Daylen Plan · Parrish, FL 34219

$342,990

4 bd · 2.0 ba · 1,580 sqft · SingleFamily · 223 Days on market

Good condition 2-car garage

---

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).

• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Livability +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Embrace the Daylen's thoughtful design and comfort. This single-story layout features a spacious kitchen with a generous center island, seamlessly flowing into a gathering room and cafe area, perfect for hosting gatherings. Retreat to your private Owner's Suite with dual sinks and a walk-in closet for a serene sanctuary. Plus, with three additional bedrooms and a covered lanai, there's plenty of space for everyone to relax and enjoy their own slice of paradise.

Key facts

• Single-story layout
• Cafe area
• Gathering room

Tags

• SINGLE-STORY LAYOUT
• SPACIOUS KITCHEN
• GENEROUS CENTER ISLAND
• GATHERING ROOM
• CAFE AREA
• PRIVATE OWNER'S SUITE

🏗️ New construction. The $342,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $414,325.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $343k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-684 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $315k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (19.6% below list).
• Recommended offer: $276k (19.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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: Annie Lucy Williams Elementary School (math 80% / reading 73%, grade A, #185 of 2,144 statewide, top 9%, 798 students, 31% FRL); Buffalo Creek Middle School (math 59% / reading 51%, grade B-, #180 of 571 statewide, top 32%, 1,127 students, 44% FRL); Palmetto High School (math 22% / reading 36%, grade F, #456 of 667 statewide, top 68%, 2,100 students, 61% FRL).
• Market conditions: Rents soft (-0.9%/yr); 2985 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $12k 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 223 days — a 12% lower offer ($302k) is reasonable based on typical stale-listing flexibility.

Recommended offer $275,912 (19.6% 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 223 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.67% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.07%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (median comp): $414,325
• List price: $342,990
• Delta: -17.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16837 Harmony River Ln	0.16mi	4/2.0	1,580 (0%)	1mo	$354,990	$225	92
16837 Harmony River Ln	0.23mi	4/2.0	1,580 (0%)	1mo	$354,990	$225	88
6024 162nd Ave E	0.43mi	4/2.0	1,617 (+2%)	6mo	$423,000	$262	71
5958 164th Ave E	0.33mi	3/2.0 (-1)	1,553 (-2%)	12mo	$357,000	$230	67
6004 162nd Ave E	0.39mi	3/2.0 (-1)	1,546 (-2%)	20mo	$345,000	$223	56
16419 62nd Gln E	0.47mi	3/2.0 (-1)	1,546 (-2%)	17mo	$425,000	$275	55
6016 164th Ave E	0.36mi	4/2.0	1,808 (+14%)	6mo	$395,000	$218	55
6012 162nd Ave E	0.40mi	3/2.0 (-1)	1,546 (-2%)	24mo	$362,900	$235	53
6315 164th Ave E	0.60mi	4/2.0	1,692 (+7%)	13mo	$365,000	$216	49
6110 162nd Ave E	0.45mi	3/2.0 (-1)	1,718 (+9%)	17mo	$395,000	$230	46

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: -31.9%
• Equity multiple: -0.02×
• Total profit: $-118,721
• Equity at exit: $61,777

10-year hold

• IRR: -57.7%
• Equity multiple: -0.64×
• Total profit: $-190,523
• Equity at exit: $35,823

Cash invested: $116,011 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 1 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $377,450 ($220/sqft)
• Median days on market: 78 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: +19.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34219

• Home prices YoY: -23.7%
• Rents YoY: -0.9%
• Active inventory: 2985
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,759 medium
• Mortgage (P&I): −$2,173
• Tax est. 1.5%: −$518 /mo · $6,215/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $-684

Break-even live

Break-even rent $3,624

Max offer price $315,407

Occupancy floor —

Sensitivity live

Price	-10% $-397	-5% $-540	+0% $-684	+5% $-827	+10% $-970
Rent	-10% $-902	-5% $-793	+0% $-684	+5% $-575	+10% $-466
Rate	-1.0pp $-475	-0.5pp $-578	base $-684	+0.5pp $-791	+1.0pp $-900

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: $103,581
• Closing costs: $12,430
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16540 Cheyanne Ct Parrish, FL	4.0	2.5	1977	$2,505	$1.27	9d	1	1.32mi

Property features AI

Finance

• Financial info: List price $342,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan home
• Exterior features: Living area approximately 1,580

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Plan: Daylen (new construction)

