10168 Morning Meadowlark Trl · Ruskin, FL 34219

$369,990

4 bd · 2.5 ba · 2,160 sqft · Land · 85 Days on market

Built 2026 4,791 sqft lot $75/mo HOA · 3% of rent ↓ 8% 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 +12.0/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Atrium, a stunning single-family home in the vibrant Oakfield Trails community. This thoughtfully designed 2,160-square-foot residence offers a blend of modern style and everyday comfort. The open-concept layout invites natural light throughout the main living areas, creating a bright and welcoming atmosphere. Upon entry, a spacious great room connects seamlessly to an L-shaped living area, dining room, and well-appointed kitchen, an ideal setup for relaxing or hosting guests. Enjoy warm Florida evenings on the covered lanai. The Atrium's layout emphasizes convenience and privacy. Upstairs, three bedrooms share a spacious double-vanity bathroom, and a centrally located laundry room adds everyday practicality. The primary suite serves as a private retreat, featuring an expansive walk-in closet and a luxurious bathroom with dual sinks and a large shower. Situated in Oakfield Trails, this home offers easy access to major highways, shopping, dining, and recreational opportunities. The community includes walking trails, green spaces, and The Harvest Club, a welcoming gathering space for residents. With its thoughtful design and prime location, the Atrium at Oakfield Trails delivers exceptional Florida living. Photos are from a similar home.

Key facts

• Private quarters
• Green spaces
• Modern amenities

Tags

• WALKING PATHS
• GREEN SPACES
• OPEN-CONCEPT LAYOUT
• GRAND GREAT ROOM
• MODERN AMENITIES
• PRIVATE QUARTERS

Property features AI

Finance

• Other: Home warranty included
• Financial info: Other annual assessment: $2,000; Lease restrictions apply
• HOA & community: Oakfield Trails Homeowners Association; HOA required — $900 annually ($75/month); HOA includes grounds maintenance and pool; Community amenities: clubhouse, fitness center, playground, pool, trails; Pets allowed

Exterior

• Parking: Attached 2-car garage (19 x 20); Driveway; Garage faces rear
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Underground utilities
• Home design: Single family residence; Under construction (projected completion: 2026-05-29); New construction; Two stories; Atrium I model by Stanley Martin Homes; Faces east; Attached property
• Construction: Block, stucco, and vinyl siding construction; Shingle roof; Slab foundation; Builder: Stanley Martin Homes
• Exterior features: Porch; Exterior lighting; Sidewalks; Irrigation equipment; Landscaped with trees

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Thermostat; Walk-in closets; Double pane windows; ENERGY STAR qualified windows; Great Room; Inside utility
• Laundry & utility: Laundry room on upper level; Inside laundry

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $370k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $354k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (21.6% below list).
• Recommended offer: $290k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $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 85 days — a 6% lower offer ($348k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $290,037 (21.6% 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 85 days. Have you received any prior offers? Is the seller open to a 22% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 10.6

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: -21.2%
• Equity multiple: 0.28×
• Total profit: $-74,260
• Equity at exit: $55,167

10-year hold

• IRR: -23.0%
• Equity multiple: -0.02×
• Total profit: $-105,166
• Equity at exit: $31,990

Cash invested: $103,597 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,900 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$212 /mo · $2,544/yr
• Insurance: −$154
• HOA: −$75
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-90

Break-even live

Break-even rent $3,014

Max offer price $354,065

Occupancy floor 98%

Sensitivity live

Price	-10% $119	-5% $15	+0% $-90	+5% $-195	+10% $-300
Rent	-10% $-319	-5% $-205	+0% $-90	+5% $24	+10% $139
Rate	-1.0pp $96	-0.5pp $4	base $-90	+0.5pp $-186	+1.0pp $-284

