11742 Full Moon Loop · Ruskin, FL 34219

$349,900

3 bd · 2.5 ba · 1,980 sqft · Land · 49 Days on market

Built 2025 2,387 sqft lot $152/mo HOA · 5% 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
• DSCR +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to The Magbee II, a beautifully designed two story townhome by David Weekley Homes in the Crescent Creek section of North River Ranch. Ideally located just steps from the community’s popular Camp Creek amenity center and close to the upper campus of Harvey Elementary, this townhome offers the perfect blend of style, comfort, and convenience. Inside, natural light fills an open concept floor plan that makes daily living and entertaining effortless. At the heart of the home, the gourmet kitchen features a spacious island, abundant cabinetry, a walk in pantry, and a seamless connection to the dining and family areas. A convenient powder bath, storage under the stairs, and a two car garage add functionality to the first floor. Upstairs, the owners retreat provides a private sanctuary with a spa inspired bath and an oversized walk in closet. Two additional bedrooms, each with generous storage, share access to a full bath, while the centrally located utility room simplifies everyday routines. Step outside and enjoy Florida living in the screened room at the back of the home—perfect for relaxing with morning coffee, winding down in the evening, or entertaining guests in comfort. Living in Crescent Creek at North River Ranch means enjoying more than just a home—it is a lifestyle. With resort style amenities, pools, fitness facilities, scenic trails, playgrounds, and regular community events, there is always something to enjoy. Plus, the convenient Parrish location offers easy access to Tampa, St. Petersburg, Sarasota, and Gulf Coast beaches. Discover The Magbee II townhome at North River Ranch and see why so many are choosing to call this community home.

Key facts

• $152 HOA
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Home warranty included; Total living area ~1980 (builder), total building area ~2433
• Financial info: Lease restrictions apply
• HOA & community: HOA: Castle Group; Monthly HOA approximately $152.67 (quarterly fee $458); Association approval required; HOA covers pool and grounds maintenance; Community amenities include clubhouse, fitness center, pool, pickleball courts, playground, dog park, sidewalks; golf carts allowed; deed restrictions; reclaimed water irrigation

Exterior

• Parking: Attached garage (2 spaces, approximately 22x20)
• Security: Hurricane shutters
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected; Underground utilities; Recycled water sprinkler
• Home design: Residential townhouse; New construction; Completed condition; 2 stories; Faces west; Entry on two levels
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by David Weekley Homes (Magbee II model)
• Exterior features: Covered patio; Patio; Rear porch; Screened porch; Hurricane shutters; Sidewalk; Sliding doors; Irrigation equipment; Asphalt road access

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Disposal; Microwave; Range hood
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Kitchen and family room combo; Walk-in closets
• Laundry & utility: Laundry room on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $350k.

Deal economics

• At list price, monthly cash flow is $-82 ($-989/yr) — negative.
• To cash-flow at today's rent, offer at most $335k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (20.4% below list).
• Recommended offer: $279k (20.4% 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); Buffalo Creek Middle School (math 59% / reading 51%, grade B-, #180 of 571 statewide, top 32%, 1,127 students, 44% FRL); Parrish Community High School (math 47% / reading 57%, grade D+, #160 of 667 statewide, top 25%, 2,017 students, 32% FRL).
• Market conditions: Rents soft (-0.9%/yr); 2194 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).

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 49 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $295k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $278,589 (20.4% 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 49 days. Have you received any prior offers? Is the seller open to a 20% 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. 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?
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: 0.80% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.01%
• DSCR: 0.96
• GRM: 10.5

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: $-70,154
• Equity at exit: $52,171

10-year hold

• IRR: -23.2%
• Equity multiple: -0.02×
• Total profit: $-99,567
• Equity at exit: $30,253

Cash invested: $97,972 (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: 2194
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,786 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$151 /mo · $1,807/yr
• Insurance: −$146
• HOA: −$152
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $-82

