12413 Parsons Isle Ter · Palmetto, FL 34221

$334,590

5 bd · 2.5 ba · 2,217 sqft · SingleFamily · 57 Days on market

Built 2026 Good condition 2-car garage $151/sqft · 16% below area Est $400k · 16% 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 +14.8/15.0
• Cash flow +14.3/30.0
• Schools +4.5/10.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

This spacious two-story home boasts five bedrooms with room to spare. The first floor contains a breezy living room, dining room and kitchen in an open design. The spacious owner's suite is tucked away on the second floor, along with all the secondary bedrooms, just off the versatile loft space.

Key facts

• 2 garage spots
• Built 2026
• Listed 57 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $335k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $64 ($768/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 $301k (10.1% below list).
• Recommended offer: $301k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.0% in Palmetto — 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 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); 1580 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 79d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).
• At $3,008/mo this rent would consume 46% of the median local household income ($78k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 57 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.

Recommended offer $300,794 (10.1% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.90% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (median comp): $399,686
• List price: $334,590
• Delta: -16.29%
• 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
2814 58th Way E	0.90mi	5/3.5	2,227 (+0%)	1mo	$397,900	$179	60
5643 Skylight Way 5643 Skylight Way	1.00mi	4/3.0 (-1)	2,323 (+5%)	5mo	$409,000	$176	46
1824 Soaring Vida St	1.02mi	4/3.0 (-1)	2,323 (+5%)	5mo	$395,000	$170	46
3249 Osteen Cv	1.12mi	4/3.0 (-1)	2,454 (+11%)	7mo	$406,300	$166	34
2806 58th Cir E	0.89mi	4/2.0 (-1)	1,819 (-18%)	1mo	$398,710	$219	32
2662 58th Cir E	0.84mi	4/2.0 (-1)	1,819 (-18%)	2mo	$399,870	$220	32
2649 58th Cir E	0.82mi	4/2.0 (-1)	1,819 (-18%)	3mo	$409,185	$225	31
2520 58th Cir E	0.95mi	4/2.0 (-1)	1,819 (-18%)	3mo	$385,380	$212	30
2654 58th Cir E	0.82mi	4/2.0 (-1)	1,819 (-18%)	3mo	$398,060	$219	30
2626 58th Cir E	0.78mi	4/2.0 (-1)	1,819 (-18%)	6mo	$398,000	$219	28
2629 58th Cir E	0.81mi	4/2.0 (-1)	1,819 (-18%)	6mo	$409,730	$225	28
2543 58th Cir E	0.94mi	4/2.0 (-1)	1,819 (-18%)	6mo	$398,000	$219	28

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: -18.4%
• Equity multiple: 0.37×
• Total profit: $-58,912
• Equity at exit: $49,888

10-year hold

• IRR: -18.2%
• Equity multiple: 0.15×
• Total profit: $-79,933
• Equity at exit: $28,929

Cash invested: $93,685 (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: 13 active · 8 under contract
• Months of supply: 7.8 mo (13%/mo absorbed)
• Median asking: $318,700 ($164/sqft)
• Median days on market: 39 d
• This list price: 62% of active listings are priced below it
• ARV vs active asking: +9.9% 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: 1580
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,008 high
• Mortgage (P&I): −$1,755
• Tax est. 1.5%: −$418 /mo · $5,019/yr
• Insurance: −$139
• HOA: −$0
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $64

Break-even live

Break-even rent $2,927

Max offer price $334,590

Occupancy floor 93%

Sensitivity live

Price	-10% $295	-5% $180	+0% $64	+5% $-52	+10% $-167
Rent	-10% $-174	-5% $-55	+0% $64	+5% $183	+10% $302
Rate	-1.0pp $232	-0.5pp $149	base $64	+0.5pp $-23	+1.0pp $-111

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: $83,648
• Closing costs: $10,038
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6115 Blue Paloma CT Palmetto, FL	5.0	2.5	2217	$2,825	$1.27	78d	1	0.02mi
2789 89th Street Cir E Palmetto, FL	4.0	2.0	2150	$2,450	$1.14	119d	1	1.13mi
2305 50th Street Cir E Palmetto, FL	4.0	2.5	1996	$2,545	$1.28	63d	1	1.26mi
2706 89th Street Cir E Palmetto, FL	4.0	2.0	1637	$2,400	$1.47	82d	1	1.28mi
7127 48th Ave E Palmetto, FL	4.0	2.5	2110	$1,800	$0.85	93d	1	1.32mi
4124 84th Ct E Palmetto, FL	4.0	2.0	1936	$2,366	$1.22	4d	1	1.39mi
4235 84th Ct E Palmetto, FL	4.0	2.0	1936	$2,366	$1.22	4d	1	1.42mi
4218 84th Ct E Palmetto, FL	4.0	2.0	1936	$2,516	$1.30	10d	1	1.45mi

