13113 Oxeye Ln · Ruskin, FL 34219

$375,481

3 bd · 2.5 ba · 2,007 sqft · Land · 45 Days on market

Built 2025 4,880 sqft lot $15/mo HOA · 1% of rent ↓ 10% since listing

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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).

• Cash flow +7.9/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +2.3/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

The Brookstone is a beautifully designed two-story home offering just over 2,000 square feet of thoughtfully arranged living space. With the owner’s suite conveniently located on the main floor, this home blends functionality and style to suit a wide range of lifestyles. Ideal for groups or those who love to entertain, the Brookstone features an open-concept layout that brings people together while still providing private retreats for rest and relaxation. The heart of the home is the expansive L-shaped kitchen, which stretches along the entire back wall and boasts an abundance of cabinet and countertop space. This extended layout provides generous storage, plenty of room for kitchen e

Key facts

• Versatile loft space
• En suite bath
• Walk in pantry

Tags

• OWNER SUITE MAIN FLOOR
• OPEN CONCEPT LAYOUT
• EXPANSIVE L SHAPED KITCHEN
• WALK IN PANTRY
• EN SUITE BATH
• VERSATILE LOFT SPACE

Property features AI

Finance

• Other: Irrigation equipment installed; Fl. friendly/native landscaping; Lot is level and private with paved road access
• Financial info: CDD present; Lease restrictions apply
• HOA & community: Monthly association fee $15 (includes pool); Association amenities: pool, playground, pickleball courts, fence restrictions; Community features: deed restrictions, dog park, sidewalks, street lights; Pets allowed

Exterior

• Parking: Attached 2-car garage (20x20) with garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Phone available; Underground utilities; Water heater: tankless
• Home design: Single family residence; New construction (projected completion Jan 2026); Two levels; North-facing
• Construction: Block, cement siding and frame construction; Shingle roof; Slab foundation; Built by Mattamy Homes (Brookstone Coastal 2 model)
• Exterior features: Covered rear porch; Sliding doors; Hurricane shutters; Rain gutters; Sidewalk

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Tankless water heater
• Bedrooms: 3 bedrooms; Loft
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Open floorplan; Solid surface counters; Split bedroom layout; Programmable thermostat; Walk-in closet(s); Double-pane, insulated windows
• Laundry & utility: Washer hookup; Dryer hookup (gas); Laundry room located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $375k.

Deal economics

• At list price, monthly cash flow is $-405 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $317k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (25.7% below list).
• Recommended offer: $279k (25.7% below list) — sets the bar for 1% rule.

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: schools F, 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.
• Market conditions: Rents soft (-0.9%/yr); 2170 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 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 $3k of loan paydown is wiped out by about $11k 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 45 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $41k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $279,087 (25.7% 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 45 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.62%
• DSCR: 0.79
• GRM: 11.2

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: -27.5%
• Equity multiple: 0.10×
• Total profit: $-94,771
• Equity at exit: $55,985

10-year hold

• IRR: -41.9%
• Equity multiple: -0.40×
• Total profit: $-147,146
• Equity at exit: $32,465

Cash invested: $105,135 (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: 2170
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,791 high
• Mortgage (P&I): −$1,969
• Tax est. 1.5%: −$469 /mo · $5,632/yr
• Insurance: −$156
• HOA: −$15
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $-405

Break-even live

Break-even rent $3,304

Max offer price $316,866

Occupancy floor —

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: $93,870
• Closing costs: $11,264
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8850 Ginko Run Parrish, FL	3.0	2.5	1691	$2,600	$1.54	15d	1	0.24mi
12484 Oak Hill Way Parrish, FL	3.0	2.0	1518	$2,600	$1.71	23d	1	0.84mi
12573 Oak Hill Way Parrish, FL	3.0	2.0	1518	$2,500	$1.65	3d	1	0.92mi
10048 Big Marsh Ter Parrish, FL	3.0	2.0	2034	$2,825	$1.39	23d	1	1.14mi
10225 Kalamazoo Pl Unit NA Parrish, FL	4.0	2.5	2260	$2,689	$1.19	10d	1	1.36mi
10225 Kalamazoo Pl Parrish, FL	4.0	2.5	2260	$2,789	$1.23	3d	1	1.36mi
6915 Indus Valley Cir Parrish, FL	3.0	3.0	2461	$2,695	$1.10	10d	1	1.40mi
12067 Kingsley Trl Parrish, FL	4.0	2.5	2045	$2,495	$1.22	3d	1	1.44mi
11007 Tamarack Pl Unit NA Duette, FL	4.0	3.0	2537	$3,000	$1.18	11d	1	1.45mi
9928 Wimico Ter Parrish, FL	3.0	2.0	1504	$2,450	$1.63	15d	1	1.47mi
6969 Indus Valley Cir Parrish, FL	3.0	3.0	2461	$2,695	$1.10	10d	1	1.47mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 4 events

1. 2026-05-18
   status Pending
2. 2026-04-27
   price $375,481
3. 2026-04-27
   status Active
4. 2025-10-06
   listed $416,481 Active

ⓘ 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: $33,490
• − Mortgage interest: −$21,033
• − Property taxes: −$5,632
• − Insurance: −$1,877
• − Repairs & maintenance: −$2,679
• − Management: −$2,679
• − HOA: −$180
• − Depreciation: −$10,923
• Taxable loss: −$11,514
• Est. tax savings @ 24.0%: +$2,763
• After-tax cash flow: $-2,098/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: 33,319
• 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

-9.8% since first listed

4 events — show timeline

• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $375,481 Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-06 Listed $416,481 Stellar MLS as Distributed by MLS Grid