Break-even live

Break-even rent $2,890

Max offer price $335,338

Occupancy floor 98%

Sensitivity live

Price	-10% $116	-5% $17	+0% $-82	+5% $-181	+10% $-281
Rent	-10% $-303	-5% $-192	+0% $-82	+5% $28	+10% $138
Rate	-1.0pp $94	-0.5pp $7	base $-82	+0.5pp $-173	+1.0pp $-265

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9928 Wimico Ter Parrish, FL	3.0	2.0	1504	$2,450	$1.63	18d	1	0.55mi
12067 Kingsley Trl Parrish, FL	4.0	2.5	2045	$2,495	$1.22	5d	1	0.55mi
10225 Kalamazoo Pl Parrish, FL	4.0	2.5	2260	$2,789	$1.23	5d	1	0.56mi
10225 Kalamazoo Pl Unit NA Parrish, FL	4.0	2.5	2260	$2,689	$1.19	12d	1	0.56mi
11512 Gallatin Trl Parrish, FL	4.0	2.5	1929	$3,300	$1.71	25d	1	0.75mi
11454 Gallatin Trl Parrish, FL	4.0	2.0	1635	$2,575	$1.57	18d	1	0.76mi
10048 Big Marsh Ter Parrish, FL	3.0	2.0	2034	$2,825	$1.39	25d	1	0.78mi
11884 Little River Way Parrish, FL	3.0	2.5	2142	$3,250	$1.52	18d	1	0.83mi
11007 Tamarack Pl Unit NA Duette, FL	4.0	3.0	2537	$3,000	$1.18	13d	1	0.83mi
11880 Little River Way Parrish, FL	4.0	2.0	1635	$2,650	$1.62	25d	1	0.83mi
11567 84th Street Cir E #105 Parrish, FL	3.0	2.5	1420	$1,999	$1.41	5d	1	1.39mi
10646 Hidden Banks Gln Parrish, FL	3.0	2.0	1504	$2,350	$1.56	18d	1	1.43mi
8522 Canyon Creek Trl Parrish, FL	3.0	2.5	1822	$2,000	$1.10	25d	1	1.43mi
8544 Canyon Creek Trl Parrish, FL	3.0	2.5	1822	$2,300	$1.26	13d	1	1.43mi
8443 Canyon Creek Trl Parrish, FL	3.0	2.5	2178	$2,000	$0.92	25d	1	1.46mi
8423 Canyon Creek Trl Parrish, FL	3.0	2.5	1823	$2,400	$1.32	25d	1	1.46mi
10455 Wet Marsh Cv Parrish, FL	3.0	2.0	1635	$2,650	$1.62	12d	1	1.46mi
11522 84th Street Cir E #105 Parrish, FL	3.0	2.5	1588	$2,300	$1.45	25d	1	1.47mi

HOA detail

• Monthly dues: $152 · $1,824/yr
• Likely covers: landscapingpool

Listing history 11 events

1. 2026-06-03
   days on market $349,900 Active 49 DOM
2. 2026-06-02
   days on market $349,900 Active 48 DOM
3. 2026-06-01
   days on market $349,900 Active 47 DOM
4. 2026-05-31
   days on market $349,900 Active 46 DOM
5. 2026-04-15
   listed $349,900 Active
6. 2026-02-19
   soldstatus $295,000
7. 2026-02-13
   soldstatus $295,000 Closed 1700-char remark

   Show marketing remark (1700 chars)

