Pine Plan · Parrish, FL 34219

$459,999

5 bd · 3.0 ba · 2,350 sqft · SingleFamily · 224 Days on market

Good condition

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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 +6.5/30.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Livability +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

The dynamic Pine plan greets guests with a charming covered porch and continues to impress with a thoughtfully designed kitchen, a roomy nook with center-meet doors overlooking a serene covered patio, and an expansive great room. A main-floor bedroom and bathroom provide added convenience. On the second floor, you'll find a loft, a laundry, a shared bath, three secondary bedrooms and a luxurious primary suite boasting a walk-in closet and a private bath with double sinks.

Key facts

• 2 parking spots
• Listed 224 days

🏗️ New construction. The $459,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $530,192.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $460k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-895 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $401k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $351k (23.8% below list).
• Recommended offer: $351k (23.8% 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: Annie Lucy Williams Elementary School (math 80% / reading 73%, grade A, #185 of 2,144 statewide, top 9%, 798 students, 31% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 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 37% 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 $4k of loan paydown is wiped out by about $16k 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 224 days — a 12% lower offer ($405k) is reasonable based on typical stale-listing flexibility.

Recommended offer $350,555 (23.8% 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 224 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: 0.66% ✗
• Cap rate: 4.27%
• Cash-on-cash: -7.23%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (median comp): $530,192
• List price: $459,999
• Delta: -13.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2116 151st Ter E	0.26mi	4/3.0 (-1)	2,282 (-3%)	1mo	$635,000	$278	77
2223 Anders Dr	0.16mi	4/3.0 (-1)	2,170 (-8%)	1mo	$432,499	$199	74
14519 Banks Ct	0.20mi	4/3.0 (-1)	2,170 (-8%)	4mo	$444,999	$205	70
14620 20th St E	0.23mi	4/3.0 (-1)	2,197 (-6%)	6mo	$413,500	$188	68
14534 Banks Ct	0.16mi	4/3.0 (-1)	2,077 (-12%)	1mo	$419,999	$202	68
14514 20th St E	0.31mi	4/3.0 (-1)	2,197 (-6%)	5mo	$450,000	$205	66
1825 Twin Rivers Trl	0.34mi	4/3.0 (-1)	2,309 (-2%)	14mo	$730,000	$316	65
14511 Banks Ct	0.23mi	4/3.0 (-1)	2,077 (-12%)	1mo	$452,500	$218	64
15425 Mulholland Rd	0.14mi	4/2.0 (-1)	2,565 (+9%)	8mo	$845,000	$329	63
15451 27th Ct E	0.35mi	4/3.0 (-1)	2,628 (+12%)	5mo	$734,500	$279	55
3310 Twin Rivers Trl	0.50mi	4/3.0 (-1)	2,700 (+15%)	0mo	$650,000	$241	47
14911 18th Run E	0.58mi	4/3.0 (-1)	2,692 (+15%)	2mo	$580,000	$215	42

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: -32.2%
• Equity multiple: -0.03×
• Total profit: $-153,115
• Equity at exit: $79,053

10-year hold

• IRR: -58.8%
• Equity multiple: -0.66×
• Total profit: $-246,189
• Equity at exit: $45,841

Cash invested: $148,454 (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 →

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

Active competition Active MLS

• For sale now: 25 active · 12 under contract
• Months of supply: 11.5 mo (9%/mo absorbed)
• Median asking: $474,999 ($205/sqft)
• Median days on market: 195 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +10.0% vs 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: $3,506 high
• Mortgage (P&I): −$2,780
• Tax est. 1.5%: −$663 /mo · $7,953/yr
• Insurance: −$221
• HOA: −$0
• Vacancy / Maint / Mgmt: −$736
• Net cashflow: $-895

Break-even live

Break-even rent $4,638

Max offer price $400,734

Occupancy floor —

Sensitivity live

Price	-10% $-528	-5% $-711	+0% $-895	+5% $-1,078	+10% $-1,261
Rent	-10% $-1,172	-5% $-1,033	+0% $-895	+5% $-756	+10% $-618
Rate	-1.0pp $-628	-0.5pp $-760	base $-895	+0.5pp $-1,032	+1.0pp $-1,172

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: $132,548
• Closing costs: $15,906
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16457 Woodside Gln Parrish, FL	4.0	3.0	2748	$3,800	$1.38	119d	1	1.11mi
2840 Greenleaf Ter Parrish, FL	5.0	3.0	2601	$2,785	$1.07	4d	1	1.25mi
16536 Cheyanne Ct Parrish, FL	5.0	3.0	2377	$2,790	$1.17	7d	1	1.32mi
16540 Cheyanne Ct Parrish, FL	4.0	2.5	1977	$2,505	$1.27	9d	1	1.32mi
16005 42nd Gln E Parrish, FL	4.0	3.0	3157	$4,000	$1.27	87d	1	1.39mi
3307 Barber Ave Parrish, FL	5.0	3.0	2377	$2,760	$1.16	7d	1	1.48mi

Property features AI

Finance

• Other: Address: 2401 Twin Rivers Trl, Parrish, FL 34219Listing status: ActiveLast modified: 2026-05-21
• Financial info: List price $439,999

