11566 Violet Jasper Dr · Ruskin, FL 34219

$284,640

2 bd · 2.0 ba · 1,959 sqft · SingleFamily · 30 Days on market

Built 2026 Good condition $145/sqft · 31% below area Est $411k · 31% 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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• Schools +5.0/10.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

A multipurpose flex room is great for any number of hobbies in this spacious single-story home, while an open floorplan containing the living room, kitchen and cozy nook offers combined living and dining with access to a peaceful lanai. The adjacent owner's suite is separate from the front bedroom for increased serenity.

Key facts

• Peaceful lanai
• Kitchen
• Open floorplan

Tags

• FLEX ROOM
• OPEN FLOORPLAN
• LIVING ROOM
• KITCHEN
• COZY NOOK
• PEACEFUL LANAI

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $285k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $11 ($133/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (12.0% below list).
• Recommended offer: $250k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.2% in Ruskin — 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 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); 2991 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 94d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $9k 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 30 days — a 2% lower offer ($280k) 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 $250,402 (12.0% below list)

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. 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?
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $410,612
• List price: $284,640
• Delta: -30.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11829 Lilac Pearl Ln	0.18mi	2/2.0	1,956 (-0%)	0mo	$369,500	$189	91
11715 Lilac Pearl Ln	0.12mi	2/2.0	1,959 (0%)	12mo	$365,000	$186	85
11624 Violet Jasper Dr	0.00mi	2/2.0	1,783 (-9%)	1mo	$329,190	$185	84
11837 Sparkling Topaz Cv	0.16mi	2/2.0	1,959 (0%)	13mo	$324,665	$166	82
12743 Tahitian Pearl Cir	0.30mi	2/2.0	1,959 (0%)	14mo	$400,000	$204	74
11841 Sparkling Topaz Cv	0.15mi	2/2.0	1,783 (-9%)	14mo	$335,000	$188	66
11808 Sparkling Topaz Cv	0.23mi	2/2.0	1,783 (-9%)	10mo	$398,415	$223	66
12605 Tahitian Pearl Cir	0.29mi	2/2.0	1,782 (-9%)	6mo	$325,000	$182	66
12330 Precious Ruby Way	0.19mi	3/2.5 (+1)	2,145 (+10%)	9mo	$382,415	$178	60
11857 Sparkling Topaz Cv	0.12mi	2/2.0	1,683 (-14%)	14mo	$339,900	$202	59
11948 Violet Jasper Dr	0.36mi	2/2.5	2,216 (+13%)	2mo	$379,500	$171	58
11825 Sparkling Topaz Cv	0.19mi	3/2.5 (+1)	2,145 (+10%)	14mo	$373,415	$174	57

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: -19.5%
• Equity multiple: 0.34×
• Total profit: $-52,718
• Equity at exit: $42,441

10-year hold

• IRR: -20.2%
• Equity multiple: 0.08×
• Total profit: $-73,202
• Equity at exit: $24,610

Cash invested: $79,699 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 52 active · 5 under contract
• Months of supply: 28.4 mo (4%/mo absorbed)
• Median asking: $364,590 ($181/sqft)
• Median days on market: 63 d
• This list price: 4% of active listings are priced below it
• ARV vs active asking: +15.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34219

• Home prices YoY: -23.7%
• Rents YoY: -0.9%
• Active inventory: 2991
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,504 high
• Mortgage (P&I): −$1,493
• Tax est. 1.5%: −$356 /mo · $4,270/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $11

Break-even live

Break-even rent $2,490

Max offer price $284,640

Occupancy floor 95%

Sensitivity live

Price	-10% $208	-5% $109	+0% $11	+5% $-87	+10% $-186
Rent	-10% $-187	-5% $-88	+0% $11	+5% $110	+10% $209
Rate	-1.0pp $154	-0.5pp $83	base $11	+0.5pp $-63	+1.0pp $-138

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: $71,160
• Closing costs: $8,539
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10650 Hidden Banks Gln Parrish, FL	3.0	2.0	1504	$2,200	$1.46	5d	1	1.35mi
10646 Hidden Banks Gln Parrish, FL	3.0	2.0	1504	$2,350	$1.56	112d	1	1.37mi
9928 Wimico Ter Parrish, FL	3.0	2.0	1504	$2,400	$1.60	93d	1	1.44mi
9911 Wimico Ter Parrish, FL	3.0	2.0	1504	$2,400	$1.60	9d	1	1.45mi
10048 Big Marsh Ter Parrish, FL	3.0	2.0	2034	$2,825	$1.39	119d	1	1.46mi

Listing history 1 events

1. 2026-05-31
   pricedays on market $284,640 Active 30 DOM

ⓘ 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 ≥108°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: $30,048
• − Mortgage interest: −$15,944
• − Property taxes: −$4,270
• − Insurance: −$1,423
• − Repairs & maintenance: −$2,404
• − Management: −$2,404
• − Depreciation: −$8,280
• Taxable loss: −$4,677
• Est. tax savings @ 24.0%: +$1,122
• After-tax cash flow: $1,256/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

Good 80/100 Cosmetic rehab Est. rehab $9,795–$29,385 screening

This single-story home features a spacious floorplan with modern finishes and a good condition. It is ready for a potential buyer or renter with minor maintenance items to address.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and home value ↑
• Rental Replace window blinds — Improves energy efficiency and enhances rental appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Virgil Mills Elementary School B+ FL #450/2,144 Nat'l #4,366/41,679 Middle Buffalo Creek Middle School B- FL #180/571 Nat'l #2,482/14,009 High Palmetto High School F FL #456/667 Nat'l #11,621/17,239

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

B Composite livability gradescore 71/100

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 · 447,342 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: 16% of renters

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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%

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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%

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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

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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