   Welcome to The Magbee II, a beautifully designed two story townhome by David Weekley Homes in the Crescent Creek section of North River Ranch. Ideally located just steps from the community’s popular Camp Creek amenity center and close to the upper campus of Harvey Elementary, this townhome offers the perfect blend of style, comfort, and convenience. Inside, natural light fills an open concept floor plan that makes daily living and entertaining effortless. At the heart of the home, the gourmet kitchen features a spacious island, abundant cabinetry, a walk in pantry, and a seamless connection to the dining and family areas. A convenient powder bath, storage under the stairs, and a two car garage add functionality to the first floor. Upstairs, the owners retreat provides a private sanctuary with a spa inspired bath and an oversized walk in closet. Two additional bedrooms, each with generous storage, share access to a full bath, while the centrally located utility room simplifies everyday routines. Step outside and enjoy Florida living in the screened room at the back of the home—perfect for relaxing with morning coffee, winding down in the evening, or entertaining guests in comfort. Living in Crescent Creek at North River Ranch means enjoying more than just a home—it is a lifestyle. With resort style amenities, pools, fitness facilities, scenic trails, playgrounds, and regular community events, there is always something to enjoy. Plus, the convenient Parrish location offers easy access to Tampa, St. Petersburg, Sarasota, and Gulf Coast beaches. Discover The Magbee II townhome at North River Ranch and see why so many are choosing to call this community home.

8. 2026-01-20
   status Pending 1700-char remark

   Show marketing remark (1700 chars)

   Welcome to The Magbee II, a beautifully designed two story townhome by David Weekley Homes in the Crescent Creek section of North River Ranch. Ideally located just steps from the community’s popular Camp Creek amenity center and close to the upper campus of Harvey Elementary, this townhome offers the perfect blend of style, comfort, and convenience. Inside, natural light fills an open concept floor plan that makes daily living and entertaining effortless. At the heart of the home, the gourmet kitchen features a spacious island, abundant cabinetry, a walk in pantry, and a seamless connection to the dining and family areas. A convenient powder bath, storage under the stairs, and a two car garage add functionality to the first floor. Upstairs, the owners retreat provides a private sanctuary with a spa inspired bath and an oversized walk in closet. Two additional bedrooms, each with generous storage, share access to a full bath, while the centrally located utility room simplifies everyday routines. Step outside and enjoy Florida living in the screened room at the back of the home—perfect for relaxing with morning coffee, winding down in the evening, or entertaining guests in comfort. Living in Crescent Creek at North River Ranch means enjoying more than just a home—it is a lifestyle. With resort style amenities, pools, fitness facilities, scenic trails, playgrounds, and regular community events, there is always something to enjoy. Plus, the convenient Parrish location offers easy access to Tampa, St. Petersburg, Sarasota, and Gulf Coast beaches. Discover The Magbee II townhome at North River Ranch and see why so many are choosing to call this community home.

9. 2025-12-31
   price $349,990 1700-char remark

   Show marketing remark (1700 chars)

   Welcome to The Magbee II, a beautifully designed two story townhome by David Weekley Homes in the Crescent Creek section of North River Ranch. Ideally located just steps from the community’s popular Camp Creek amenity center and close to the upper campus of Harvey Elementary, this townhome offers the perfect blend of style, comfort, and convenience. Inside, natural light fills an open concept floor plan that makes daily living and entertaining effortless. At the heart of the home, the gourmet kitchen features a spacious island, abundant cabinetry, a walk in pantry, and a seamless connection to the dining and family areas. A convenient powder bath, storage under the stairs, and a two car garage add functionality to the first floor. Upstairs, the owners retreat provides a private sanctuary with a spa inspired bath and an oversized walk in closet. Two additional bedrooms, each with generous storage, share access to a full bath, while the centrally located utility room simplifies everyday routines. Step outside and enjoy Florida living in the screened room at the back of the home—perfect for relaxing with morning coffee, winding down in the evening, or entertaining guests in comfort. Living in Crescent Creek at North River Ranch means enjoying more than just a home—it is a lifestyle. With resort style amenities, pools, fitness facilities, scenic trails, playgrounds, and regular community events, there is always something to enjoy. Plus, the convenient Parrish location offers easy access to Tampa, St. Petersburg, Sarasota, and Gulf Coast beaches. Discover The Magbee II townhome at North River Ranch and see why so many are choosing to call this community home.

