3530 Ambersweet Xing · Parrish, FL 34219

$339,298

4 bd · 2.5 ba · 1,874 sqft · SingleFamily · 59 Days on market

Built 2026 Excellent condition Garage $181/sqft · 15% below area Est $398k · 15% under

---

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).

• ARV discount +14.1/15.0
• Cash flow +11.7/30.0
• Schools +5.6/10.0
• Condition / age +4.8/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Step inside this spacious 1,874 square foot two-story home and discover an open-concept first floor designed for effortless entertaining and everyday living. The kitchen is a chef's dream, featuring shaker-style cabinetry with designer hardware, durable quartz countertops with a 4" backsplash and a suite of stainless steel appliances including a slide-in electric range, over-the-range microwave, side-by-side refrigerator and dishwasher. The dining and family rooms flow seamlessly together, leading to the backyard through sliding glass doors.

Key facts

• Open-concept design
• Serene owner's suite
• Covered lanai

Tags

• OPEN-CONCEPT DESIGN
• COVERED LANAI
• SPACIOUS LOFT
• SEPARATE SECONDARY BEDROOMS
• SERENE OWNER'S SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $339k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $325k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (16.1% below list).
• Recommended offer: $285k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.8% in Parrish — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Gene Witt Elementary School (math 84% / reading 82%, grade A+, #65 of 2,144 statewide, top 3%, 689 students, 24% 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 (-0.9%/yr); 2703 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 30% of the median local income ($114k/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 $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 59 days — a 3% lower offer ($329k) is reasonable based on typical stale-listing flexibility.

Recommended offer $284,518 (16.1% 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 59 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.23%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $398,000
• List price: $339,298
• Delta: -14.75%
• 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
18115 Mellon St	0.02mi	4/2.5	1,874 (0%)	1mo	$325,000	$173	98
3620 Ambersweet Xing	0.08mi	4/2.5	1,874 (0%)	1mo	$323,000	$172	96
17837 Haden Cv	0.25mi	4/2.5	1,847 (-1%)	3mo	$326,998	$177	84
17917 Garden Grove Way	0.08mi	4/3.0	2,032 (+8%)	0mo	$465,000	$229	80
3341 Night Star Ter	0.22mi	3/3.0 (-1)	1,849 (-1%)	3mo	$353,597	$191	78
3313 Night Star Ter	0.18mi	4/3.0	2,032 (+8%)	0mo	$373,597	$184	75
17827 Garden Grove Way	0.15mi	4/3.0	2,032 (+8%)	2mo	$365,000	$180	75
3123 Pineberry Xing	0.20mi	4/3.0	2,032 (+8%)	3mo	$425,000	$209	72
3540 Night Star Ter	0.17mi	4/3.0	2,032 (+8%)	6mo	$375,000	$185	70
3325 Night Star Ter	0.20mi	4/3.0	2,032 (+8%)	5mo	$450,000	$221	70
17903 Haden Cv	0.23mi	5/2.5 (+1)	2,112 (+13%)	2mo	$335,000	$159	61
3813 Ambersweet Xing	0.23mi	5/2.5 (+1)	2,112 (+13%)	2mo	$345,000	$163	61

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: -21.7%
• Equity multiple: 0.27×
• Total profit: $-69,462
• Equity at exit: $50,590

10-year hold

• IRR: -25.0%
• Equity multiple: -0.06×
• Total profit: $-100,500
• Equity at exit: $29,336

Cash invested: $95,003 (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: 34 active · 13 under contract
• Months of supply: 9.7 mo (10%/mo absorbed)
• Median asking: $352,648 ($178/sqft)
• Median days on market: 59 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +19.6% 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: 2703
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,845 medium
• Mortgage (P&I): −$1,779
• Tax est. 1.5%: −$424 /mo · $5,089/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $-97

Break-even live

Break-even rent $2,968

Max offer price $325,245

Occupancy floor 98%

Sensitivity live

Price	-10% $137	-5% $20	+0% $-97	+5% $-214	+10% $-332
Rent	-10% $-322	-5% $-210	+0% $-97	+5% $15	+10% $128
Rate	-1.0pp $74	-0.5pp $-11	base $-97	+0.5pp $-185	+1.0pp $-274

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: $84,824
• Closing costs: $10,179
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2726 Greenleaf Ter Parrish, FL	3.0	2.0	1651	$2,200	$1.33	72d	1	1.11mi

Property features AI

Finance

• Other: Address: 3530 Ambersweet Xing, Parrish, FL 34219Listing status: ActiveList price: $339,298Last updated: 2026-06-10

