10736 Oak Bend Dr · Ruskin, FL 34219

$374,990

4 bd · 3.0 ba · 2,145 sqft · Townhouse · 28 Days on market

Built 2026 Excellent condition 3,561 sqft lot Est $347k · 8% over $152/mo HOA · 5% of rent ↓ 28% since listing

---

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
• Condition / age +5.0/5.0
• Schools +4.4/10.0
• ARV discount +3.9/15.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• 1% rule +2.9/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Pre-Construction. To be built. Our largest 4 bedroom 3 bathroom townhome also featuring a loft bonus space is located in the highly sought-after North River Ranch community in Parrish, Florida.   This end unit townhome provides extra privacy, and oversized 2 car garage and enhanced curb appeal.   The open-concept main level is flooded with natural light thanks to an abundance of oversized windows, seamlessly connecting the gourmet kitchen, dining area, and family room to create a bright, airy atmosphere ideal for entertaining and everyday living.   Upstairs, the luxurious owner’s suite offers a serene retreat with an en-suite bath and walk-in closet, while two additiona

Key facts

• End unit townhome
• Swimming pools
• Gourmet kitchen

Tags

• END UNIT TOWNHOME
• GOURMET KITCHEN
• RESORT STYLE AMENITIES
• MULTIPLE CLUBHOUSES
• FITNESS CENTERS
• SWIMMING POOLS

Property features AI

Finance

• Other: CDD (Community Development District) applies; Lease restrictions apply
• HOA & community: HOA managed by Access Management; Monthly HOA dues approximately $152.67 (total annual fees $1,832); Quarterly association fee of $458 (includes pool); Association approval required; Community amenities: fitness center, pool, playground, pickleball court(s), trails, park, sidewalks; Deed-restricted community; Pets allowed

Exterior

• Parking: Attached 2-car garage (22x20) with garage door opener; Driveway
• Utilities: Public water; Public sewer / sewer connected; Cable available; Fiber optics available; High-speed internet / broadband available; Phone available; Underground utilities; Fire hydrant access; Water connected; Sprinkler recycled
• Home design: Residential townhouse; Two levels; Pre-construction (projected completion: January 31, 2027); Faces west
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction by David Weekley Homes (Builder model: The Bingley II)
• Exterior features: Sidewalk; Irrigation equipment; Drip irrigation / microhead system

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Disposal; Microwave; Range hood
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Kitchen and 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 4-bed/3.0-bath townhouse listed at $375k. 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 $358k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (21.4% below list).
• Recommended offer: $295k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 31% 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 28 days — a 2% lower offer ($369k) is reasonable based on typical stale-listing flexibility.

Recommended offer $294,722 (21.4% 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. 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: 0.79% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $347,490
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11722 Full Moon Loop	0.02mi	4/3.0	2,145 (0%)	2mo	$338,000	$158	97
11734 Full Moon Loop	0.02mi	3/2.5 (-1)	2,145 (0%)	1mo	$359,000	$167	92
10716 Oak Bend Dr	0.03mi	3/2.5 (-1)	2,145 (0%)	1mo	$349,990	$163	91
10720 Oak Bend Dr	0.02mi	3/2.5 (-1)	1,980 (-8%)	0mo	$329,990	$167	79
11730 Full Moon Loop	0.02mi	3/2.5 (-1)	1,980 (-8%)	2mo	$319,990	$162	78
11746 Full Moon Loop	0.03mi	3/2.5 (-1)	1,980 (-8%)	2mo	$319,990	$162	78
11742 Full Moon Loop	0.02mi	3/2.5 (-1)	1,980 (-8%)	4mo	$295,000	$149	76
10708 Oak Bend Dr	0.04mi	3/2.5 (-1)	1,980 (-8%)	10mo	$349,990	$177	70
11726 Full Moon Loop	0.02mi	3/2.5 (-1)	1,864 (-13%)	3mo	$292,000	$157	68

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: -21.3%
• Equity multiple: 0.28×
• Total profit: $-75,638
• Equity at exit: $55,912

10-year hold

• IRR: -23.4%
• Equity multiple: -0.02×
• Total profit: $-107,433
• Equity at exit: $32,422

Cash invested: $104,997 (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: 2170
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,947 high
• Mortgage (P&I): −$1,966
• Tax from tax record: −$151 /mo · $1,807/yr
• Insurance: −$156
• HOA: −$152
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $-97

