10601 Orbit Ter · Palmer Ranch, FL 34241

$269,259

2 bd · 2.5 ba · 1,187 sqft · Townhouse · 80 Days on market

Built 2026 Excellent condition $172/mo HOA · 6% of rent ↓ 3% since listing

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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 +18.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• DSCR +5.7/10.0
• 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 10601 Orbit Terrace in the Towns at Skye Ranch! This thoughtfully designed townhome offers approximately 1,219 square feet with two bedrooms and two and one half bathrooms, creating a bright and comfortable place to call home. The foyer opens to a welcoming kitchen at the front of the home, complete with a large pantry and a convenient half bath. From there, the layout flows into the dining area and great room, an easygoing space for everyday living. Just beyond the great room, an outdoor patio invites you to relax and enjoy the fresh air. Upstairs, the private primary suite serves as a peaceful retreat, while a secondary bedroom and full bathroom offer flexibility for guests or home office needs. The laundry area is also located on the second floor for added convenience. 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: Upgraded luxury vinyl plank on first floor, upgraded carpet on second floor, upgraded quartz countertops, upgraded cabinets in kitchen and bathrooms, and whole house 2" faux wood blinds package. Photos are for representative purposes only. MLS#A4688131

Key facts

• $172 HOA
• Community pool
• Built 2026

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $269k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $253k (6.0% 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.
• Market conditions: Rents soft (-0.1%/yr); 564 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 80 days — a 6% lower offer ($253k) 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 $253,103 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.07% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.84%
• DSCR: 1.17
• GRM: 7.8

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: -14.0%
• Equity multiple: 0.52×
• Total profit: $-36,564
• Equity at exit: $40,147

10-year hold

• IRR: -11.4%
• Equity multiple: 0.42×
• Total profit: $-44,061
• Equity at exit: $23,281

Cash invested: $75,393 (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: 564
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,878 medium
• Mortgage (P&I): −$1,412
• Tax est. 1.5%: −$337 /mo · $4,039/yr
• Insurance: −$112
• HOA: −$172
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $241

Break-even live

Break-even rent $2,573

Max offer price $269,259

Occupancy floor 87%

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: $67,315
• Closing costs: $8,078
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 19 events

1. 2026-06-18
   days on market $269,259 Active 80 DOM
2. 2026-06-17
   days on market $269,259 Active 79 DOM
3. 2026-06-16
   days on market $269,259 Active 78 DOM
4. 2026-06-15
   days on market $269,259 Active 77 DOM
5. 2026-06-13
   days on market $269,259 Active 75 DOM
6. 2026-06-13
   days on market $269,259 Active 74 DOM
7. 2026-06-10
   days on market $269,259 Active 72 DOM
8. 2026-06-09
   days on market $269,259 Active 71 DOM
9. 2026-06-08
   days on market $269,259 Active 70 DOM
10. 2026-06-08
    days on market $269,259 Active 69 DOM
11. 2026-06-05
    days on market $269,259 Active 66 DOM
12. 2026-06-03
    days on market $269,259 Active 65 DOM
13. 2026-06-02
    days on market $269,259 Active 64 DOM
14. 2026-06-01
    days on market $269,259 Active 63 DOM
15. 2026-05-31
    days on market $269,259 Active 62 DOM
16. 2026-05-01
    price $269,259 1442-char remark

    Show marketing remark (1442 chars)

    Welcome to the Ivy at 10601 Orbit Terrace in the Towns at Skye Ranch! This thoughtfully designed townhome offers approximately 1,219 square feet with two bedrooms and two and one half bathrooms, creating a bright and comfortable place to call home. The foyer opens to a welcoming kitchen at the front of the home, complete with a large pantry and a convenient half bath. From there, the layout flows into the dining area and great room, an easygoing space for everyday living. Just beyond the great room, an outdoor patio invites you to relax and enjoy the fresh air. Upstairs, the private primary suite serves as a peaceful retreat, while a secondary bedroom and full bathroom offer flexibility for guests or home office needs. The laundry area is also located on the second floor for added convenience. 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: Upgraded luxury vinyl plank on first floor, upgraded carpet on second floor, upgraded quartz countertops, upgraded cabinets in kitchen and bathrooms, and whole house 2" faux wood blinds package. Photos are for representative purposes only. MLS#A4688131

17. 2026-04-30
    price $269,259 1654-char remark

    Show marketing remark (1654 chars)

