10717 Spanish Needle Cv · Ruskin, FL 34219

$423,517

4 bd · 2.0 ba · 2,333 sqft · Land · 119 Days on market

Built 2025 9,724 sqft lot $108/mo HOA · 4% of rent ↓ 6% since listing

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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 +6.9/30.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +2.1/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Prepare to meet the house of your dreams with this beautiful single-story home featuring vinyl plank throughout the common and wet areas. Featured at the front of the house are the 3 secondary bedrooms, one with an attached full bath and linen closet. The entry gives way to the dining area into a spacious great room, leading out to a covered patio. This contemporary kitchen features 42-in. upper cabinets, an eat-at island, an ample pantry, quartz countertops, and a stainless-steel Whirlpool® appliance package. The primary bedroom boasts a large walk-in closet, a connecting bath with a linen closet, walk-in shower with tile surround, and a dual sin

Key facts

• Eat-at island
• Quartz countertops
• Vinyl plank

Tags

• VINYL PLANK
• COVERED PATIO
• 42-IN UPPER CABINETS
• EAT-AT ISLAND
• AMPLE PANTRY
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Other: Lease restrictions apply
• HOA & community: Has HOA (Progressive Community Management); Quarterly association fee ($325); Monthly HOA amount $108.33; Community clubhouse, playground, and pool; Pets allowed

Exterior

• Parking: Attached 2-car garage (20 x 20)
• Utilities: Public water; Public sewer; Broadband/High-speed internet available; Cable available
• Home design: Single family residence; Residential property; One story; North facing; Completed condition
• Construction: Block and stucco construction; Shingle roof; New construction; Slab foundation; Built by KB HOME
• Exterior features: Covered front porch; Sidewalk; Sliding doors

Interior

• Kitchen: Dishwasher; Range; Range hood; Disposal
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Open floorplan; Stone counters; Thermostat; Walk-in closet(s); ENERGY STAR qualified windows
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $424k.

Deal economics

• At list price, monthly cash flow is $-647 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $330k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $302k (28.6% below list).
• Recommended offer: $302k (28.6% below list) — sets the bar for 1% rule.

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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 32% 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 $3k of loan paydown is wiped out by about $13k 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 119 days — a 9% lower offer ($385k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $302,275 (28.6% 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 119 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.71% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.55%
• DSCR: 0.71
• GRM: 11.7

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: -31.1%
• Equity multiple: 0.00×
• Total profit: $-118,573
• Equity at exit: $63,148

10-year hold

• IRR: -55.8%
• Equity multiple: -0.60×
• Total profit: $-190,081
• Equity at exit: $36,618

Cash invested: $118,585 (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: 11.7×

Monthly cashflow live

• Estimated rent: $3,023 high
• Mortgage (P&I): −$2,221
• Tax est. 1.5%: −$529 /mo · $6,353/yr
• Insurance: −$176
• HOA: −$108
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $-647

Break-even live

Break-even rent $3,842

Max offer price $329,916

Occupancy floor —

Sensitivity live

Price	-10% $-354	-5% $-501	+0% $-647	+5% $-793	+10% $-940
Rent	-10% $-886	-5% $-766	+0% $-647	+5% $-527	+10% $-408
Rate	-1.0pp $-434	-0.5pp $-539	base $-647	+0.5pp $-757	+1.0pp $-868

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: $105,879
• Closing costs: $12,706
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9544 Sandy Bluffs Cir Parrish, FL	5.0	3.0	2557	$2,950	$1.15	5d	1	0.12mi
10455 Wet Marsh Cv Parrish, FL	3.0	2.0	1635	$2,650	$1.62	12d	1	0.15mi
9962 Last Light Gln Parrish, FL	4.0	2.0	1740	$2,495	$1.43	5d	1	0.51mi
10225 Daybreak Gln Parrish, FL	4.0	3.0	1978	$2,600	$1.31	5d	1	0.60mi
11454 Gallatin Trl Parrish, FL	4.0	2.0	1635	$2,575	$1.57	17d	1	0.79mi
11512 Gallatin Trl Parrish, FL	4.0	2.5	1929	$3,300	$1.71	25d	1	0.82mi
11230 82nd St E Parrish, FL	3.0	2.0	1758	$2,495	$1.42	17d	1	0.83mi
8031 111th Ter E Parrish, FL	5.0	3.0	3067	$4,150	$1.35	25d	1	0.83mi
11880 Little River Way Parrish, FL	4.0	2.0	1635	$2,650	$1.62	25d	1	0.92mi
11884 Little River Way Parrish, FL	3.0	2.5	2142	$3,250	$1.52	17d	1	0.92mi
9009 Moccasin Wallow Rd Parrish, FL	3.0–4.0	2.5	1581	$2,304	$1.46	3d	32	1.05mi
11522 84th Street Cir E #105 Parrish, FL	3.0	2.5	1588	$2,300	$1.45	25d	1	1.07mi
11523 84th Street Cir E #105 Parrish, FL	3.0	2.5	1588	$1,950	$1.23	5d	1	1.08mi
8544 Canyon Creek Trl Parrish, FL	3.0	2.5	1822	$2,300	$1.26	13d	1	1.18mi
8522 Canyon Creek Trl Parrish, FL	3.0	2.5	1822	$2,000	$1.10	25d	1	1.20mi
9432 Bella Mar Trl Parrish, FL	4.0	2.5	2045	$2,699	$1.32	17d	1	1.27mi
8443 Canyon Creek Trl Parrish, FL	3.0	2.5	2178	$2,000	$0.92	25d	1	1.28mi
8541 Bella Mar Trl Parrish, FL	5.0	3.0	2389	$2,800	$1.17	12d	1	1.29mi
8423 Canyon Creek Trl Parrish, FL	3.0	2.5	1823	$2,400	$1.32	25d	1	1.29mi
8505 Bella Mar Trl Parrish, FL	4.0	2.5	1870	$2,750	$1.47	17d	1	1.36mi
9276 Bonita Mar Dr Parrish, FL	4.0	2.5	2466	$4,250	$1.72	25d	1	1.48mi
8123 Trimbelle Ter Parrish, FL	3.0	2.0	1722	$2,850	$1.66	17d	1	1.49mi

HOA detail

• Monthly dues: $108 · $1,296/yr
• Likely covers: pool

Listing history 6 events

1. 2026-05-04
   status Pending
2. 2026-04-23
   price $423,517
3. 2026-04-12
   price $453,517
4. 2026-04-10
   price $423,517
5. 2026-03-31
   price $453,517
6. 2026-01-05
   listed $451,003 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,273
• − Mortgage interest: −$23,724
• − Property taxes: −$6,353
• − Insurance: −$2,118
• − Repairs & maintenance: −$2,902
• − Management: −$2,902
• − HOA: −$1,296
• − Depreciation: −$12,320
• Taxable loss: −$15,341
• Est. tax savings @ 24.0%: +$3,682
• After-tax cash flow: $-4,080/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): 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

Price history

-6.1% since first listed

6 events — show timeline

• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $423,517 Stellar MLS as Distributed by MLS Grid
• 2026-04-12 Price Changed $453,517 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $423,517 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $453,517 Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Listed $451,003 Stellar MLS as Distributed by MLS Grid

Property tax history

+49.2%/yr

Latest (2025): $445 · +126.0% YoY. Source: county tax records.