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family home (Columbus plan)
• Exterior features: Living area approximately 1,874

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home (Columbus plan)

Listing history 44 events

1. 2026-08-08
   days on market $339,298 Active 59 DOM
2. 2026-08-07
   days on market $339,298 Active 58 DOM
3. 2026-08-06
   days on market $339,298 Active 57 DOM
4. 2026-08-05
   days on market $339,298 Active 56 DOM
5. 2026-08-04
   days on market $339,298 Active 55 DOM
6. 2026-08-03
   days on market $339,298 Active 54 DOM
7. 2026-07-31
   days on market $339,298 Active 51 DOM
8. 2026-07-30
   days on market $339,298 Active 49 DOM
9. 2026-07-28
   days on market $339,298 Active 48 DOM
10. 2026-07-24
    days on market $339,298 Active 44 DOM
11. 2026-07-23
    days on market $339,298 Active 43 DOM
12. 2026-07-22
    days on market $339,298 Active 42 DOM
13. 2026-07-21
    days on market $339,298 Active 41 DOM
14. 2026-07-18
    days on market $339,298 Active 38 DOM
15. 2026-07-18
    days on market $339,298 Active 37 DOM
16. 2026-07-16
    days on market $339,298 Active 36 DOM
17. 2026-07-15
    days on market $339,298 Active 35 DOM
18. 2026-07-13
    days on market $339,298 Active 33 DOM
19. 2026-07-13
    days on market $339,298 Active 32 DOM
20. 2026-07-11
    days on market $339,298 Active 31 DOM
21. 2026-07-10
    days on market $339,298 Active 30 DOM
22. 2026-07-09
    days on market $339,298 Active 29 DOM
23. 2026-07-07
    days on market $339,298 Active 27 DOM
24. 2026-07-06
    days on market $339,298 Active 26 DOM
25. 2026-07-05
    days on market $339,298 Active 25 DOM
26. 2026-07-03
    days on market $339,298 Active 23 DOM
27. 2026-07-02
    days on market $339,298 Active 22 DOM
28. 2026-07-01
    days on market $339,298 Active 21 DOM
29. 2026-06-30
    days on market $339,298 Active 20 DOM
30. 2026-06-29
    days on market $339,298 Active 19 DOM
31. 2026-06-28
    days on market $339,298 Active 18 DOM
32. 2026-06-27
    days on market $339,298 Active 17 DOM
33. 2026-06-27
    days on market $339,298 Active 16 DOM
34. 2026-06-25
    days on market $339,298 Active 14 DOM
35. 2026-06-22
    days on market $339,298 Active 12 DOM
36. 2026-06-22
    days on market $339,298 Active 11 DOM
37. 2026-06-18
    days on market $339,298 Active 8 DOM
38. 2026-06-18
    remarks 694-char remark
39. 2026-06-17
    days on market $339,298 Active 7 DOM
40. 2026-06-16
    days on market $339,298 Active 6 DOM
41. 2026-06-15
    days on market $339,298 Active 5 DOM
42. 2026-06-13
    days on market $339,298 Active 3 DOM
43. 2026-06-13
    remarks 423-char remark
44. 2026-06-13
    listed $339,298 Active 2 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: $34,142
• − Mortgage interest: −$19,006
• − Property taxes: −$5,089
• − Insurance: −$1,696
• − Repairs & maintenance: −$2,731
• − Management: −$2,731
• − Depreciation: −$9,870
• Taxable loss: −$6,983
• Est. tax savings @ 24.0%: +$1,676
• After-tax cash flow: $510/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 · 13 photos

Excellent 95/100 None rehab

This spacious two-story home is in excellent condition with a modern kitchen and bathrooms, and a well-maintained exterior. It is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Adding smart home features — Improves convenience and can increase both resale and rental value. ↑
• Both Upgrading the kitchen backsplash — Enhances the kitchen's aesthetic and can increase both resale and rental value. ↑

D Composite school gradezoned avg 56/100

Zoned Schools

Elementary Gene Witt Elementary School A+ FL #65/2,144 Nat'l #766/41,679 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

Livability — Parrish

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

Census & demographics

• County: Manatee County · 447,342 people
• City population: 33,296
• 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

---

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

Property features AI

Finance

• Other: Address: 3530 Ambersweet Xing, Parrish, FL 34219Listing status: ActiveList price: $339,298Last updated: 2026-06-10

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family home (Columbus plan)
• Exterior features: Living area approximately 1,874

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home (Columbus plan)