13432 Noble Garnet Ln · Parrish, FL 34219

$265,490

4 bd · 2.5 ba · 2,162 sqft · Townhouse · 6 Days on market

Built 2026 Excellent condition Est $292k · 9% under

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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 +24.7/30.0
• ARV discount +11.6/15.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• Condition / age +5.0/5.0
• Schools +4.4/10.0
• Livability +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

A two-story townhome with plenty of space, the first floor boasts an open layout. The kitchen overlooks the dining area and family room, which opens to a covered porch and a tech space great for work or home organization. Upstairs are four bedrooms, including the large owner's suite with a private bathroom and walk-in closet.

Key facts

• Covered porch
• Tech space
• Walk-in closet

Tags

• OPEN LAYOUT
• COVERED PORCH
• TECH SPACE
• PRIVATE BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• Other: Address: 13432 Noble Garnet Ln, Parrish, FL 34219
• Financial info: List price $265,490

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family home (Cozumel plan)
• Exterior features: Living area approximately 2,162

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: Spec new construction (Cozumel plan); Active listing

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $265k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).

Location & tenants

• Location reads: area grade C — 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.
• Market conditions: Rents soft (-0.9%/yr); 2170 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 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 $2k of loan paydown is wiped out by about $8k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $265,490

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.14% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.93%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $291,870
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12636 Peaceful Peridto Way	0.10mi	4/2.5	2,158 (-0%)	8mo	$325,900	$151	89
13510 White Gold Run	0.11mi	4/2.5	2,162 (0%)	10mo	$272,790	$126	87
13507 White Gold Run	0.14mi	4/2.5	2,162 (0%)	12mo	$304,900	$141	83
13575 White Gold Run	0.15mi	3/2.5 (-1)	2,002 (-7%)	7mo	$253,250	$126	69
12751 Crystal Jade Way	0.10mi	3/2.5 (-1)	1,993 (-8%)	10mo	$255,540	$128	69
13518 White Gold Run	0.11mi	3/2.5 (-1)	1,993 (-8%)	10mo	$262,340	$132	68
13530 White Gold Run	0.11mi	3/2.5 (-1)	1,993 (-8%)	12mo	$268,990	$135	67
13535 White Gold Run	0.14mi	3/2.5 (-1)	1,993 (-8%)	10mo	$274,990	$138	67
12727 Crystal Jade Way	0.10mi	3/2.5 (-1)	1,993 (-8%)	13mo	$262,000	$131	66
13523 White Gold Run	0.14mi	3/2.5 (-1)	1,993 (-8%)	11mo	$269,900	$135	66
13511 White Gold Run	0.14mi	3/2.5 (-1)	1,993 (-8%)	12mo	$270,900	$136	66
13236 Empress Jewel Trl	0.17mi	3/2.5 (-1)	1,993 (-8%)	12mo	$262,400	$132	64

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: -6.2%
• Equity multiple: 0.78×
• Total profit: $-16,602
• Equity at exit: $39,585

10-year hold

• IRR: -0.7%
• Equity multiple: 0.96×
• Total profit: $-3,140
• Equity at exit: $22,955

Cash invested: $74,337 (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: 7.3×

Monthly cashflow live

• Estimated rent: $3,023 medium
• Mortgage (P&I): −$1,392
• Tax est. 1.5%: −$332 /mo · $3,982/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $553

Break-even live

Break-even rent $2,322

Max offer price $265,490

Occupancy floor 77%

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: $66,372
• Closing costs: $7,965
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13420 Noble Garnet Ln Parrish, FL	3.0	2.5	1767	$2,250	$1.27	3d	1	0.03mi
12805 Crystal Jade Way Parrish, FL	4.0	2.5	2162	$2,800	$1.30	3d	1	0.08mi
12215 Radiant Gem Trl Parrish, FL	4.0	2.5	2584	$3,000	$1.16	16d	1	0.44mi
10832 Charlotte Dr Parrish, FL	5.0	3.0	2964	$2,899	$0.98	11d	1	1.38mi

Taxation est. · year 1

• Rental income: $36,272
• − Mortgage interest: −$14,872
• − Property taxes: −$3,982
• − Insurance: −$1,327
• − Repairs & maintenance: −$2,902
• − Management: −$2,902
• − Depreciation: −$7,723
• Taxable income: $2,564
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $6,023/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 · 12 photos

Excellent 100/100 None rehab

This two-story townhome is in excellent condition with modern finishes and a move-in-ready appearance. It offers a spacious layout and ample natural light, making it an ideal choice for both buyers and renters.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Updating the flooring in the bedrooms — New flooring can improve the look and feel of the bedrooms
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers

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 Updating the flooring in the bedrooms — New flooring can improve the look and feel of the bedrooms ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers ↑

ⓘ 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 — Parrish

No livability data for this city. (Only ~50 U.S. cities are tracked.)

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