13513 Shellmore Ave · Ruskin, FL 34221

$334,630

4 bd · 2.0 ba · 1,607 sqft · SingleFamily · 165 Days on market

Built 2025 4,800 sqft lot Est $331k · at est. $49/mo HOA · 2% of rent ↓ 9% 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 +13.1/30.0
• ARV discount +7.0/15.0
• Schools +4.4/10.0
• 1% rule +3.9/10.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Acadia makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home offering plenty of privacy and features a spacious walk-in closet and shower.

Key facts

• Primary suite
• Dining area
• Great room

Tags

• ENERGY EFFICIENT HOME
• OPEN KITCHEN
• DINING AREA
• GREAT ROOM
• PRIMARY SUITE
• WALK IN CLOSET

Property features AI

Finance

• Other: Home warranty included; Green energy-efficient features: appliances, HVAC, insulation, windows; CDD present
• Financial info: Other annual assessment: $2,214
• HOA & community: Cove at Coasterra HOA — monthly fee of $49.25; Association amenities: fitness center, pool, pickleball court(s), trails; Association fee required; pets allowed

Exterior

• Parking: Attached 2-car garage (20x18) with garage door opener; Driveway
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single family residence; One story; East-facing; Completed condition
• Construction: Block construction; Shingle roof; Slab foundation; New construction; Built by Meritage Homes (model 3L13)
• Exterior features: Front porch; Sidewalk; Sliding doors; Irrigation equipment; Public maintained paved/asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan with living room/dining room combo; Split bedroom layout; Thermostat; Walk-in closet(s)
• Laundry & utility: Inside laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-15 ($-175/yr) — negative.
• To cash-flow at today's rent, offer at most $333k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (11.2% below list).
• Recommended offer: $294k (12.0% 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: James Tillman Elementary Magnet School (math 65% / reading 34%, grade D, #1,088 of 2,144 statewide, top 53%, 520 students, 74% FRL); Palmetto High School (math 22% / reading 36%, grade F, #456 of 667 statewide, top 68%, 2,100 students, 61% FRL) — zoned schools average 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 39% at this address vs 52% district-wide (-13 pts) — the specific schools serving this property underperform the Manatee average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-3.0%/yr); 1170 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• At $2,971/mo this rent would consume 46% of the median local household income ($78k/yr) (locally 1193% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 165 days — a 12% lower offer ($294k) is reasonable based on typical stale-listing flexibility.
• 4 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 $294,474 (12.0% 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 165 days. Have you received any prior offers? Is the seller open to a 12% 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: 6.24%
• Cash-on-cash: -0.19%
• DSCR: 0.99
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $331,042
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13412 Shellmore Ave	0.08mi	4/2.0	1,607 (0%)	1mo	$345,500	$215	96
9138 Dalera Cv	0.09mi	4/2.0	1,607 (0%)	3mo	$325,000	$202	93
13427 Shellmore Ave	0.04mi	4/2.0	1,607 (0%)	6mo	$331,000	$206	93
13808 Shellmore Ave	0.12mi	3/2.0 (-1)	1,603 (-0%)	2mo	$315,999	$197	88
13705 Shellmore Ave	0.12mi	3/2.0 (-1)	1,603 (-0%)	3mo	$300,999	$188	86
13435 Shellmore Ave	0.03mi	3/2.0 (-1)	1,483 (-8%)	3mo	$294,000	$198	78
13420 Shellmore Ave	0.07mi	3/2.0 (-1)	1,483 (-8%)	4mo	$329,890	$222	76
13415 Shellmore Ave	0.06mi	3/2.0 (-1)	1,483 (-8%)	7mo	$309,000	$208	73
13816 Shellmore Ave	0.12mi	3/2.0 (-1)	1,455 (-10%)	3mo	$291,364	$200	71
13807 Shellmore Ave	0.12mi	3/2.0 (-1)	1,455 (-10%)	3mo	$309,939	$213	71
9332 Chiswell Trl	0.15mi	3/2.0 (-1)	1,455 (-10%)	3mo	$280,250	$193	70
13709 Iona Ave	0.71mi	3/2.0 (-1)	1,843 (+15%)	1mo	$520,000	$282	37

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: -20.1%
• Equity multiple: 0.32×
• Total profit: $-63,784
• Equity at exit: $49,894

10-year hold

• IRR: -21.7%
• Equity multiple: 0.04×
• Total profit: $-90,079
• Equity at exit: $28,933

Cash invested: $93,696 (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 34221

• Rents YoY: -3.0%
• Active inventory: 1170
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,971 high
• Mortgage (P&I): −$1,755
• Tax est. 1.5%: −$418 /mo · $5,019/yr
• Insurance: −$139
• HOA: −$49
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $-15

Break-even live

Break-even rent $2,989

Max offer price $332,522

Occupancy floor 95%

Sensitivity live

Price	-10% $217	-5% $101	+0% $-15	+5% $-130	+10% $-246
Rent	-10% $-249	-5% $-132	+0% $-15	+5% $103	+10% $220
Rate	-1.0pp $154	-0.5pp $71	base $-15	+0.5pp $-101	+1.0pp $-189

