10716 Oak Bend Dr · Parrish, FL 34219

$349,990

3 bd · 2.5 ba · 2,145 sqft · Land · 22 Days on market

Built 2025 3,184 sqft lot $152/mo HOA · 5% of rent

---

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 +11.9/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• DSCR +3.5/10.0
• 1% rule +2.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the highly desirable North River Ranch community in Parrish, Florida, this move in ready Bingley townhome offers 3 bedrooms, 2.5 bathrooms, over 2,100 square feet of living space, and a thoughtfully designed layout that balances comfort with versatility. The home features a private study with French doors on the main floor, perfect for a home office or flex space, along with a convenient half bath. You will also find an upstairs loft and a two car garage, providing both additional living space and everyday functionality. As an end unit, this home enjoys extra windows that allow natural light to fill the space, creating a bright and welcoming atmosphere throughout. The open concep

Key facts

• Owner's retreat
• Upstairs loft
• End unit

Tags

• PRIVATE STUDY
• UPSTAIRS LOFT
• END UNIT
• OPEN CONCEPT MAIN LIVING AREA
• LARGE ISLAND
• OWNER'S RETREAT

Property features AI

Finance

• Other: Association fee may be quoted quarterly and includes pool access; Total annual/common fees disclosed
• Financial info: CDD (Community Development District) present; Lease restrictions apply
• HOA & community: Homeowners association managed by Access Management; Monthly HOA approx. $152.67 (quarterly fees noted); Association amenities include pool, fitness center, gated community, pickleball courts and playground; Association approval required; Deed-restricted community; Pets allowed

Exterior

• Parking: Attached 2-car garage (22x20)
• Utilities: Public sewer; Water available and connected; Underground utilities; Cable available; Fiber optics; BB/HS internet available; Phone available; Fire hydrant nearby; Sprinkler recycled
• Home design: Residential townhouse; Two levels; West-facing; New construction; Completed condition
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by David Weekley Homes (The Bingley II model)
• Exterior features: Hurricane shutters; Sidewalk; Sliding doors; Irrigation system

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Disposal; Microwave; Range hood
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Kitchen/family room combo; Walk-in closets
• Laundry & utility: Laundry room with washer and electric dryer hookups; Upper level laundry

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 $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $334k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (20.7% below list).
• Recommended offer: $278k (20.7% below list) — sets the bar for 1% rule.

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: 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; 19 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 22 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.

Recommended offer $277,662 (20.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.79% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• 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: -21.4%
• Equity multiple: 0.28×
• Total profit: $-70,641
• Equity at exit: $52,185

10-year hold

• IRR: -23.5%
• Equity multiple: -0.03×
• Total profit: $-100,529
• Equity at exit: $30,261

Cash invested: $97,997 (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: $2,777 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$151 /mo · $1,807/yr
• Insurance: −$146
• HOA: −$152
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $-90

Break-even live

Break-even rent $2,891

Max offer price $334,045

Occupancy floor 98%

Sensitivity live

Price	-10% $108	-5% $9	+0% $-90	+5% $-189	+10% $-288
Rent	-10% $-310	-5% $-200	+0% $-90	+5% $19	+10% $129
Rate	-1.0pp $86	-0.5pp $-1	base $-90	+0.5pp $-181	+1.0pp $-273

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: $87,498
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9928 Wimico Ter Parrish, FL	3.0	2.0	1504	$2,450	$1.63	17d	1	0.58mi
10225 Kalamazoo Pl Parrish, FL	4.0	2.5	2260	$2,789	$1.23	5d	1	0.61mi
10225 Kalamazoo Pl Unit NA Parrish, FL	4.0	2.5	2260	$2,689	$1.19	12d	1	0.61mi
12067 Kingsley Trl Parrish, FL	4.0	2.5	2045	$2,495	$1.22	5d	1	0.62mi
11512 Gallatin Trl Parrish, FL	4.0	2.5	1929	$3,300	$1.71	25d	1	0.73mi
11454 Gallatin Trl Parrish, FL	4.0	2.0	1635	$2,575	$1.57	17d	1	0.74mi
11884 Little River Way Parrish, FL	3.0	2.5	2142	$3,250	$1.52	17d	1	0.82mi
11880 Little River Way Parrish, FL	4.0	2.0	1635	$2,650	$1.62	25d	1	0.82mi
10048 Big Marsh Ter Parrish, FL	3.0	2.0	2034	$2,825	$1.39	25d	1	0.83mi
11007 Tamarack Pl Unit NA Duette, FL	4.0	3.0	2537	$3,000	$1.18	13d	1	0.89mi
10646 Hidden Banks Gln Parrish, FL	3.0	2.0	1504	$2,350	$1.56	17d	1	1.38mi
11567 84th Street Cir E #105 Parrish, FL	3.0	2.5	1420	$1,999	$1.41	5d	1	1.38mi
10455 Wet Marsh Cv Parrish, FL	3.0	2.0	1635	$2,650	$1.62	12d	1	1.41mi
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
11522 84th Street Cir E #105 Parrish, FL	3.0	2.5	1588	$2,300	$1.45	25d	1	1.47mi
11523 84th Street Cir E #105 Parrish, FL	3.0	2.5	1588	$1,950	$1.23	5d	1	1.50mi

HOA detail

• Monthly dues: $152 · $1,824/yr

Listing history 2 events

1. 2026-05-06
   status Pending
2. 2026-04-14
   listed $349,990 Active

ⓘ 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: $2,905 · $242/mo
• Expected delta: +$1,098/yr (+$91/mo · 60.8%)

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

Taxation est. · year 1

• Rental income: $33,319
• − Mortgage interest: −$19,605
• − Property taxes: −$1,807
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,666
• − Management: −$2,666
• − HOA: −$1,824
• − Depreciation: −$10,182
• Taxable loss: −$7,179
• Est. tax savings @ 24.0%: +$1,723
• After-tax cash flow: $640/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 — Parrish

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

Census & demographics

• County: Manatee County · 416,364 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: 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

2 events — show timeline

• 2026-05-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Listed $349,990 Stellar MLS as Distributed by MLS Grid