1758 Soaring Vida St · Palmetto, FL 34221

$389,878

4 bd · 3.0 ba · 2,323 sqft · SingleFamily · 60 Days on market

Built 2026 Excellent condition 4,800 sqft lot 2-car garage $168/sqft · at area comps Est $391k · at est. $95/mo HOA · 3% of rent

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Why this score? — see what drove the F 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 +7.7/15.0
• Cash flow +6.7/30.0
• Condition / age +5.0/5.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• 1% rule +2.0/10.0
• Rent growth +1.8/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. The Woodruff is a spacious and thoughtfully designed two-story home offering just over 2,300 square feet of open-concept living, perfect for families and entertainers alike. With a flowing layout that maximizes every square foot, this home brings comfort, function, and style together in one inviting package. As you enter through the foyer, you’re welcomed into a large, open main floor where the kitchen, dining area, and great room seamlessly connect. The kitchen is a dream for any home chef, spanning two full walls and offering abundant cabinets, generous counterspace, and a walk-in pantry for all your storage needs.

Key facts

• En suite bathroom
• Covered lanai
• Walk in pantry

Tags

• LARGE OPEN MAIN FLOOR
• DREAM KITCHEN
• WALK IN PANTRY
• COVERED LANAI
• PRIVATE OWNER'S SUITE
• EN SUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $390k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-632 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (23.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (30.0% below list).
• Recommended offer: $273k (30.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#346 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute 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: James Tillman Elementary Magnet School (math 65% / reading 34%, grade D, #1,088 of 2,144 statewide, top 53%, 520 students, 74% 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).
• Market conditions: Rents soft (-3.0%/yr); 1452 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 42% of the median local income ($78k/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 $12k 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 60 days — a 3% lower offer ($378k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $273,075 (30.0% 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 60 days. Have you received any prior offers? Is the seller open to a 30% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.70% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.95%
• DSCR: 0.69
• GRM: 11.9

CMA / ARV

• ARV (median comp): $391,480
• List price: $389,878
• Delta: -0.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1824 Soaring Vida St	0.04mi	4/3.0	2,323 (0%)	4mo	$395,000	$170	95
5643 Skylight Way 5643 Skylight Way	0.13mi	4/3.0	2,323 (0%)	3mo	$409,000	$176	91
2271 50th Street Cir E	0.24mi	4/3.0	2,414 (+4%)	6mo	$370,000	$153	78
2267 50th Street Cir E	0.25mi	4/3.0	2,416 (+4%)	8mo	$360,000	$149	75
5506 Skylight Way	0.07mi	3/2.5 (-1)	2,081 (-10%)	2mo	$382,479	$184	70
2235 50th Street Cir E	0.41mi	4/3.0	2,398 (+3%)	8mo	$365,000	$152	69
1828 Soaring Vida St	0.10mi	3/2.5 (-1)	2,007 (-14%)	0mo	$381,400	$190	65
5647 Skylight Way	0.13mi	3/2.5 (-1)	2,007 (-14%)	3mo	$387,959	$193	62
5205 16th Ave E	0.34mi	3/2.5 (-1)	2,184 (-6%)	6mo	$402,000	$184	62
2504 58th Cir E	0.54mi	4/3.0	2,109 (-9%)	10mo	$409,000	$194	51
2303 58th St E	0.23mi	3/2.0 (-1)	2,019 (-13%)	13mo	$475,000	$235	48
2334 50th Street Cir E	0.39mi	4/2.0	2,004 (-14%)	12mo	$368,000	$184	45

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: -31.8%
• Equity multiple: -0.02×
• Total profit: $-111,337
• Equity at exit: $58,132

10-year hold

• IRR: -58.5%
• Equity multiple: -0.64×
• Total profit: $-179,310
• Equity at exit: $33,710