Break-even live

Break-even rent $3,070

Max offer price $357,853

Occupancy floor 98%

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: $93,748
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9928 Wimico Ter Parrish, FL	3.0	2.0	1504	$2,450	$1.63	16d	1	0.58mi
10225 Kalamazoo Pl Parrish, FL	4.0	2.5	2260	$2,789	$1.23	3d	1	0.61mi
10225 Kalamazoo Pl Unit NA Parrish, FL	4.0	2.5	2260	$2,689	$1.19	10d	1	0.61mi
12067 Kingsley Trl Parrish, FL	4.0	2.5	2045	$2,495	$1.22	3d	1	0.62mi
11512 Gallatin Trl Parrish, FL	4.0	2.5	1929	$3,300	$1.71	24d	1	0.73mi
11454 Gallatin Trl Parrish, FL	4.0	2.0	1635	$2,575	$1.57	16d	1	0.74mi
11884 Little River Way Parrish, FL	3.0	2.5	2142	$3,250	$1.52	16d	1	0.82mi
11880 Little River Way Parrish, FL	4.0	2.0	1635	$2,650	$1.62	24d	1	0.82mi
10048 Big Marsh Ter Parrish, FL	3.0	2.0	2034	$2,825	$1.39	24d	1	0.83mi
11007 Tamarack Pl Unit NA Duette, FL	4.0	3.0	2537	$3,000	$1.18	12d	1	0.89mi
10832 Charlotte Dr Parrish, FL	5.0	3.0	2964	$2,899	$0.98	12d	1	1.24mi
10935 Gentle Current Way Parrish, FL	5.0	3.0	2605	$3,900	$1.50	24d	1	1.32mi
10646 Hidden Banks Gln Parrish, FL	3.0	2.0	1504	$2,350	$1.56	16d	1	1.38mi
11567 84th Street Cir E #105 Parrish, FL	3.0	2.5	1420	$1,999	$1.41	3d	1	1.38mi
10455 Wet Marsh Cv Parrish, FL	3.0	2.0	1635	$2,650	$1.62	10d	1	1.41mi
8522 Canyon Creek Trl Parrish, FL	3.0	2.5	1822	$2,000	$1.10	24d	1	1.43mi
9544 Sandy Bluffs Cir Parrish, FL	5.0	3.0	2557	$2,950	$1.15	3d	1	1.43mi
8544 Canyon Creek Trl Parrish, FL	3.0	2.5	1822	$2,300	$1.26	12d	1	1.43mi
10749 Hidden Banks Gln Parrish, FL	5.0	3.0	2447	$2,549	$1.04	24d	1	1.44mi
8443 Canyon Creek Trl Parrish, FL	3.0	2.5	2178	$2,000	$0.92	24d	1	1.46mi
8423 Canyon Creek Trl Parrish, FL	3.0	2.5	1823	$2,400	$1.32	24d	1	1.46mi
11522 84th Street Cir E #105 Parrish, FL	3.0	2.5	1588	$2,300	$1.45	24d	1	1.47mi
11523 84th Street Cir E #105 Parrish, FL	3.0	2.5	1588	$1,950	$1.23	3d	1	1.50mi

HOA detail

• Monthly dues: $152 · $1,824/yr

Listing history 16 events

1. 2026-06-18
   days on market $374,990 Active 28 DOM
2. 2026-06-17
   days on market $374,990 Active 27 DOM
3. 2026-06-16
   days on market $374,990 Active 26 DOM
4. 2026-06-15
   days on market $374,990 Active 25 DOM
5. 2026-06-13
   days on market $374,990 Active 23 DOM
6. 2026-06-13
   days on market $374,990 Active 22 DOM
7. 2026-06-10
   days on market $374,990 Active 20 DOM
8. 2026-06-09
   days on market $374,990 Active 19 DOM
9. 2026-06-08
   days on market $374,990 Active 18 DOM
10. 2026-06-08
    days on market $374,990 Active 17 DOM
11. 2026-06-03
    days on market $374,990 Active 13 DOM
12. 2026-06-02
    days on market $374,990 Active 12 DOM
13. 2026-06-01
    days on market $374,990 Active 11 DOM
14. 2026-05-31
    days on market $374,990 Active 10 DOM
15. 2026-05-21
    listed $374,990 Active
16. 2026-04-14
    soldstatus $518,800

ⓘ 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: $3,112 · $259/mo
• Expected delta: +$1,305/yr (+$109/mo · 72.2%)

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

Taxation est. · year 1

• Rental income: $35,367
• − Mortgage interest: −$21,005
• − Property taxes: −$1,807
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,829
• − Management: −$2,829
• − HOA: −$1,824
• − Depreciation: −$10,909
• Taxable loss: −$7,712
• Est. tax savings @ 24.0%: +$1,851
• After-tax cash flow: $687/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 · 10 photos

Excellent 100/100 None rehab

This pre-construction townhome in North River Ranch, Ruskin, Florida, is move-in ready with no visible signs of wear and a pristine condition.

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: 52,177
• 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

-27.7% since first listed

2 events — show timeline

• 2026-05-21 Listed $374,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Sold (Public Records) $518,800 Public Records