Exterior

• Parking: 2 parking spaces
• Home design: New construction plan named "Pine"Single-family property (Plan inventory)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open living area totaling 2,353 (living area figure provided)

Listing history 50 events

1. 2026-09-22
   days on market $459,999 Active 224 DOM
2. 2026-09-21
   days on market $459,999 Active 223 DOM
3. 2026-09-20
   days on market $459,999 Active 222 DOM
4. 2026-09-18
   days on market $459,999 Active 220 DOM
5. 2026-09-17
   days on market $459,999 Active 219 DOM
6. 2026-09-16
   days on market $459,999 Active 218 DOM
7. 2026-09-15
   days on market $459,999 Active 217 DOM
8. 2026-09-14
   days on market $459,999 Active 216 DOM
9. 2026-09-13
   days on market $459,999 Active 215 DOM
10. 2026-09-12
    days on market $459,999 Active 214 DOM
11. 2026-09-11
    days on market $459,999 Active 213 DOM
12. 2026-09-05
    days on market $459,999 Active 207 DOM
13. 2026-09-04
    days on market $459,999 Active 206 DOM
14. 2026-09-03
    pricedays on market $459,999 Active 205 DOM
15. 2026-08-31
    days on market $417,999 Active 202 DOM
16. 2026-08-30
    days on market $417,999 Active 201 DOM
17. 2026-08-29
    days on market $417,999 Active 200 DOM
18. 2026-08-28
    pricedays on market $417,999 Active 199 DOM
19. 2026-08-27
    days on market $413,999 Active 198 DOM
20. 2026-08-26
    days on market $413,999 Active 197 DOM
21. 2026-08-25
    days on market $413,999 Active 196 DOM
22. 2026-08-24
    days on market $413,999 Active 195 DOM
23. 2026-08-23
    days on market $413,999 Active 194 DOM
24. 2026-08-22
    days on market $413,999 Active 193 DOM
25. 2026-08-21
    days on market $413,999 Active 192 DOM
26. 2026-08-20
    days on market $413,999 Active 191 DOM
27. 2026-08-19
    days on market $413,999 Active 190 DOM
28. 2026-08-18
    days on market $413,999 Active 189 DOM
29. 2026-08-17
    days on market $413,999 Active 188 DOM
30. 2026-08-16
    days on market $413,999 Active 187 DOM
31. 2026-08-15
    days on market $413,999 Active 186 DOM
32. 2026-08-15
    price $413,999 Active 185 DOM
33. 2026-08-14
    days on market $414,435 Active 185 DOM
34. 2026-08-13
    pricedays on market $414,435 Active 184 DOM
35. 2026-08-12
    days on market $399,950 Active 183 DOM
36. 2026-08-11
    days on market $399,950 Active 182 DOM
37. 2026-08-10
    days on market $399,950 Active 181 DOM
38. 2026-08-09
    days on market $399,950 Active 180 DOM
39. 2026-08-08
    days on market $399,950 Active 179 DOM
40. 2026-08-07
    days on market $399,950 Active 178 DOM
41. 2026-08-06
    days on market $399,950 Active 177 DOM
42. 2026-08-05
    days on market $399,950 Active 176 DOM
43. 2026-08-04
    days on market $399,950 Active 175 DOM
44. 2026-07-31
    days on market $399,950 Active 171 DOM
45. 2026-07-30
    days on market $399,950 Active 169 DOM
46. 2026-07-28
    days on market $399,950 Active 168 DOM
47. 2026-07-24
    days on market $399,950 Active 164 DOM
48. 2026-07-23
    days on market $399,950 Active 163 DOM
49. 2026-07-22
    days on market $399,950 Active 162 DOM
50. 2026-07-21
    days on market $399,950 Active 161 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: $42,067
• − Mortgage interest: −$29,699
• − Property taxes: −$7,953
• − Insurance: −$2,651
• − Repairs & maintenance: −$3,365
• − Management: −$3,365
• − Depreciation: −$15,424
• Taxable loss: −$20,391
• Est. tax savings @ 24.0%: +$4,894
• After-tax cash flow: $-5,842/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 · 4 photos

Good 80/100 Cosmetic rehab Est. rehab $11,750–$35,250 screening

The home is in good condition with no major repairs needed. It has a good curb appeal and interior, making it a solid investment with potential for value enhancement through minor updates.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract potential buyers/tenants. ↑
• Both Interior touch-ups — Fresh paint and minor updates inside can make the home more appealing and increase its value. ↑
• Both HVAC maintenance — A clean and efficient HVAC system can improve comfort and reduce energy costs, attracting more buyers/tenants. ↑
• Both Kitchen and bathroom updates — Modernizing these spaces can increase the home's appeal and value, especially for potential buyers/tenants looking for updated amenities. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Annie Lucy Williams Elementary School A FL #185/2,144 Nat'l #1,912/41,679 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: 2401 Twin Rivers Trl, Parrish, FL 34219Listing status: ActiveLast modified: 2026-05-21
• Financial info: List price $439,999

Exterior

• Parking: 2 parking spaces
• Home design: New construction plan named "Pine"Single-family property (Plan inventory)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open living area totaling 2,353 (living area figure provided)