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: $83,658
• Closing costs: $10,039
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10473 Curving Creek Loop Parrish, FL	3.0	2.0	1366	$2,500	$1.83	16d	1	0.85mi
11628 Moonsail Dr Parrish, FL	3.0	2.0	2144	$3,500	$1.63	23d	1	1.20mi
10826 Sapphire Breeze Cv Palmetto, FL	4.0	2.0	1850	$2,500	$1.35	5d	1	1.26mi
11612 Armada Way Parrish, FL	4.0	2.0	2112	$3,400	$1.61	21d	1	1.29mi
10646 Hidden Banks Gln Parrish, FL	3.0	2.0	1504	$2,350	$1.56	17d	1	1.32mi

HOA detail

• Monthly dues: $49 · $588/yr

Listing history 30 events

1. 2026-06-22
   days on market $334,630 Active 165 DOM
2. 2026-06-18
   days on market $334,630 Active 162 DOM
3. 2026-06-17
   days on market $334,630 Active 161 DOM
4. 2026-06-16
   days on market $334,630 Active 160 DOM
5. 2026-06-15
   days on market $334,630 Active 159 DOM
6. 2026-06-13
   days on market $334,630 Active 157 DOM
7. 2026-06-13
   days on market $334,630 Active 156 DOM
8. 2026-06-10
   days on market $334,630 Active 154 DOM
9. 2026-06-09
   days on market $334,630 Active 153 DOM
10. 2026-06-08
    days on market $334,630 Active 152 DOM
11. 2026-06-08
    days on market $334,630 Active 151 DOM
12. 2026-06-03
    days on market $334,630 Active 147 DOM
13. 2026-06-02
    days on market $334,630 Active 146 DOM
14. 2026-06-01
    days on market $334,630 Active 145 DOM
15. 2026-05-31
    days on market $334,630 Active 144 DOM
16. 2026-05-23
    price $334,630 215-char remark

    Show marketing remark (215 chars)

    The Acadia makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home offering plenty of privacy and features a spacious walk-in closet and shower.

17. 2026-05-15
    price $334,630
18. 2026-04-25
    status Active 215-char remark

    Show marketing remark (215 chars)

    The Acadia makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home offering plenty of privacy and features a spacious walk-in closet and shower.

19. 2026-04-25
    historical 215-char remark

    Show marketing remark (215 chars)

    The Acadia makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home offering plenty of privacy and features a spacious walk-in closet and shower.

20. 2026-04-11
    price $339,630 215-char remark

    Show marketing remark (215 chars)

    The Acadia makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home offering plenty of privacy and features a spacious walk-in closet and shower.

21. 2026-04-11
    price $339,630

    Show marketing remark (215 chars)

    The Acadia makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home offering plenty of privacy and features a spacious walk-in closet and shower.

22. 2026-04-08
    price $340,000 215-char remark

    Show marketing remark (215 chars)

    The Acadia makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home offering plenty of privacy and features a spacious walk-in closet and shower.

23. 2026-04-07
    price $340,000
24. 2026-02-19
    price $346,350 215-char remark

    Show marketing remark (215 chars)

    The Acadia makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home offering plenty of privacy and features a spacious walk-in closet and shower.

25. 2026-02-16
    price $346,350
26. 2026-01-07
    listed $346,320 Active
27. 2026-01-01
    status Active 215-char remark

    Show marketing remark (215 chars)

    The Acadia makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home offering plenty of privacy and features a spacious walk-in closet and shower.

28. 2026-01-01
    price $346,320 215-char remark

    Show marketing remark (215 chars)

    The Acadia makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home offering plenty of privacy and features a spacious walk-in closet and shower.

29. 2025-10-24
    historical 215-char remark

    Show marketing remark (215 chars)

    The Acadia makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home offering plenty of privacy and features a spacious walk-in closet and shower.

30. 2025-10-22
    listed $366,320 Active 215-char remark

    Show marketing remark (215 chars)

    The Acadia makes entertaining easy with an open kitchen, dining area, and great room. The primary suite is tucked in the rear of the home offering plenty of privacy and features a spacious walk-in closet and shower.

ⓘ 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: $35,650
• − Mortgage interest: −$18,744
• − Property taxes: −$5,019
• − Insurance: −$1,673
• − Repairs & maintenance: −$2,852
• − Management: −$2,852
• − HOA: −$588
• − Depreciation: −$9,735
• Taxable loss: −$5,813
• Est. tax savings @ 24.0%: +$1,395
• After-tax cash flow: $1,220/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): 56,208
• Household income: $77,712
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 1193.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 22% Black 14% Two or more races 11%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada, Dominican Republic, Jamaica
• Languages at home: 81% English-only · Spanish 16% Other Indo-European 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: ▼ -383.53%
• Current HPI: 302.1458
• Rent YoY: ▼ -2.98%
• 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

-8.7% since first listed

15 events — show timeline

• 2026-05-23 Price Changed $334,630 Zillow
• 2026-05-15 Price Changed $334,630 Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Relisted — Zillow
• 2026-04-25 Delisted — Zillow
• 2026-04-11 Price Changed $339,630 Zillow
• 2026-04-11 Price Changed $339,630 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $340,000 Zillow
• 2026-04-07 Price Changed $340,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Price Changed $346,350 Zillow
• 2026-02-16 Price Changed $346,350 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Listed $346,320 Stellar MLS as Distributed by MLS Grid
• 2026-01-01 Relisted — Zillow
• 2026-01-01 Price Changed $346,320 Zillow
• 2025-10-24 Delisted — Zillow
• 2025-10-22 Listed $366,320 Zillow