10593 Orbit Ter · Palmer Ranch, FL 34241

$276,259

2 bd · 2.5 ba · 1,187 sqft · Townhouse · 83 Days on market

Built 2026 Good condition

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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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Ivy at 10593 Orbit Terrace in the Towns at Skye Ranch! This thoughtfully designed townhome offers approximately 1,219 square feet with two bedrooms and two and one half bathrooms, creating a comfortable and welcoming place to settle in. The foyer opens to a cheerful kitchen at the front of the home, featuring a spacious pantry and a convenient half bath. The layout flows into the dining area and great room, providing an open space ideal for everyday living. Just beyond the great room, an outdoor patio offers a quiet spot to enjoy the fresh air. Upstairs, the private primary suite feels like a peaceful retreat, complemented by a secondary bedroom, a full bathroom, and a conveniently located laundry area. Discover modern, open-concept townhomes in the gated, master-planned Skye Ranch community in Sarasota. Ideally located at Clark and Lorraine Roads, this premier setting offers endless opportunities to explore and enjoy life. The community preserves natural beauty with grand oaks, lush palms, forested wetlands, pristine lakes, and native wildlife. Additional Highlights Include: Additional Highlights Upgraded luxury vinyl plank on first floor, upgraded carpet on second floor, upgraded quartz countertops, upgraded cabinets in kitchen and bathrooms, and whole house 2" faux wood blinds package. Photos are for representative purposes only.

Key facts

• Spacious pantry
• Laundry area
• Outdoor patio

Tags

• SPACIOUS PANTRY
• OUTDOOR PATIO
• PRIVATE PRIMARY SUITE
• LAUNDRY AREA
• GATED MASTER PLANNED COMMUNITY
• UPGRADED LUXURY VINYL PLANK

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $276k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $276k).
• Recommended offer: $260k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Sarasota (urban): math 63% / reading 63% proficiency, ranked #7 of 73 in FL (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.1%/yr); 564 active listings in the ZIP; high-income renter base; 7,466 units permitted in Sarasota County in 2024 (2,138 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 $8k of value loss. Plan a longer hold.
• Sarasota County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($260k) is reasonable based on typical stale-listing flexibility.

Recommended offer $259,683 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 8.0

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: -11.0%
• Equity multiple: 0.61×
• Total profit: $-29,930
• Equity at exit: $41,191

10-year hold

• IRR: -6.7%
• Equity multiple: 0.63×
• Total profit: $-28,576
• Equity at exit: $23,886

Cash invested: $77,353 (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 34241

• Rents YoY: -0.1%
• Active inventory: 564
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,878 medium
• Mortgage (P&I): −$1,449
• Tax est. 1.5%: −$345 /mo · $4,144/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $365

Break-even live

Break-even rent $2,417

Max offer price $276,259

Occupancy floor 82%

Sensitivity live

Price	-10% $556	-5% $460	+0% $365	+5% $269	+10% $174
Rent	-10% $137	-5% $251	+0% $365	+5% $478	+10% $592
Rate	-1.0pp $504	-0.5pp $435	base $365	+0.5pp $293	+1.0pp $220

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: $69,065
• Closing costs: $8,288
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $276,259 Active 83 DOM
2. 2026-06-17
   days on market $276,259 Active 82 DOM
3. 2026-06-15
   days on market $276,259 Active 80 DOM
4. 2026-06-13
   days on market $276,259 Active 78 DOM
5. 2026-06-13
   days on market $276,259 Active 77 DOM
6. 2026-06-10
   days on market $276,259 Active 75 DOM
7. 2026-06-09
   days on market $276,259 Active 74 DOM
8. 2026-06-08
   days on market $276,259 Active 72 DOM
9. 2026-06-05
   days on market $276,259 Active 69 DOM
10. 2026-06-03
    days on market $276,259 Active 68 DOM
11. 2026-06-02
    days on market $276,259 Active 67 DOM
12. 2026-06-01
    days on market $276,259 Active 66 DOM
13. 2026-05-31
    days on market $276,259 Active 65 DOM
14. 2026-03-27
    listed $276,259 Active 1374-char remark

    Show marketing remark (1374 chars)

    Welcome to the Ivy at 10593 Orbit Terrace in the Towns at Skye Ranch! This thoughtfully designed townhome offers approximately 1,219 square feet with two bedrooms and two and one half bathrooms, creating a comfortable and welcoming place to settle in. The foyer opens to a cheerful kitchen at the front of the home, featuring a spacious pantry and a convenient half bath. The layout flows into the dining area and great room, providing an open space ideal for everyday living. Just beyond the great room, an outdoor patio offers a quiet spot to enjoy the fresh air. Upstairs, the private primary suite feels like a peaceful retreat, complemented by a secondary bedroom, a full bathroom, and a conveniently located laundry area. Discover modern, open-concept townhomes in the gated, master-planned Skye Ranch community in Sarasota. Ideally located at Clark and Lorraine Roads, this premier setting offers endless opportunities to explore and enjoy life. The community preserves natural beauty with grand oaks, lush palms, forested wetlands, pristine lakes, and native wildlife. Additional Highlights Include: Additional Highlights Upgraded luxury vinyl plank on first floor, upgraded carpet on second floor, upgraded quartz countertops, upgraded cabinets in kitchen and bathrooms, and whole house 2" faux wood blinds package. Photos are for representative purposes only.

ⓘ 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: $34,540
• − Mortgage interest: −$15,475
• − Property taxes: −$4,144
• − Insurance: −$1,381
• − Repairs & maintenance: −$2,763
• − Management: −$2,763
• − Depreciation: −$8,037
• Taxable loss: −$23
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $4,382/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 None rehab

This well-maintained townhome in Palmer Ranch offers a good condition with modern amenities and a good ROI potential.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and value
• Resale Replace the kitchen faucet — Modernizes the kitchen and adds value
• Both Install smart home devices — Improves convenience and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and value ↑
• Resale Replace the kitchen faucet — Modernizes the kitchen and adds value ↑
• Both Install smart home devices — Improves convenience and adds value ↑

ⓘ 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: Sarasota
• NCES district ID: 1201680
• Math proficiency: 63% ▼ -8.00%
• Reading proficiency: 63% ▼ -3.00%
• Median HH income: $51,167
• Composite: 53.68/100
• National rank: #1428
• State rank: #7 of 73 in FL

Livability — Palmer Ranch

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

Census & demographics

• County: Sarasota County · 448,376 people
• City population: 22,808
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 16,408
• Household income: $116,412
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 69.0

Population outlook (Sarasota County) Hauer SSP2

• Today (2025): 452,380 people
• By 2030: 474,175 · +4.8%
• By 2040: 511,577 · +13.1%
• By 2050: 541,467 · +19.7%
• By 2075: 604,947 · +33.7%
• By 2100: 621,965 · +37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 7% Slovak 3% Scandinavian 2%
• Foreign-born: 10% · Canada, Dominican Republic
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 3% Russian/Polish/Slavic 2%

Political lean MEDSL · Sarasota

• 2024 margin: R (+18.2) · D 40.5% · R 58.7%
• 2008→2024 swing: -18.1pp toward R · 2008: -0.1pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+10.4 2016: R+11.6 2012: R+7.4 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -363.72%
• Current HPI: 278.3404
• Rent YoY: ▬ -0.05%
• 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 event — show timeline

• 2026-03-27 Listed $276,259 Zillow