Listing history 50 events

1. 2026-09-22
   days on market $342,990 Active 223 DOM
2. 2026-09-21
   days on market $342,990 Active 222 DOM
3. 2026-09-20
   days on market $342,990 Active 221 DOM
4. 2026-09-18
   days on market $342,990 Active 219 DOM
5. 2026-09-17
   days on market $342,990 Active 218 DOM
6. 2026-09-16
   days on market $342,990 Active 217 DOM
7. 2026-09-15
   days on market $342,990 Active 216 DOM
8. 2026-09-14
   days on market $342,990 Active 215 DOM
9. 2026-09-13
   days on market $342,990 Active 214 DOM
10. 2026-09-12
    days on market $342,990 Active 213 DOM
11. 2026-09-11
    days on market $342,990 Active 212 DOM
12. 2026-09-05
    days on market $342,990 Active 206 DOM
13. 2026-09-04
    days on market $342,990 Active 205 DOM
14. 2026-09-03
    days on market $342,990 Active 204 DOM
15. 2026-08-31
    days on market $342,990 Active 201 DOM
16. 2026-08-30
    days on market $342,990 Active 200 DOM
17. 2026-08-29
    days on market $342,990 Active 199 DOM
18. 2026-08-28
    days on market $342,990 Active 198 DOM
19. 2026-08-27
    days on market $342,990 Active 197 DOM
20. 2026-08-26
    days on market $342,990 Active 196 DOM
21. 2026-08-25
    days on market $342,990 Active 195 DOM
22. 2026-08-24
    days on market $342,990 Active 194 DOM
23. 2026-08-23
    days on market $342,990 Active 193 DOM
24. 2026-08-22
    days on market $342,990 Active 192 DOM
25. 2026-08-21
    days on market $342,990 Active 191 DOM
26. 2026-08-20
    days on market $342,990 Active 190 DOM
27. 2026-08-19
    days on market $342,990 Active 189 DOM
28. 2026-08-18
    days on market $342,990 Active 188 DOM
29. 2026-08-17
    days on market $342,990 Active 187 DOM
30. 2026-08-16
    days on market $342,990 Active 186 DOM
31. 2026-08-15
    days on market $342,990 Active 185 DOM
32. 2026-08-14
    days on market $342,990 Active 184 DOM
33. 2026-08-13
    days on market $342,990 Active 183 DOM
34. 2026-08-12
    days on market $342,990 Active 182 DOM
35. 2026-08-11
    days on market $342,990 Active 181 DOM
36. 2026-08-10
    days on market $342,990 Active 180 DOM
37. 2026-08-09
    days on market $342,990 Active 179 DOM
38. 2026-08-08
    days on market $342,990 Active 178 DOM
39. 2026-08-07
    days on market $342,990 Active 177 DOM
40. 2026-08-06
    days on market $342,990 Active 176 DOM
41. 2026-08-05
    days on market $342,990 Active 175 DOM
42. 2026-08-04
    days on market $342,990 Active 174 DOM
43. 2026-07-31
    days on market $342,990 Active 170 DOM
44. 2026-07-30
    days on market $342,990 Active 168 DOM
45. 2026-07-28
    days on market $342,990 Active 167 DOM
46. 2026-07-24
    days on market $342,990 Active 163 DOM
47. 2026-07-23
    days on market $342,990 Active 162 DOM
48. 2026-07-22
    days on market $342,990 Active 161 DOM
49. 2026-07-21
    days on market $342,990 Active 160 DOM
50. 2026-07-18
    days on market $342,990 Active 157 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: $33,109
• − Mortgage interest: −$23,209
• − Property taxes: −$6,215
• − Insurance: −$2,072
• − Repairs & maintenance: −$2,649
• − Management: −$2,649
• − Depreciation: −$12,053
• Taxable loss: −$15,736
• Est. tax savings @ 24.0%: +$3,777
• After-tax cash flow: $-4,426/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 · 13 photos

Good 80/100 None rehab

This single-story home is in good condition with a neutral color scheme and modern appliances. It has a spacious layout and is well-maintained. The home is ready for a new owner and can be further enhanced with some cosmetic updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers ↑
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers ↑
• Resale Upgrading the flooring in the living areas — Updated flooring can make the home more appealing to potential buyers ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Annie Lucy Williams Elementary School A FL #185/2,144 Nat'l #1,912/41,679 Middle Buffalo Creek Middle School B- FL #180/571 Nat'l #2,482/14,009 High Palmetto High School F FL #456/667 Nat'l #11,621/17,239

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 · 447,342 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: 16% of renters

---

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

Property features AI

Finance

• Financial info: List price $342,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan home
• Exterior features: Living area approximately 1,580

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Plan: Daylen (new construction)