13258 Sassafras Trl · Lakewood Ranch, FL 34219

$366,956

4 bd · 2.0 ba · 1,817 sqft · Land · 65 Days on market

Built 2025 7,480 sqft lot $113/mo HOA · 3% of rent ↓ 2% 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 +12.1/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• 1% rule +3.9/10.0
• DSCR +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

The Azalea floor plan by Simply Dwell is a modern and thoughtfully designed home situated in the vibrant Broadleaf community in Parrish, FL. This floor plan is ideal for those seeking a blend of comfort, style, and functionality. With a thoughtful spacious layout The Azalea boasts an open-concept design that seamlessly connects the kitchen, dining, and living areas, perfect for both entertaining and everyday family living. The Chef-Inspired Kitchen features modern stainless-steel appliances, ample cabinetry, and a large island that serves as the centerpiece for gatherings. The floor plan includes multiple well-appointed bedrooms, including a luxurious master suite with an en-suite bathroom

Key facts

• 7,480 sq ft lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Other: Association offers fence restrictions and maintenance services
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Access Management) — monthly HOA $113.74; quarterly association fee $341.22; Association approval required; association fee includes common area taxes and grounds maintenance; Community amenities: dog park, playground, community mailbox, sidewalks, street lights; Pets allowed

Exterior

• Parking: Attached 2-car garage (20 x 20) with garage door opener; Driveway
• Security: Smoke detectors
• Utilities: Public water; Canal/lake available for irrigation; Public sewer; Electricity connected; Sewer connected; Water connected; Underground utilities; Cable available; Fire hydrant on site; Irrigation equipment
• Home design: Single family residence; One story; Faces west; Completed, new construction
• Construction: Block, stucco and frame construction; Shingle roof; Slab foundation; Builder: SimplyDwell Homes (Model: Azalea); Projected completion date May 29, 2026
• Exterior features: Covered front porch and patio; Hurricane shutters; Exterior lighting; Sidewalks; Sliding doors; Landscaped, level and paved lot; Paved asphalt road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan with living room/dining room combo; Solid surface counters; Thermostat; Walk-in closets
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $367k.

Deal economics

• At list price, monthly cash flow is $-81 ($-972/yr) — negative.
• To cash-flow at today's rent, offer at most $355k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $325k (11.4% below list).
• Recommended offer: $325k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.3% in Lakewood Ranch — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade D — 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); Parrish Community High School (math 47% / reading 57%, grade D+, #160 of 667 statewide, top 25%, 2,017 students, 32% FRL) — zoned schools average 32% FRL vs 51% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 52% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Manatee average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.9%/yr); 2170 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 34% 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 $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 65 days — a 6% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 3 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 $325,053 (11.4% 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 65 days. Have you received any prior offers? Is the seller open to a 11% 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. 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: 0.89% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 9.4

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: -21.4%
• Equity multiple: 0.28×
• Total profit: $-74,031
• Equity at exit: $54,714

10-year hold

• IRR: -24.8%
• Equity multiple: -0.05×
• Total profit: $-107,444
• Equity at exit: $31,728

Cash invested: $102,748 (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: 9.4×

Monthly cashflow live

• Estimated rent: $3,251 high
• Mortgage (P&I): −$1,924
• Tax est. 1.5%: −$459 /mo · $5,504/yr
• Insurance: −$153
• HOA: −$113
• Vacancy / Maint / Mgmt: −$683
• Net cashflow: $-81

Break-even live

Break-even rent $3,353

Max offer price $355,231

Occupancy floor 97%

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: $91,739
• Closing costs: $11,009
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13744 Old Creek Ct Parrish, FL	3.0	2.5	2274	$3,000	$1.32	21d	1	0.13mi
13114 Cedar Elm Ln Parrish, FL	4.0	2.5	1980	$3,000	$1.52	24d	1	0.23mi
13031 Bluff Oak Way Parrish, FL	5.0	2.5	2489	$2,649	$1.06	24d	1	0.28mi
13019 Bluff Oak Way Parrish, FL	4.0	2.5	2152	$2,975	$1.38	16d	1	0.30mi
3775 Manorwood Loop Parrish, FL	3.0	2.0	2122	$3,300	$1.56	16d	1	0.79mi
12352 49th St E Parrish, FL	4.0	3.0	2209	$2,750	$1.24	24d	1	0.87mi
3511 Wild Blossom Pl Parrish, FL	3.0	2.0	1692	$2,500	$1.48	12d	1	1.24mi
2910 122nd Ter E Parrish, FL	3.0	2.0	1830	$3,300	$1.80	24d	1	1.33mi
4213 Berkeley Dr Parrish, FL	3.0	2.0	1749	$2,485	$1.42	2d	1	1.37mi

HOA detail

• Monthly dues: $113 · $1,356/yr

Listing history 9 events

1. 2026-06-08
   status $366,956 Pending 65 DOM
2. 2026-06-03
   days on market $366,956 Active 65 DOM
3. 2026-06-02
   days on market $366,956 Active 64 DOM
4. 2026-05-31
   days on market $366,956 Active 63 DOM
5. 2026-05-20
   price $366,956
6. 2026-05-01
   status Active
7. 2026-04-30
   historical
8. 2026-03-28
   status Active
9. 2026-03-27
   listed $372,956 Active

ⓘ 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: $39,006
• − Mortgage interest: −$20,555
• − Property taxes: −$5,504
• − Insurance: −$1,835
• − Repairs & maintenance: −$3,121
• − Management: −$3,121
• − HOA: −$1,356
• − Depreciation: −$10,675
• Taxable loss: −$7,160
• Est. tax savings @ 24.0%: +$1,718
• After-tax cash flow: $746/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 — Lakewood Ranch

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

Price history

-1.6% since first listed

5 events — show timeline

• 2026-05-20 Price Changed $366,956 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Listed $372,956 Stellar MLS as Distributed by MLS Grid