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: $92,498
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 24 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	11d	1	0.43mi
9544 Sandy Bluffs Cir Parrish, FL	5.0	3.0	2557	$2,950	$1.15	4d	1	0.51mi
11454 Gallatin Trl Parrish, FL	4.0	2.0	1635	$2,575	$1.57	17d	1	0.63mi
11512 Gallatin Trl Parrish, FL	4.0	2.5	1929	$3,300	$1.71	24d	1	0.66mi
10416 High Noon Trl Parrish, FL	3.0	2.0	1412	$2,400	$1.70	4d	1	0.78mi
11880 Little River Way Parrish, FL	4.0	2.0	1635	$2,650	$1.62	24d	1	0.80mi
11884 Little River Way Parrish, FL	3.0	2.5	2142	$3,250	$1.52	17d	1	0.81mi
9962 Last Light Gln Parrish, FL	4.0	2.0	1740	$2,495	$1.43	4d	1	0.86mi
10225 Daybreak Gln Parrish, FL	4.0	3.0	1978	$2,600	$1.31	4d	1	0.99mi
11230 82nd St E Parrish, FL	3.0	2.0	1758	$2,495	$1.42	17d	1	1.09mi
11567 84th Street Cir E #105 Parrish, FL	3.0	2.5	1420	$1,999	$1.41	4d	1	1.10mi
11522 84th Street Cir E #105 Parrish, FL	3.0	2.5	1588	$2,300	$1.45	24d	1	1.19mi
9928 Wimico Ter Parrish, FL	3.0	2.0	1504	$2,450	$1.63	17d	1	1.20mi
11523 84th Street Cir E #105 Parrish, FL	3.0	2.5	1588	$1,950	$1.23	4d	1	1.21mi
8544 Canyon Creek Trl Parrish, FL	3.0	2.5	1822	$2,300	$1.26	12d	1	1.26mi
8522 Canyon Creek Trl Parrish, FL	3.0	2.5	1822	$2,000	$1.10	24d	1	1.27mi
9009 Moccasin Wallow Rd Parrish, FL	3.0–4.0	2.5	1581	$2,304	$1.46	2d	32	1.29mi
8443 Canyon Creek Trl Parrish, FL	3.0	2.5	2178	$2,000	$0.92	24d	1	1.34mi
8423 Canyon Creek Trl Parrish, FL	3.0	2.5	1823	$2,400	$1.32	24d	1	1.36mi
10225 Kalamazoo Pl Parrish, FL	4.0	2.5	2260	$2,789	$1.23	4d	1	1.39mi
10225 Kalamazoo Pl Unit NA Parrish, FL	4.0	2.5	2260	$2,689	$1.19	11d	1	1.39mi
10749 Hidden Banks Gln Parrish, FL	5.0	3.0	2447	$2,549	$1.04	24d	1	1.42mi
10646 Hidden Banks Gln Parrish, FL	3.0	2.0	1504	$2,350	$1.56	17d	1	1.45mi
10935 Gentle Current Way Parrish, FL	5.0	3.0	2605	$3,900	$1.50	24d	1	1.47mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 21 events

1. 2026-06-18
   days on market $369,990 Active 85 DOM
2. 2026-06-17
   days on market $369,990 Active 84 DOM
3. 2026-06-16
   days on market $369,990 Active 83 DOM
4. 2026-06-15
   days on market $369,990 Active 82 DOM
5. 2026-06-13
   days on market $369,990 Active 80 DOM
6. 2026-06-13
   days on market $369,990 Active 79 DOM
7. 2026-06-10
   days on market $369,990 Active 77 DOM
8. 2026-06-09
   days on market $369,990 Active 76 DOM
9. 2026-06-08
   days on market $369,990 Active 75 DOM
10. 2026-06-08
    days on market $369,990 Active 74 DOM
11. 2026-06-03
    days on market $369,990 Active 70 DOM
12. 2026-06-02
    pricedays on market $369,990 Active 69 DOM
13. 2026-06-01
    days on market $374,990 Active 68 DOM
14. 2026-05-31
    days on market $374,990 Active 67 DOM
15. 2026-05-02
    price $374,990 1270-char remark

    Show marketing remark (1270 chars)

    Welcome to the Atrium, a stunning single-family home in the vibrant Oakfield Trails community. This thoughtfully designed 2,160-square-foot residence offers a blend of modern style and everyday comfort. The open-concept layout invites natural light throughout the main living areas, creating a bright and welcoming atmosphere. Upon entry, a spacious great room connects seamlessly to an L-shaped living area, dining room, and well-appointed kitchen, an ideal setup for relaxing or hosting guests. Enjoy warm Florida evenings on the covered lanai. The Atrium's layout emphasizes convenience and privacy. Upstairs, three bedrooms share a spacious double-vanity bathroom, and a centrally located laundry room adds everyday practicality. The primary suite serves as a private retreat, featuring an expansive walk-in closet and a luxurious bathroom with dual sinks and a large shower. Situated in Oakfield Trails, this home offers easy access to major highways, shopping, dining, and recreational opportunities. The community includes walking trails, green spaces, and The Harvest Club, a welcoming gathering space for residents. With its thoughtful design and prime location, the Atrium at Oakfield Trails delivers exceptional Florida living. Photos are from a similar home.

16. 2026-04-30
    price $374,990
17. 2026-04-11
    price $404,990 1270-char remark

    Show marketing remark (1270 chars)

    Welcome to the Atrium, a stunning single-family home in the vibrant Oakfield Trails community. This thoughtfully designed 2,160-square-foot residence offers a blend of modern style and everyday comfort. The open-concept layout invites natural light throughout the main living areas, creating a bright and welcoming atmosphere. Upon entry, a spacious great room connects seamlessly to an L-shaped living area, dining room, and well-appointed kitchen, an ideal setup for relaxing or hosting guests. Enjoy warm Florida evenings on the covered lanai. The Atrium's layout emphasizes convenience and privacy. Upstairs, three bedrooms share a spacious double-vanity bathroom, and a centrally located laundry room adds everyday practicality. The primary suite serves as a private retreat, featuring an expansive walk-in closet and a luxurious bathroom with dual sinks and a large shower. Situated in Oakfield Trails, this home offers easy access to major highways, shopping, dining, and recreational opportunities. The community includes walking trails, green spaces, and The Harvest Club, a welcoming gathering space for residents. With its thoughtful design and prime location, the Atrium at Oakfield Trails delivers exceptional Florida living. Photos are from a similar home.

