11325 Bellewood Ter · Ruskin, FL 34219

$326,600

4 bd · 2.0 ba · 1,607 sqft · SingleFamily · 34 Days on market

Built 2025 Excellent condition 4,800 sqft lot Est $331k · at est. $224/mo HOA · 8% of rent ↓ 10% 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 +10.7/30.0
• ARV discount +8.1/15.0
• Condition / age +5.0/5.0
• Schools +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.6/5.0
• DSCR +3.1/10.0
• Rent growth +2.3/5.0
• 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

• Resort style pool
• Primary suite
• Great room

Tags

• ENERGY EFFICIENT HOME
• OPEN KITCHEN
• GREAT ROOM
• PRIMARY SUITE
• WALK IN CLOSET
• RESORT STYLE POOL

Property features AI

Finance

• Other: Total acreage: less than 1/4 acre (approx. 0.11 acres); Lot dimensions approximately 40 x 120; Builder license: CGC1516367
• Financial info: CDD present; Other annual assessment: $1,993
• HOA & community: Oakfield Trails Homeowners Association (HOA required); Monthly HOA: $74.13; Quarterly association fee: $222.39; HOA covers pool, management, recreational facilities, and other items; Community amenities include clubhouse, fitness center, park, playground and pool; Pets allowed

Exterior

• Parking: Attached 2-car garage with garage door opener; Driveway parking
• Utilities: Public water; Public sewer; BB/HS internet available; Public utilities
• Home design: Single-family residence; One-story; East-facing entry; Completed condition
• Construction: Block construction; Shingle roof; Slab foundation; Built by Meritage Homes (Acadia model)
• Exterior features: Sidewalk; Irrigation equipment; Asphalt/paved public road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Solid surface counters
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Energy-efficient HVAC and programmable thermostat
• Interior features: Open floorplan; Solid surface counters; Split bedroom layout; Walk-in closets; Home warranty included
• Laundry & utility: Laundry room inside the home; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $327k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $294k (9.8% below list).
• Recommended offer: $294k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.7% in Ruskin — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Barbara A Harvey Elementary School (math 74% / reading 59%, grade B+, #473 of 2,144 statewide, top 23%, 1,069 students, 33% FRL); Parrish Community High School (math 47% / reading 57%, grade D+, #160 of 667 statewide, top 25%, 2,017 students, 32% FRL) — zoned schools average 33% FRL vs 51% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.9%/yr); 2170 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 31% 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 $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 34 days — a 3% lower offer ($317k) 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 $294,441 (9.8% 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 34 days. Have you received any prior offers? Is the seller open to a 10% 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: 0.90% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.03%
• DSCR: 0.91
• GRM: 9.2

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
11324 Bellewood Ter	0.03mi	4/2.0	1,607 (0%)	3mo	$313,580	$195	96
10405 Abundance Grove Way	0.07mi	4/2.0	1,840 (+14%)	4mo	$366,000	$199	69
10416 Abundance Grove Way	0.12mi	4/2.0	1,840 (+14%)	2mo	$345,000	$188	69
10176 Hidden Hammock Loop	0.28mi	3/2.0 (-1)	1,709 (+6%)	4mo	$361,000	$211	68
9551 Coastline Way	0.57mi	3/2.0 (-1)	1,640 (+2%)	1mo	$412,000	$251	64
9981 Morning Meadowlark Trl	0.66mi	4/2.0	1,665 (+4%)	3mo	$316,500	$190	61
9421 Shorebird Ct	0.71mi	3/2.0 (-1)	1,655 (+3%)	3mo	$422,000	$255	54
10631 Hidden Banks Gln	0.68mi	3/2.0 (-1)	1,504 (-6%)	2mo	$306,000	$203	51
10643 Hidden Banks Gln	0.68mi	3/2.0 (-1)	1,504 (-6%)	3mo	$311,480	$207	50
10628 Hidden Banks Gln	0.71mi	3/2.0 (-1)	1,504 (-6%)	3mo	$323,750	$215	49
10646 Hidden Banks Gln	0.69mi	3/2.0 (-1)	1,504 (-6%)	4mo	$299,000	$199	49
10935 Rabbit Grove Trl	0.58mi	4/2.0	1,828 (+14%)	2mo	$377,000	$206	49

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: -23.4%
• Equity multiple: 0.22×
• Total profit: $-71,241
• Equity at exit: $48,697

10-year hold

• IRR: -30.7%
• Equity multiple: -0.17×
• Total profit: $-107,352
• Equity at exit: $28,238

