Daylen Plan · Parrish, FL 34219

$332,990

4 bd · 2.0 ba · 1,580 sqft · SingleFamily · 270 Days on market

Good condition 2-car garage

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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).

• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Livability +2.5/5.0
• 1% rule +2.3/10.0
• Rent growth +2.3/5.0
• DSCR +1.8/10.0
• 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 $332,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $414,571.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $333k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-489 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $301k (9.7% below list).
• Recommended offer: $293k (12.0% below list) — sets the bar for market timing.

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); 3218 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 30d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 32% 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 $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 270 days — a 12% lower offer ($293k) is reasonable based on typical stale-listing flexibility.

Recommended offer $293,031 (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 270 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.73% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.05%
• DSCR: 0.78
• GRM: 11.5

CMA / ARV

• ARV (median comp): $414,571
• List price: $332,990
• Delta: -19.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 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%)	2mo	$354,990	$225	91
16837 Harmony River Ln	0.23mi	4/2.0	1,580 (0%)	2mo	$354,990	$225	87
6024 162nd Ave E	0.43mi	4/2.0	1,617 (+2%)	7mo	$423,000	$262	70
5958 164th Ave E	0.33mi	3/2.0 (-1)	1,553 (-2%)	13mo	$357,000	$230	66
6004 162nd Ave E	0.39mi	3/2.0 (-1)	1,546 (-2%)	22mo	$345,000	$223	55
16419 62nd Gln E	0.47mi	3/2.0 (-1)	1,546 (-2%)	19mo	$425,000	$275	54
6016 164th Ave E	0.36mi	4/2.0	1,808 (+14%)	7mo	$395,000	$218	54
6315 164th Ave E	0.60mi	4/2.0	1,692 (+7%)	15mo	$365,000	$216	48
6110 162nd Ave E	0.45mi	3/2.0 (-1)	1,718 (+9%)	18mo	$395,000	$230	44

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: -28.3%
• Equity multiple: 0.08×
• Total profit: $-107,088
• Equity at exit: $61,814

10-year hold

• IRR: -44.3%
• Equity multiple: -0.44×
• Total profit: $-167,229
• Equity at exit: $35,845

Cash invested: $116,080 (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: 22 active · 2 under contract
• Months of supply: 66.0 mo (2%/mo absorbed)
• Median asking: $377,400 ($218/sqft)
• Median days on market: 111 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: +20.2% 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: 3218
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,008 high
• Mortgage (P&I): −$2,174
• Tax est. 1.5%: −$518 /mo · $6,219/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $-489

Break-even live

Break-even rent $3,627

Max offer price $343,821

Occupancy floor —

Sensitivity live

Price	-10% $-202	-5% $-346	+0% $-489	+5% $-632	+10% $-775
Rent	-10% $-727	-5% $-608	+0% $-489	+5% $-370	+10% $-251
Rate	-1.0pp $-280	-0.5pp $-383	base $-489	+0.5pp $-596	+1.0pp $-706

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: $103,643
• Closing costs: $12,437
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6122 162nd Ave E Parrish, FL	3.0	2.0	1720	$2,500	$1.45	6d	1	0.49mi
6708 162nd Pl E Parrish, FL	4.0	2.0	1705	$2,500	$1.47	10d	1	0.86mi
16656 Cheyanne Ct Parrish, FL	4.0	2.5	1977	$2,577	$1.30	31d	1	1.31mi
16632 Cheyanne Ct Parrish, FL	4.0	2.5	1977	$2,577	$1.30	29d	1	1.32mi
16540 Cheyanne Ct Parrish, FL	4.0	2.5	1977	$2,592	$1.31	31d	1	1.32mi
3535 Night Star Ter Parrish, FL	4.0	3.0	2036	$2,800	$1.38	10d	1	1.42mi
3535 Night Star Ter Parrish, FL	4.0	3.0	2036	$2,800	$1.38	37d	1	1.42mi

