10972 Bluestem Cv · Ruskin, FL 34219

$352,753

3 bd · 2.5 ba · 2,107 sqft · Land · 46 Days on market

Built 2025 6,974 sqft lot $108/mo HOA · 4% of rent ↓ 10% 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).

• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. This expansive, two-story home showcases a covered front porch. Inside, discover an open floor plan with beautiful tile flooring at first floor. The great room provides access to a covered back patio, which is ideal for grilling. The upgraded kitchen boasts 36-in. upper cabinets, granite countertops, walk-in pantry and Whirlpool® stainless steel appliances. Enjoy the convenience of a dedicated laundry room. Upstairs, a huge loft is perfect for a kids play area. The primary bedroom features a spacious walk-in closet and connecting bath that offers a linen closet, extended vanity, granite countertop and walk-in shower with tile surround. Community o

Key facts

• Covered front porch
• Open floor plan
• Upgraded kitchen

Tags

• COVERED FRONT PORCH
• OPEN FLOOR PLAN
• COVERED BACK PATIO
• UPGRADED KITCHEN
• WALK-IN PANTRY
• DEDICATED LAUNDRY ROOM

Property features AI

Finance

• Other: Lot about 0.16 acre (approximately 0 to less than 1/4 acre); Road surface: asphalt
• HOA & community: HOA managed by Progressive Community Management; Quarterly association fee ($325 quarterly; $108.33 monthly equivalent); Clubhouse; Playground; Community pool; Pets allowed

Exterior

• Parking: Attached 2-car garage (20 x 20)
• Utilities: Public water; Public sewer; Broadband/high-speed internet available
• Home design: Single family residence; Residential property; Two levels; New construction; Faces south
• Construction: Block, stucco and frame construction; Shingle roof; Slab foundation; Built by KB HOME
• Exterior features: Covered patio; Patio; Sidewalk; Sliding doors; Asphalt road frontage

Interior

• Kitchen: Dishwasher; Range; Range hood; Disposal
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Central heating; Central air
• Interior features: Open floorplan; Stone counters; Thermostat; Walk-in closets; ENERGY STAR qualified windows; Loft
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $353k.

Deal economics

• At list price, monthly cash flow is $-396 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (22.9% below list).
• Recommended offer: $272k (22.9% 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; 21 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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 46 days — a 3% lower offer ($342k) 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 $272,091 (22.9% 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 46 days. Have you received any prior offers? Is the seller open to a 23% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.81%
• DSCR: 0.79
• GRM: 10.8

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: -28.0%
• Equity multiple: 0.09×
• Total profit: $-90,267
• Equity at exit: $52,597

10-year hold

• IRR: -44.6%
• Equity multiple: -0.43×
• Total profit: $-141,482
• Equity at exit: $30,500

Cash invested: $98,771 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,721 high
• Mortgage (P&I): −$1,850
• Tax est. 1.5%: −$441 /mo · $5,291/yr
• Insurance: −$147
• HOA: −$108
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $-396

Break-even live

Break-even rent $3,223

Max offer price $295,411

Occupancy floor —

Sensitivity live

Price	-10% $-152	-5% $-274	+0% $-396	+5% $-518	+10% $-640
Rent	-10% $-611	-5% $-504	+0% $-396	+5% $-289	+10% $-181
Rate	-1.0pp $-219	-0.5pp $-307	base $-396	+0.5pp $-488	+1.0pp $-581

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: $88,188
• Closing costs: $10,583
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10455 Wet Marsh Cv Parrish, FL	3.0	2.0	1635	$2,650	$1.62	12d	1	0.40mi
11454 Gallatin Trl Parrish, FL	4.0	2.0	1635	$2,575	$1.57	18d	1	0.53mi
11512 Gallatin Trl Parrish, FL	4.0	2.5	1929	$3,300	$1.71	25d	1	0.57mi
10416 High Noon Trl Parrish, FL	3.0	2.0	1412	$2,400	$1.70	5d	1	0.63mi
11880 Little River Way Parrish, FL	4.0	2.0	1635	$2,650	$1.62	25d	1	0.68mi
11884 Little River Way Parrish, FL	3.0	2.5	2142	$3,250	$1.52	18d	1	0.69mi
9962 Last Light Gln Parrish, FL	4.0	2.0	1740	$2,495	$1.43	5d	1	0.79mi
10225 Daybreak Gln Parrish, FL	4.0	3.0	1978	$2,600	$1.31	5d	1	0.86mi
11230 82nd St E Parrish, FL	3.0	2.0	1758	$2,495	$1.42	18d	1	0.87mi
11567 84th Street Cir E #105 Parrish, FL	3.0	2.5	1420	$1,999	$1.41	5d	1	0.90mi
11522 84th Street Cir E #105 Parrish, FL	3.0	2.5	1588	$2,300	$1.45	25d	1	0.99mi
11523 84th Street Cir E #105 Parrish, FL	3.0	2.5	1588	$1,950	$1.23	5d	1	1.00mi
8544 Canyon Creek Trl Parrish, FL	3.0	2.5	1822	$2,300	$1.26	13d	1	1.07mi
8522 Canyon Creek Trl Parrish, FL	3.0	2.5	1822	$2,000	$1.10	25d	1	1.08mi
8443 Canyon Creek Trl Parrish, FL	3.0	2.5	2178	$2,000	$0.92	25d	1	1.16mi
9928 Wimico Ter Parrish, FL	3.0	2.0	1504	$2,450	$1.63	18d	1	1.16mi
8423 Canyon Creek Trl Parrish, FL	3.0	2.5	1823	$2,400	$1.32	25d	1	1.17mi
9009 Moccasin Wallow Rd Parrish, FL	3.0–4.0	2.5	1581	$2,056	$1.30	3d	32	1.31mi
10225 Kalamazoo Pl Parrish, FL	4.0	2.5	2260	$2,789	$1.23	5d	1	1.37mi
10225 Kalamazoo Pl Unit NA Parrish, FL	4.0	2.5	2260	$2,689	$1.19	12d	1	1.37mi
8123 Trimbelle Ter Parrish, FL	3.0	2.0	1722	$2,850	$1.66	18d	1	1.38mi

HOA detail

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

Listing history 6 events

1. 2026-05-17
   status Pending
2. 2026-04-29
   price $352,753
3. 2026-04-23
   price $360,753
4. 2026-04-12
   price $390,753
5. 2026-04-10
   price $360,753
6. 2026-04-01
   listed $390,753 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: $32,651
• − Mortgage interest: −$19,760
• − Property taxes: −$5,291
• − Insurance: −$1,764
• − Repairs & maintenance: −$2,612
• − Management: −$2,612
• − HOA: −$1,296
• − Depreciation: −$10,262
• Taxable loss: −$10,946
• Est. tax savings @ 24.0%: +$2,627
• After-tax cash flow: $-2,128/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

-9.7% since first listed

6 events — show timeline

• 2026-05-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $352,753 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $360,753 Stellar MLS as Distributed by MLS Grid
• 2026-04-12 Price Changed $390,753 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $360,753 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Listed $390,753 Stellar MLS as Distributed by MLS Grid

Property tax history

-1.4%/yr

Latest (2024): $197 · -1.4% YoY. Source: county tax records.