Cash invested: $91,448 (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: 2170
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,944 high
• Mortgage (P&I): −$1,713
• Tax est. 1.5%: −$408 /mo · $4,899/yr
• Insurance: −$136
• HOA: −$224
• Vacancy / Maint / Mgmt: −$618
• Net cashflow: $-155

Break-even live

Break-even rent $3,141

Max offer price $304,175

Occupancy floor —

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: $81,650
• Closing costs: $9,798
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10646 Hidden Banks Gln Parrish, FL	3.0	2.0	1504	$2,350	$1.56	15d	1	0.72mi
10455 Wet Marsh Cv Parrish, FL	3.0	2.0	1635	$2,650	$1.62	10d	1	1.04mi
11628 Moonsail Dr Parrish, FL	3.0	2.0	2144	$3,500	$1.63	21d	1	1.16mi
10826 Sapphire Breeze Cv Palmetto, FL	4.0	2.0	1850	$2,500	$1.35	3d	1	1.17mi
11612 Armada Way Parrish, FL	4.0	2.0	2112	$3,400	$1.61	19d	1	1.29mi
10473 Curving Creek Loop Parrish, FL	3.0	2.0	1366	$2,500	$1.83	14d	1	1.34mi
11454 Gallatin Trl Parrish, FL	4.0	2.0	1635	$2,575	$1.57	15d	1	1.36mi
9962 Last Light Gln Parrish, FL	4.0	2.0	1740	$2,495	$1.43	3d	1	1.37mi
11512 Gallatin Trl Parrish, FL	4.0	2.5	1929	$3,300	$1.71	23d	1	1.39mi
9009 Moccasin Wallow Rd Parrish, FL	3.0–4.0	2.5	1581	$2,304	$1.46	1d	32	1.43mi
10416 High Noon Trl Parrish, FL	3.0	2.0	1412	$2,400	$1.70	3d	1	1.47mi

HOA detail

• Monthly dues: $224 · $2,688/yr

Listing history 22 events

1. 2026-06-18
   days on market $326,600 Active 34 DOM
2. 2026-06-17
   days on market $326,600 Active 33 DOM
3. 2026-06-16
   days on market $326,600 Active 32 DOM
4. 2026-06-15
   days on market $326,600 Active 31 DOM
5. 2026-06-13
   days on market $326,600 Active 29 DOM
6. 2026-06-13
   days on market $326,600 Active 28 DOM
7. 2026-06-10
   days on market $326,600 Active 26 DOM
8. 2026-06-09
   days on market $326,600 Active 25 DOM
9. 2026-06-08
   days on market $326,600 Active 24 DOM
10. 2026-06-08
    days on market $326,600 Active 23 DOM
11. 2026-06-03
    days on market $326,600 Active 19 DOM
12. 2026-06-02
    days on market $326,600 Active 18 DOM
13. 2026-06-01
    days on market $326,600 Active 17 DOM
14. 2026-05-31
    days on market $326,600 Active 16 DOM
15. 2026-05-15
    listed $326,600 Active
16. 2026-05-02
    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.

17. 2026-05-02
    price $326,600 215-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.

18. 2026-04-24
    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.

19. 2026-04-23
    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.

20. 2026-04-23
    price $329,000 215-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.

21. 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.

22. 2025-10-22
    listed $362,730 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: $35,333
• − Mortgage interest: −$18,295
• − Property taxes: −$4,899
• − Insurance: −$1,633
• − Repairs & maintenance: −$2,827
• − Management: −$2,827
• − HOA: −$2,688
• − Depreciation: −$9,501
• Taxable loss: −$7,336
• Est. tax savings @ 24.0%: +$1,761
• After-tax cash flow: $-99/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 · 3 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and offers a great opportunity for both resale and rental value with minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Add a smart home system — Modern technology can increase both resale and rental appeal.
• Both Install energy-efficient windows — Improved energy efficiency can increase both resale and rental value.
• Both Add a smart thermostat — Modern technology can increase both resale and rental appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Add a smart home system — Modern technology can increase both resale and rental appeal. ↑
• Both Install energy-efficient windows — Improved energy efficiency can increase both resale and rental value. ↑
• Both Add a smart thermostat — Modern technology can increase both resale and rental appeal. ↑

ⓘ 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: 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: 52,177
• 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

-10.0% since first listed

8 events — show timeline

• 2026-05-15 Listed $326,600 Stellar MLS as Distributed by MLS Grid
• 2026-05-02 Relisted — Zillow
• 2026-05-02 Price Changed $326,600 Zillow
• 2026-04-24 Delisted — Zillow
• 2026-04-23 Relisted — Zillow
• 2026-04-23 Price Changed $329,000 Zillow
• 2025-10-24 Delisted — Zillow
• 2025-10-22 Listed $362,730 Zillow