10. 2025-11-13
    price $389,990 1700-char remark

    Show marketing remark (1700 chars)

    Welcome to The Magbee II, a beautifully designed two story townhome by David Weekley Homes in the Crescent Creek section of North River Ranch. Ideally located just steps from the community’s popular Camp Creek amenity center and close to the upper campus of Harvey Elementary, this townhome offers the perfect blend of style, comfort, and convenience. Inside, natural light fills an open concept floor plan that makes daily living and entertaining effortless. At the heart of the home, the gourmet kitchen features a spacious island, abundant cabinetry, a walk in pantry, and a seamless connection to the dining and family areas. A convenient powder bath, storage under the stairs, and a two car garage add functionality to the first floor. Upstairs, the owners retreat provides a private sanctuary with a spa inspired bath and an oversized walk in closet. Two additional bedrooms, each with generous storage, share access to a full bath, while the centrally located utility room simplifies everyday routines. Step outside and enjoy Florida living in the screened room at the back of the home—perfect for relaxing with morning coffee, winding down in the evening, or entertaining guests in comfort. Living in Crescent Creek at North River Ranch means enjoying more than just a home—it is a lifestyle. With resort style amenities, pools, fitness facilities, scenic trails, playgrounds, and regular community events, there is always something to enjoy. Plus, the convenient Parrish location offers easy access to Tampa, St. Petersburg, Sarasota, and Gulf Coast beaches. Discover The Magbee II townhome at North River Ranch and see why so many are choosing to call this community home.

11. 2025-08-28
    listed $379,990 Active 1700-char remark

    Show marketing remark (1700 chars)

    Welcome to The Magbee II, a beautifully designed two story townhome by David Weekley Homes in the Crescent Creek section of North River Ranch. Ideally located just steps from the community’s popular Camp Creek amenity center and close to the upper campus of Harvey Elementary, this townhome offers the perfect blend of style, comfort, and convenience. Inside, natural light fills an open concept floor plan that makes daily living and entertaining effortless. At the heart of the home, the gourmet kitchen features a spacious island, abundant cabinetry, a walk in pantry, and a seamless connection to the dining and family areas. A convenient powder bath, storage under the stairs, and a two car garage add functionality to the first floor. Upstairs, the owners retreat provides a private sanctuary with a spa inspired bath and an oversized walk in closet. Two additional bedrooms, each with generous storage, share access to a full bath, while the centrally located utility room simplifies everyday routines. Step outside and enjoy Florida living in the screened room at the back of the home—perfect for relaxing with morning coffee, winding down in the evening, or entertaining guests in comfort. Living in Crescent Creek at North River Ranch means enjoying more than just a home—it is a lifestyle. With resort style amenities, pools, fitness facilities, scenic trails, playgrounds, and regular community events, there is always something to enjoy. Plus, the convenient Parrish location offers easy access to Tampa, St. Petersburg, Sarasota, and Gulf Coast beaches. Discover The Magbee II townhome at North River Ranch and see why so many are choosing to call this community 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: $1,807 · $151/mo
• Projected year-2 tax: $2,904 · $242/mo
• Expected delta: +$1,097/yr (+$91/mo · 60.7%)

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

Taxation est. · year 1

• Rental income: $33,431
• − Mortgage interest: −$19,600
• − Property taxes: −$1,807
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,674
• − Management: −$2,674
• − HOA: −$1,824
• − Depreciation: −$10,179
• Taxable loss: −$7,077
• Est. tax savings @ 24.0%: +$1,699
• After-tax cash flow: $709/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: 52,177
• 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

-7.9% since first listed

7 events — show timeline

• 2026-04-15 Listed $349,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Sold (Public Records) $295,000 Public Records
• 2026-02-13 Sold (MLS) $295,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Price Changed $349,990 Stellar MLS as Distributed by MLS Grid
• 2025-11-13 Price Changed $389,990 Stellar MLS as Distributed by MLS Grid
• 2025-08-28 Listed $379,990 Stellar MLS as Distributed by MLS Grid