Cash invested: $109,166 (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 →

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

Active competition Active MLS

• For sale now: 9 active · 16 under contract
• Months of supply: 2.7 mo (37%/mo absorbed)
• Median asking: $375,479 ($180/sqft)
• Median days on market: 87 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: -6.2% vs current asking $/sqft

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

ZIP-level market 34221

• Rents YoY: -3.0%
• Active inventory: 1452
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,731 high
• Mortgage (P&I): −$2,045
• Tax est. 1.5%: −$487 /mo · $5,848/yr
• Insurance: −$162
• HOA: −$95
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $-632

Break-even live

Break-even rent $3,531

Max offer price $298,417

Occupancy floor —

Sensitivity live

Price	-10% $-363	-5% $-497	+0% $-632	+5% $-767	+10% $-902
Rent	-10% $-848	-5% $-740	+0% $-632	+5% $-524	+10% $-416
Rate	-1.0pp $-436	-0.5pp $-533	base $-632	+0.5pp $-733	+1.0pp $-836

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: $97,470
• Closing costs: $11,696
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2305 50th Street Cir E Palmetto, FL	4.0	2.5	1996	$2,545	$1.28	16d	1	0.21mi
6115 Blue Paloma CT Palmetto, FL	5.0	2.5	2217	$2,825	$1.27	32d	1	1.06mi
9940 Mahaffey DR Palmetto, FL	1.0–3.0	1.0–3.0	1106	$2,044	$1.85	73d	1	1.06mi
110 49th Ct E Palmetto, FL	3.0	2.0	1655	$1,850	$1.12	52d	1	1.12mi
3616 Mossy Limb Ct Palmetto, FL	4.0	2.0	2068	$2,500	$1.21	61d	1	1.27mi
4620 1st Ave E #4620 Palmetto, FL	3.0	3.0	1959	$1,950	$1.00	73d	1	1.27mi
4633 1st Ave E Palmetto, FL	3.0	2.5	1586	$1,600	$1.01	19d	1	1.29mi
4120 Silver Strand Trl Palmetto, FL	5.0	3.0	2616	$3,200	$1.22	40d	1	1.44mi
5514 Night Owl Ter Palmetto, FL	4.0	2.0	1752	$2,650	$1.51	65d	1	1.45mi

Property features AI

Finance

• Other: Lease restrictions apply
• HOA & community: Has HOA with required monthly fee of $95 ($1,140 annual)Association approval requiredAssociation amenities include fence restrictionsCommunity features: deed restrictions, sidewalks, street lightsPets allowed (cats and dogs)

Exterior

• Parking: Attached 2-car garage (20x20) with garage door opener
• Utilities: Public waterPublic sewerElectricity connectedNatural gas connectedCable connectedSewer connectedWater connectedUnderground utilities
• Home design: Single-family residenceTwo levelsNew construction (projected completion October 1, 2026)South-facing
• Construction: Block, frame, stucco and cement siding constructionShingle roofSlab foundationBuilt by Mattamy Homes (Woodruff Modern model)
• Exterior features: Covered rear porchRear patio/porchSidewalkSliding doorsLandscaped with treesPaved lot and paved road access

Interior

• Kitchen: DishwasherRangeMicrowaveRefrigeratorElectric water heater
• Bedrooms: 4 bedrooms
• Flooring: CarpetTile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating with heat pumpCentral air conditioning
• Interior features: Eat-in kitchenOpen floorplanSplit bedroom layoutThermostatPest guard / in-wall pest systemSolid surface countersWalk-in closetsDouble pane insulated windows
• Laundry & utility: Interior laundry room with washer and dryer hookups (electric dryer hookup)

