on market $293,990 Active 212 DOM
16. 2026-08-30
    days on market $293,990 Active 211 DOM
17. 2026-08-29
    days on market $293,990 Active 210 DOM
18. 2026-08-28
    days on market $293,990 Active 209 DOM
19. 2026-08-27
    days on market $293,990 Active 208 DOM
20. 2026-08-26
    days on market $293,990 Active 207 DOM
21. 2026-08-25
    days on market $293,990 Active 206 DOM
22. 2026-08-24
    days on market $293,990 Active 205 DOM
23. 2026-08-23
    days on market $293,990 Active 204 DOM
24. 2026-08-22
    days on market $293,990 Active 203 DOM
25. 2026-08-21
    days on market $293,990 Active 202 DOM
26. 2026-08-20
    days on market $293,990 Active 201 DOM
27. 2026-08-19
    days on market $293,990 Active 200 DOM
28. 2026-08-18
    days on market $293,990 Active 199 DOM
29. 2026-08-17
    days on market $293,990 Active 198 DOM
30. 2026-08-16
    days on market $293,990 Active 197 DOM
31. 2026-08-15
    days on market $293,990 Active 196 DOM
32. 2026-08-14
    days on market $293,990 Active 195 DOM
33. 2026-08-13
    days on market $293,990 Active 194 DOM
34. 2026-08-12
    days on market $293,990 Active 193 DOM
35. 2026-08-11
    days on market $293,990 Active 192 DOM
36. 2026-08-10
    days on market $293,990 Active 191 DOM
37. 2026-08-09
    days on market $293,990 Active 190 DOM
38. 2026-08-08
    days on market $293,990 Active 189 DOM
39. 2026-08-07
    days on market $293,990 Active 188 DOM
40. 2026-08-06
    days on market $293,990 Active 187 DOM
41. 2026-08-05
    days on market $293,990 Active 186 DOM
42. 2026-08-04
    days on market $293,990 Active 185 DOM
43. 2026-07-31
    days on market $293,990 Active 181 DOM
44. 2026-07-30
    days on market $293,990 Active 179 DOM
45. 2026-07-28
    days on market $293,990 Active 178 DOM
46. 2026-07-24
    days on market $293,990 Active 174 DOM
47. 2026-07-23
    days on market $293,990 Active 173 DOM
48. 2026-07-22
    days on market $293,990 Active 172 DOM
49. 2026-07-21
    days on market $293,990 Active 171 DOM
50. 2026-07-18
    days on market $293,990 Active 168 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: $26,985
• − Mortgage interest: −$18,933
• − Property taxes: −$5,070
• − Insurance: −$1,690
• − Repairs & maintenance: −$2,159
• − Management: −$2,159
• − Depreciation: −$9,833
• Taxable loss: −$12,859
• Est. tax savings @ 24.0%: +$3,086
• After-tax cash flow: $-3,626/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 · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It's move-in ready and offers a great value for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase both resale and rental value. ↑
• Both HVAC maintenance — Regular maintenance ensures the system runs efficiently and can prevent costly repairs. ↑

D Composite school gradezoned avg 56/100

Zoned Schools

Elementary Gene Witt Elementary School A+ FL #65/2,144 Nat'l #766/41,679 Middle Buffalo Creek Middle School B- FL #180/571 Nat'l #2,482/14,009 High Palmetto High School F FL #456/667 Nat'l #11,621/17,239

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 — Parrish

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

Census & demographics

• County: Manatee County · 447,342 people
• City population: 33,296
• 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: 16% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Address: 17325 Whiskey Creek Trl, Parrish FL 34219
• Financial info: List price $293,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family plan (GREENBRIAR)
• Exterior features: Living area approximately 1,223

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Active new-construction plan (GREENBRIAR)