    Under Construction. What's Special: Convenient 1st Floor Living | Close to Park | Close to Trails. New Construction - June Completion! Built by America's Most Trusted Home Builder. Welcome to the Ivy at 10601 Orbit Terrace in the Towns at Skye Ranch! This thoughtfully designed townhome offers approximately 1,219 square feet with two bedrooms and two and one half bathrooms, creating a bright and comfortable place to call home. The foyer opens to a welcoming kitchen at the front of the home, complete with a large pantry and a convenient half bath. From there, the layout flows into the dining area and great room, an easygoing space for everyday living. Just beyond the great room, an outdoor patio invites you to relax and enjoy the fresh air. Upstairs, the private primary suite serves as a peaceful retreat, while a secondary bedroom and full bathroom offer flexibility for guests or home office needs. The laundry area is also located on the second floor for added convenience. 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: Additional Highlights Include: Upgraded luxury vinyl plank on first floor, upgraded carpet on second floor, upgraded quartz countertops, upgraded cabinets in kitchen and bathrooms, and whole house 2" faux wood blinds package. Photos are for representative purposes only. MLS#A4688131

18. 2026-03-30
    listed $276,259 Active 1654-char remark

    Show marketing remark (1654 chars)

    Under Construction. What's Special: Convenient 1st Floor Living | Close to Park | Close to Trails. New Construction - June Completion! Built by America's Most Trusted Home Builder. Welcome to the Ivy at 10601 Orbit Terrace in the Towns at Skye Ranch! This thoughtfully designed townhome offers approximately 1,219 square feet with two bedrooms and two and one half bathrooms, creating a bright and comfortable place to call home. The foyer opens to a welcoming kitchen at the front of the home, complete with a large pantry and a convenient half bath. From there, the layout flows into the dining area and great room, an easygoing space for everyday living. Just beyond the great room, an outdoor patio invites you to relax and enjoy the fresh air. Upstairs, the private primary suite serves as a peaceful retreat, while a secondary bedroom and full bathroom offer flexibility for guests or home office needs. The laundry area is also located on the second floor for added convenience. 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: Additional Highlights Include: Upgraded luxury vinyl plank on first floor, upgraded carpet on second floor, upgraded quartz countertops, upgraded cabinets in kitchen and bathrooms, and whole house 2" faux wood blinds package. Photos are for representative purposes only. MLS#A4688131

19. 2026-03-27
    listed $276,259 Active 1442-char remark

    Show marketing remark (1442 chars)

    Welcome to the Ivy at 10601 Orbit Terrace in the Towns at Skye Ranch! This thoughtfully designed townhome offers approximately 1,219 square feet with two bedrooms and two and one half bathrooms, creating a bright and comfortable place to call home. The foyer opens to a welcoming kitchen at the front of the home, complete with a large pantry and a convenient half bath. From there, the layout flows into the dining area and great room, an easygoing space for everyday living. Just beyond the great room, an outdoor patio invites you to relax and enjoy the fresh air. Upstairs, the private primary suite serves as a peaceful retreat, while a secondary bedroom and full bathroom offer flexibility for guests or home office needs. The laundry area is also located on the second floor for added convenience. 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: Upgraded luxury vinyl plank on first floor, upgraded carpet on second floor, upgraded quartz countertops, upgraded cabinets in kitchen and bathrooms, and whole house 2" faux wood blinds package. Photos are for representative purposes only. MLS#A4688131

ⓘ 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: −$15,083
• − Property taxes: −$4,039
• − Insurance: −$1,346
• − Repairs & maintenance: −$2,763
• − Management: −$2,763
• − HOA: −$2,064
• − Depreciation: −$7,833
• Taxable loss: −$1,352
• Est. tax savings @ 24.0%: +$324
• After-tax cash flow: $3,217/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

Excellent 100/100 None rehab

This newly constructed townhome is move-in ready with excellent condition and modern amenities. It offers a great value for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/tenants.
• Both Adding smart home features — Smart home features can increase the home's appeal and value, especially for tech-savvy buyers/tenants.
• Both Upgrading the kitchen backsplash — A new backsplash can refresh the kitchen and make it more appealing to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and value, especially for tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen backsplash — A new backsplash can refresh the kitchen and make it more appealing to potential buyers/tenants. ↑

ⓘ 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

-2.5% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $269,259 Zillow
• 2026-04-30 Price Changed $269,259 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Listed $276,259 Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Listed $276,259 Zillow