Listing history 22 events

1. 2026-08-08
   days on market $389,878 Active 60 DOM
2. 2026-08-07
   days on market $389,878 Active 59 DOM
3. 2026-08-06
   days on market $389,878 Active 58 DOM
4. 2026-08-05
   days on market $389,878 Active 57 DOM
5. 2026-08-04
   days on market $389,878 Active 56 DOM
6. 2026-08-03
   days on market $389,878 Active 55 DOM
7. 2026-07-31
   days on market $389,878 Active 52 DOM
8. 2026-07-30
   days on market $389,878 Active 50 DOM
9. 2026-07-28
   days on market $389,878 Active 49 DOM
10. 2026-07-26
    days on market $389,878 Active 47 DOM
11. 2026-07-24
    days on market $389,878 Active 45 DOM
12. 2026-07-23
    days on market $389,878 Active 44 DOM
13. 2026-07-22
    days on market $389,878 Active 43 DOM
14. 2026-07-21
    days on market $389,878 Active 42 DOM
15. 2026-07-20
    days on market $389,878 Active 41 DOM
16. 2026-07-18
    days on market $389,878 Active 39 DOM
17. 2026-07-18
    days on market $389,878 Active 38 DOM
18. 2026-07-16
    days on market $389,878 Active 37 DOM
19. 2026-07-15
    days on market $389,878 Active 36 DOM
20. 2026-06-01
    days on market $389,878 Active 34 DOM
21. 2026-05-31
    days on market $389,878 Active 33 DOM
22. 2026-04-28
    listed $389,878 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $32,769
• − Mortgage interest: −$21,839
• − Property taxes: −$5,848
• − Insurance: −$1,949
• − Repairs & maintenance: −$2,622
• − Management: −$2,622
• − HOA: −$1,140
• − Depreciation: −$11,342
• Taxable loss: −$14,593
• Est. tax savings @ 24.0%: +$3,502
• After-tax cash flow: $-4,083/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 home is in excellent condition with no visible repairs or maintenance needed. It offers a spacious and modern layout with high-end finishes and is ready for immediate occupancy.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern, high-end appliances can enhance the kitchen's functionality and appeal to potential buyers/tenants. ↑

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary James Tillman Elementary Magnet School D FL #1,088/2,144 Nat'l #12,785/41,679 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 72/100

Livability — Palmetto

• Score: 72/100
• State rank: #346
• US rank: #5695

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Manatee County · 447,342 people
• City population: 56,208
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 56,208
• Household income: $77,712
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 10% 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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 22% Black 14% Two or more races 11%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada, Dominican Republic, Jamaica
• Languages at home: 81% English-only · Spanish 16% Other Indo-European 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: ▼ -383.53%
• Current HPI: 302.1458
• Rent YoY: ▼ -2.98%
• 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

Property features AI

Finance

• Other: Lease restrictions apply
• HOA & community: Has HOA with required monthly fee of $95 ($1,140 annual)Association approval requiredAssociation amenities include fence restrictionsCommunity features: deed restrictions, sidewalks, street lightsPets allowed (cats and dogs)

Exterior

• Parking: Attached 2-car garage (20x20) with garage door opener
• Utilities: Public waterPublic sewerElectricity connectedNatural gas connectedCable connectedSewer connectedWater connectedUnderground utilities
• Home design: Single-family residenceTwo levelsNew construction (projected completion October 1, 2026)South-facing
• Construction: Block, frame, stucco and cement siding constructionShingle roofSlab foundationBuilt by Mattamy Homes (Woodruff Modern model)
• Exterior features: Covered rear porchRear patio/porchSidewalkSliding doorsLandscaped with treesPaved lot and paved road access

Interior

• Kitchen: DishwasherRangeMicrowaveRefrigeratorElectric water heater
• Bedrooms: 4 bedrooms
• Flooring: CarpetTile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating with heat pumpCentral air conditioning
• Interior features: Eat-in kitchenOpen floorplanSplit bedroom layoutThermostatPest guard / in-wall pest systemSolid surface countersWalk-in closetsDouble pane insulated windows
• Laundry & utility: Interior laundry room with washer and dryer hookups (electric dryer hookup)

Price history

2 events — show timeline

• 2026-06-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Listed $389,878 Stellar MLS as Distributed by MLS Grid