Property features AI

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family propertySpec new construction (Boston plan)
• Exterior features: Living area approximately 2,217

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home, Plan: Boston

Listing history 45 events

1. 2026-07-30
   pricedays on market $334,590 Active 57 DOM
2. 2026-07-28
   days on market $332,590 Active 56 DOM
3. 2026-07-24
   days on market $332,590 Active 52 DOM
4. 2026-07-23
   days on market $332,590 Active 51 DOM
5. 2026-07-22
   price $332,590 Active 50 DOM
6. 2026-07-22
   days on market $332,490 Active 50 DOM
7. 2026-07-21
   pricedays on market $332,490 Active 49 DOM
8. 2026-07-18
   days on market $331,590 Active 46 DOM
9. 2026-07-18
   pricedays on market $331,590 Active 45 DOM
10. 2026-07-16
    days on market $330,690 Active 44 DOM
11. 2026-07-15
    pricedays on market $330,690 Active 43 DOM
12. 2026-07-14
    price $329,090 Active 41 DOM
13. 2026-07-13
    days on market $328,990 Active 41 DOM
14. 2026-07-13
    pricedays on market $328,990 Active 40 DOM
15. 2026-07-11
    pricedays on market $328,890 Active 39 DOM
16. 2026-07-10
    days on market $328,790 Active 38 DOM
17. 2026-07-09
    pricedays on market $328,790 Active 37 DOM
18. 2026-07-07
    days on market $346,790 Active 35 DOM
19. 2026-07-06
    days on market $346,790 Active 34 DOM
20. 2026-07-05
    pricedays on market $346,790 Active 33 DOM
21. 2026-07-03
    days on market $346,740 Active 31 DOM
22. 2026-07-02
    days on market $346,740 Active 30 DOM
23. 2026-07-01
    price $346,740 Active 29 DOM
24. 2026-07-01
    days on market $346,640 Active 29 DOM
25. 2026-06-30
    days on market $346,640 Active 28 DOM
26. 2026-06-29
    days on market $346,640 Active 27 DOM
27. 2026-06-28
    days on market $346,640 Active 26 DOM
28. 2026-06-27
    days on market $346,640 Active 25 DOM
29. 2026-06-27
    days on market $346,640 Active 24 DOM
30. 2026-06-25
    days on market $346,640 Active 22 DOM
31. 2026-06-22
    days on market $346,640 Active 20 DOM
32. 2026-06-22
    pricedays on market $346,640 Active 19 DOM
33. 2026-06-18
    days on market $346,540 Active 16 DOM
34. 2026-06-17
    days on market $346,540 Active 15 DOM
35. 2026-06-16
    pricedays on market $346,540 Active 14 DOM
36. 2026-06-15
    price $343,540 Active 13 DOM
37. 2026-06-15
    pricedays on market $342,540 Active 13 DOM
38. 2026-06-13
    pricedays on market $342,440 Active 11 DOM
39. 2026-06-13
    pricedays on market $341,340 Active 10 DOM
40. 2026-06-10
    pricedays on market $341,240 Active 8 DOM
41. 2026-06-09
    days on market $341,140 Active 7 DOM
42. 2026-06-08
    pricedays on market $341,140 Active 6 DOM
43. 2026-06-08
    pricedays on market $338,040 Active 5 DOM
44. 2026-06-02
    remarks 296-char remark
45. 2026-06-02
    listed $337,640 Active 1 DOM

ⓘ 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: $36,095
• − Mortgage interest: −$18,742
• − Property taxes: −$5,019
• − Insurance: −$1,673
• − Repairs & maintenance: −$2,888
• − Management: −$2,888
• − Depreciation: −$9,734
• Taxable loss: −$4,848
• Est. tax savings @ 24.0%: +$1,163
• After-tax cash flow: $1,931/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 $11,085–$33,255 screening

This spacious two-story home is in excellent condition with minimal repairs needed. It's move-in ready and would benefit from a fresh coat of paint on exterior trim to enhance its curb appeal.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value ↑
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs ↑

ⓘ 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.

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
• 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

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family propertySpec new construction (Boston plan)
• Exterior features: Living area approximately 2,217

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home, Plan: Boston