11266 Bellewood Ter · Ruskin, FL 34219

$294,840

3 bd · 2.0 ba · 1,269 sqft · SingleFamily · 173 Days on market

Built 2025 4,800 sqft lot Est $334k · 12% under $224/mo HOA · 8% of rent ↓ 5% 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).

• ARV discount +12.7/15.0
• Cash flow +11.2/30.0
• Schools +4.4/10.0
• 1% rule +4.2/10.0
• Livability +3.6/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand new, energy-efficient home available NOW! The Denali's elongated foyer impresses upon entry. Enjoy cooking in the spacious kitchen that overlooks the great room and outside patio. The primary suite in the back of the home features dual vanity sinks, a walk-in shower and a large walk-in closet. The Oakfield Trails Premier Series offers single-family homes with open-concept floorplans in Parrish, FL. Convenient to several major highways, this community is ideal for those who commute to Lakeland, Tampa and Orlando. Residents will have access to the private Harvest Club that includes a resort-style pool, clubhouse, fitness center, pickleball courts, playground and trails in a beautiful &q

Key facts

• Spacious kitchen
• Great room
• Large walk in closet

Tags

• ENERGY EFFICIENT HOME
• SPACIOUS KITCHEN
• GREAT ROOM
• WALK IN SHOWER
• LARGE WALK IN CLOSET
• OPEN CONCEPT FLOORPLANS

Property features AI

Finance

• Other: Total lot approximately 0.11 acre (40x120); Builder-provided living area and building area per builder; Community directions available
• Financial info: CDD present; Home warranty included
• HOA & community: Oakfield Trails Homeowners Association; Monthly HOA estimated at $74.13 (or quarterly fees; association fee $222.39 quarterly); HOA includes maintenance, pool, recreational facilities; community clubhouse; Community amenities: fitness center, park, pool, sidewalks; Pets allowed

Exterior

• Parking: Attached 2-car garage (19x21) with garage door opener; Driveway
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Public power
• Home design: Single family residence; One story; Completed new construction; Southwest facing
• Construction: Block construction; Shingle roof; Slab foundation; Built by Meritage Homes (Denali II model); Builder license CGC1516367
• Exterior features: Sidewalk; Irrigation system; Publicly maintained paved/asphalt road access

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; Split bedroom layout; Programmable thermostat; Walk-in closet(s)
• Laundry & utility: Laundry room inside; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (7.8% below list).
• Recommended offer: $259k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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); Parrish Community High School (math 47% / reading 57%, grade D+, #160 of 667 statewide, top 25%, 2,017 students, 32% FRL) — zoned schools average 33% FRL vs 51% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.9%/yr); 2170 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $2k of loan paydown is wiped out by about $9k 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 173 days — a 12% lower offer ($259k) is reasonable based on typical stale-listing flexibility.

Recommended offer $259,459 (12.0% 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 173 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $333,747
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11266 Bellewood Ter	0.00mi	3/2.0	1,269 (0%)	0mo	$300,000	$236	100
11333 Bellewood Ter	0.05mi	3/2.0	1,269 (0%)	0mo	$316,000	$249	97
9534 Coastline Way	0.65mi	2/2.0 (-1)	1,405 (+11%)	11mo	$368,950	$263	38
9462 Shorebird Ct	0.71mi	2/2.0 (-1)	1,405 (+11%)	8mo	$360,570	$257	38
9474 Shorebird Ct	0.69mi	2/2.0 (-1)	1,405 (+11%)	10mo	$395,430	$281	37
9450 Shorebird Ct	0.73mi	2/2.0 (-1)	1,405 (+11%)	8mo	$386,020	$275	36
9461 Shorebird Ct	0.69mi	2/2.0 (-1)	1,405 (+11%)	13mo	$364,250	$259	34
9429 Shorebird Ct	0.74mi	2/2.0 (-1)	1,405 (+11%)	13mo	$404,770	$288	31
9314 Ballaster Pointe Loop	0.74mi	2/2.0 (-1)	1,405 (+11%)	23mo	$402,990	$287	23

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: -22.8%
• Equity multiple: 0.24×
• Total profit: $-62,787
• Equity at exit: $43,962

10-year hold

• IRR: -29.2%
• Equity multiple: -0.14×
• Total profit: $-94,042
• Equity at exit: $25,492

Cash invested: $82,555 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,719 high
• Mortgage (P&I): −$1,546
• Tax est. 1.5%: −$369 /mo · $4,423/yr
• Insurance: −$123
• HOA: −$224
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $-113

Break-even live

Break-even rent $2,863

Max offer price $278,437

Occupancy floor 99%

Sensitivity live

Price	-10% $90	-5% $-11	+0% $-113	+5% $-215	+10% $-317
Rent	-10% $-328	-5% $-221	+0% $-113	+5% $-6	+10% $101
Rate	-1.0pp $35	-0.5pp $-38	base $-113	+0.5pp $-190	+1.0pp $-267

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: $73,710
• Closing costs: $8,845
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10646 Hidden Banks Gln Parrish, FL	3.0	2.0	1504	$2,350	$1.56	16d	1	0.70mi
10455 Wet Marsh Cv Parrish, FL	3.0	2.0	1635	$2,650	$1.62	11d	1	1.04mi
10826 Sapphire Breeze Cv Palmetto, FL	4.0	2.0	1850	$2,500	$1.35	4d	1	1.15mi
11454 Gallatin Trl Parrish, FL	4.0	2.0	1635	$2,575	$1.57	16d	1	1.32mi
10473 Curving Creek Loop Parrish, FL	3.0	2.0	1366	$2,500	$1.83	15d	1	1.34mi
9962 Last Light Gln Parrish, FL	4.0	2.0	1740	$2,495	$1.43	4d	1	1.38mi
10416 High Noon Trl Parrish, FL	3.0	2.0	1412	$2,400	$1.70	4d	1	1.47mi
9009 Moccasin Wallow Rd Parrish, FL	3.0–4.0	2.5	1581	$2,056	$1.30	2d	32	1.47mi

HOA detail

• Monthly dues: $224 · $2,688/yr
• Likely covers: poolgymsecurity

Listing history 9 events

1. 2026-05-04
   status Pending
2. 2026-04-11
   price $294,840
3. 2026-04-07
   price $295,000
4. 2026-02-20
   price $299,000
5. 2026-02-16
   price $299,490
6. 2026-01-22
   price $299,000
7. 2025-12-31
   price $299,005
8. 2025-12-18
   price $309,575
9. 2025-11-12
   listed $310,000 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: $32,631
• − Mortgage interest: −$16,516
• − Property taxes: −$4,423
• − Insurance: −$1,474
• − Repairs & maintenance: −$2,610
• − Management: −$2,610
• − HOA: −$2,688
• − Depreciation: −$8,577
• Taxable loss: −$6,267
• Est. tax savings @ 24.0%: +$1,504
• After-tax cash flow: $144/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

-4.9% since first listed

9 events — show timeline

• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-11 Price Changed $294,840 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $295,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Price Changed $299,490 Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Price Changed $299,005 Stellar MLS as Distributed by MLS Grid
• 2025-12-18 Price Changed $309,575 Stellar MLS as Distributed by MLS Grid
• 2025-11-12 Listed $310,000 Stellar MLS as Distributed by MLS Grid