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. 2026-11-08
   days on market $332,990 Active 270 DOM
2. 2026-11-07
   pricedays on market $332,990 Active 269 DOM
3. 2026-11-06
   days on market $342,990 Active 268 DOM
4. 2026-11-05
   days on market $342,990 Active 267 DOM
5. 2026-11-04
   days on market $342,990 Active 266 DOM
6. 2026-11-02
   days on market $342,990 Active 264 DOM
7. 2026-11-01
   days on market $342,990 Active 263 DOM
8. 2026-10-31
   days on market $342,990 Active 262 DOM
9. 2026-10-30
   days on market $342,990 Active 261 DOM
10. 2026-10-29
    days on market $342,990 Active 260 DOM
11. 2026-10-28
    days on market $342,990 Active 259 DOM
12. 2026-10-27
    days on market $342,990 Active 258 DOM
13. 2026-10-26
    days on market $342,990 Active 257 DOM
14. 2026-10-25
    days on market $342,990 Active 256 DOM
15. 2026-10-24
    days on market $342,990 Active 255 DOM
16. 2026-10-23
    days on market $342,990 Active 254 DOM
17. 2026-10-22
    days on market $342,990 Active 253 DOM
18. 2026-10-21
    days on market $342,990 Active 252 DOM
19. 2026-10-20
    days on market $342,990 Active 251 DOM
20. 2026-10-19
    days on market $342,990 Active 250 DOM
21. 2026-10-18
    days on market $342,990 Active 249 DOM
22. 2026-10-17
    days on market $342,990 Active 248 DOM
23. 2026-10-16
    days on market $342,990 Active 247 DOM
24. 2026-10-15
    days on market $342,990 Active 246 DOM
25. 2026-10-14
    days on market $342,990 Active 245 DOM
26. 2026-10-13
    days on market $342,990 Active 244 DOM
27. 2026-10-12
    days on market $342,990 Active 243 DOM
28. 2026-10-11
    days on market $342,990 Active 242 DOM
29. 2026-10-10
    days on market $342,990 Active 241 DOM
30. 2026-10-09
    days on market $342,990 Active 240 DOM
31. 2026-10-08
    days on market $342,990 Active 239 DOM
32. 2026-10-07
    days on market $342,990 Active 238 DOM
33. 2026-10-06
    days on market $342,990 Active 237 DOM
34. 2026-10-05
    days on market $342,990 Active 236 DOM
35. 2026-10-04
    days on market $342,990 Active 235 DOM
36. 2026-10-03
    days on market $342,990 Active 234 DOM
37. 2026-10-02
    days on market $342,990 Active 233 DOM
38. 2026-10-01
    days on market $342,990 Active 232 DOM
39. 2026-09-30
    days on market $342,990 Active 231 DOM
40. 2026-09-29
    days on market $342,990 Active 230 DOM
41. 2026-09-28
    days on market $342,990 Active 229 DOM
42. 2026-09-27
    days on market $342,990 Active 228 DOM
43. 2026-09-25
    days on market $342,990 Active 226 DOM
44. 2026-09-24
    days on market $342,990 Active 225 DOM
45. 2026-09-22
    days on market $342,990 Active 223 DOM
46. 2026-09-21
    days on market $342,990 Active 222 DOM
47. 2026-09-20
    days on market $342,990 Active 221 DOM
48. 2026-09-18
    days on market $342,990 Active 219 DOM
49. 2026-09-17
    days on market $342,990 Active 218 DOM
50. 2026-09-16
    days on market $342,990 Active 217 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: $36,092
• − Mortgage interest: −$23,222
• − Property taxes: −$6,219
• − Insurance: −$2,073
• − Repairs & maintenance: −$2,887
• − Management: −$2,887
• − Depreciation: −$12,060
• Taxable loss: −$13,257
• Est. tax savings @ 24.0%: +$3,182
• After-tax cash flow: $-2,686/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

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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%

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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%
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 2% Other Asian/Pacific 1%

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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

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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)