Thompson Plan · Ruskin, FL 34219

$389,990

4 bd · 2.5 ba · 2,386 sqft · SingleFamily · 749 Days on market

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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 +14.3/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Key facts

• Versatile loft space
• Covered lanai
• 2 garage spots

Tags

• COVERED LANAI
• VERSATILE LOFT SPACE

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $389,990

Exterior

• Home design: Single-family home (Thompson plan); Located in Parrish, FL
• Construction: New construction (plan)
• Exterior features: Living area of 2,386

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: New construction plan (Thompson)

🏗️ New construction. The $389,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $376,988.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $66 ($798/yr) — positive.
• To cash-flow at today's rent, offer at most $387k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $338k (13.3% below list).
• Recommended offer: $338k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.7% in Ruskin — 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 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 36% 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 $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 749 days — a 12% lower offer ($343k) is reasonable based on typical stale-listing flexibility.

Recommended offer $338,197 (13.3% below list)

Questions for the listing agent

1. It's been on market 749 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 6.50%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $376,988
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10636 Hidden Banks Gln	0.24mi	4/2.5	2,260 (-5%)	1mo	$362,000	$160	80
13107 Bending Creek Trl	0.31mi	4/2.0	2,336 (-2%)	1mo	$390,000	$167	79
13124 Bending Crekk Trl	0.34mi	4/2.0	2,336 (-2%)	1mo	$395,000	$169	78
10829 Paddling Trace Run	0.45mi	4/2.5	2,402 (+1%)	1mo	$359,990	$150	77
10644 Hidden Banks Gln	0.24mi	5/3.0 (+1)	2,447 (+3%)	2mo	$366,000	$150	76
10813 Gentle Current Way	0.08mi	5/3.0 (+1)	2,605 (+9%)	2mo	$369,000	$142	72
10602 Gentle Current Way	0.12mi	5/3.0 (+1)	2,605 (+9%)	1mo	$383,500	$147	71
10476 Curving Creek Loop	0.50mi	4/3.0	2,260 (-5%)	1mo	$356,990	$158	65
10504 Hidden Banks Gln	0.26mi	5/3.0 (+1)	2,615 (+10%)	1mo	$392,840	$150	64
10427 Hidden Banks Gln	0.30mi	5/2.0 (+1)	2,615 (+10%)	1mo	$390,890	$149	62
10831 Budding Blossom Ct	0.71mi	4/3.0	2,486 (+4%)	1mo	$456,000	$183	57
13257 Bending Creek Trl	0.62mi	4/3.0	2,164 (-9%)	1mo	$374,990	$173	52

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: -18.5%
• Equity multiple: 0.37×
• Total profit: $-66,714
• Equity at exit: $56,210

10-year hold

• IRR: -18.4%
• Equity multiple: 0.14×
• Total profit: $-90,738
• Equity at exit: $32,595

Cash invested: $105,557 (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: 9.6×

Monthly cashflow live

• Estimated rent: $3,382 medium
• Mortgage (P&I): −$1,977
• Tax est. 1.5%: −$471 /mo · $5,655/yr
• Insurance: −$157
• HOA: −$0
• Vacancy / Maint / Mgmt: −$710
• Net cashflow: $66

Break-even live

Break-even rent $3,298

Max offer price $376,988

Occupancy floor 93%

Sensitivity live

Price	-10% $327	-5% $197	+0% $66	+5% $-64	+10% $-194
Rent	-10% $-201	-5% $-67	+0% $66	+5% $200	+10% $334
Rate	-1.0pp $256	-0.5pp $162	base $66	+0.5pp $-31	+1.0pp $-131

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: $94,247
• Closing costs: $11,310
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10935 Gentle Current Way Parrish, FL	5.0	3.0	2605	$3,900	$1.50	25d	1	0.19mi
10826 Sapphire Breeze Cv Palmetto, FL	4.0	2.0	1850	$2,500	$1.35	4d	1	0.23mi
10749 Hidden Banks Gln Parrish, FL	5.0	3.0	2447	$2,549	$1.04	25d	1	0.32mi

Listing history 14 events

1. 2026-06-18
   days on market $389,990 Active 749 DOM
2. 2026-06-17
   days on market $389,990 Active 748 DOM
3. 2026-06-16
   days on market $389,990 Active 747 DOM
4. 2026-06-15
   days on market $389,990 Active 746 DOM
5. 2026-06-13
   days on market $389,990 Active 744 DOM
6. 2026-06-13
   days on market $389,990 Active 743 DOM
7. 2026-06-10
   days on market $389,990 Active 741 DOM
8. 2026-06-09
   days on market $389,990 Active 740 DOM
9. 2026-06-08
   days on market $389,990 Active 739 DOM
10. 2026-06-08
    days on market $389,990 Active 738 DOM
11. 2026-06-03
    days on market $389,990 Active 734 DOM
12. 2026-06-02
    days on market $389,990 Active 733 DOM
13. 2026-06-01
    days on market $389,990 Active 732 DOM
14. 2026-05-31
    days on market $389,990 Active 731 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: $40,584
• − Mortgage interest: −$21,117
• − Property taxes: −$5,655
• − Insurance: −$1,885
• − Repairs & maintenance: −$3,247
• − Management: −$3,247
• − Depreciation: −$10,967
• Taxable loss: −$5,534
• Est. tax savings @ 24.0%: +$1,328
• After-tax cash flow: $2,126/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