18. 2026-04-10
    price $403,990 1270-char remark

    Show marketing remark (1270 chars)

    Welcome to the Atrium, a stunning single-family home in the vibrant Oakfield Trails community. This thoughtfully designed 2,160-square-foot residence offers a blend of modern style and everyday comfort. The open-concept layout invites natural light throughout the main living areas, creating a bright and welcoming atmosphere. Upon entry, a spacious great room connects seamlessly to an L-shaped living area, dining room, and well-appointed kitchen, an ideal setup for relaxing or hosting guests. Enjoy warm Florida evenings on the covered lanai. The Atrium's layout emphasizes convenience and privacy. Upstairs, three bedrooms share a spacious double-vanity bathroom, and a centrally located laundry room adds everyday practicality. The primary suite serves as a private retreat, featuring an expansive walk-in closet and a luxurious bathroom with dual sinks and a large shower. Situated in Oakfield Trails, this home offers easy access to major highways, shopping, dining, and recreational opportunities. The community includes walking trails, green spaces, and The Harvest Club, a welcoming gathering space for residents. With its thoughtful design and prime location, the Atrium at Oakfield Trails delivers exceptional Florida living. Photos are from a similar home.

19. 2026-03-26
    price $404,990 1270-char remark

    Show marketing remark (1270 chars)

    Welcome to the Atrium, a stunning single-family home in the vibrant Oakfield Trails community. This thoughtfully designed 2,160-square-foot residence offers a blend of modern style and everyday comfort. The open-concept layout invites natural light throughout the main living areas, creating a bright and welcoming atmosphere. Upon entry, a spacious great room connects seamlessly to an L-shaped living area, dining room, and well-appointed kitchen, an ideal setup for relaxing or hosting guests. Enjoy warm Florida evenings on the covered lanai. The Atrium's layout emphasizes convenience and privacy. Upstairs, three bedrooms share a spacious double-vanity bathroom, and a centrally located laundry room adds everyday practicality. The primary suite serves as a private retreat, featuring an expansive walk-in closet and a luxurious bathroom with dual sinks and a large shower. Situated in Oakfield Trails, this home offers easy access to major highways, shopping, dining, and recreational opportunities. The community includes walking trails, green spaces, and The Harvest Club, a welcoming gathering space for residents. With its thoughtful design and prime location, the Atrium at Oakfield Trails delivers exceptional Florida living. Photos are from a similar home.

20. 2026-03-25
    listed $404,990 Active
21. 2026-03-24
    listed $407,880 Active 1270-char remark

    Show marketing remark (1270 chars)

    Welcome to the Atrium, a stunning single-family home in the vibrant Oakfield Trails community. This thoughtfully designed 2,160-square-foot residence offers a blend of modern style and everyday comfort. The open-concept layout invites natural light throughout the main living areas, creating a bright and welcoming atmosphere. Upon entry, a spacious great room connects seamlessly to an L-shaped living area, dining room, and well-appointed kitchen, an ideal setup for relaxing or hosting guests. Enjoy warm Florida evenings on the covered lanai. The Atrium's layout emphasizes convenience and privacy. Upstairs, three bedrooms share a spacious double-vanity bathroom, and a centrally located laundry room adds everyday practicality. The primary suite serves as a private retreat, featuring an expansive walk-in closet and a luxurious bathroom with dual sinks and a large shower. Situated in Oakfield Trails, this home offers easy access to major highways, shopping, dining, and recreational opportunities. The community includes walking trails, green spaces, and The Harvest Club, a welcoming gathering space for residents. With its thoughtful design and prime location, the Atrium at Oakfield Trails delivers exceptional Florida living. Photos are from a similar home.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,544 · $212/mo
• Projected year-2 tax: $3,071 · $256/mo
• Expected delta: +$527/yr (+$44/mo · 20.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $34,804
• − Mortgage interest: −$20,725
• − Property taxes: −$2,544
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − HOA: −$900
• − Depreciation: −$10,763
• Taxable loss: −$7,547
• Est. tax savings @ 24.0%: +$1,811
• After-tax cash flow: $729/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

-8.1% since first listed

7 events — show timeline

• 2026-05-02 Price Changed $374,990 Zillow
• 2026-04-30 Price Changed $374,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-11 Price Changed $404,990 Zillow
• 2026-04-10 Price Changed $403,990 Zillow
• 2026-03-26 Price Changed $404,990 Zillow
• 2026-03-25 Listed $404,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Listed $407,880 Zillow