13836 Shellmore Ave · Palmetto, FL 34221

$319,000

3 bd · 2.0 ba · 1,603 sqft · SingleFamily · 142 Days on market

Built 2026 Excellent condition 4,800 sqft lot 2-car garage $58/mo HOA · 2% of rent ↓ 4% 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).

• Cash flow +11.4/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Spruce at 13836 Shellmore Avenue in Cove at Coasterra! This thoughtfully designed single-story home offers an open and welcoming layout with bright, comfortable spaces for everyday living. A flexible room sits off the foyer and creates the perfect spot for work, play, or quiet relaxation. The kitchen opens to the great room and dining area, with two secondary bedrooms nearby for simple convenience. Your primary suite rests at the back of the home and features a peaceful retreat with a spacious bathroom and a generous walk-in closet. A lovely patio extends the living space outdoors and creates an ideal place to enjoy warm Florida breezes with friends and family. With a two-car garage and well-planned design, the Spruce brings together comfort and style in a beautifully balanced home. In this amenity-rich master-planned community, enjoy natural beauty, four pools at Club Coasterra, a lakeside pavilion, fitness spaces, and cabanas overlooking a 65-acre lake. Additional centers offer pools, a dog park, and a 20-acre lake. Explore a 160-acre nature park with trails. Located off Buckeye Road, with easy access to I-75, Sarasota, and Tampa. Additional Highlights Include: refrigerator, washer, and dryer. Photos are for representative purposes only.

Key facts

• No rear neighbors
• Single level living
• Flex room

Tags

• LOW HOA DUES
• NO REAR NEIGHBORS
• WATER VIEW
• FLEX ROOM
• SINGLE LEVEL LIVING
• FOUR POOLS AT CLUB COASTERRA

🏗️ New construction. The $319,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $325,000.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $319k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (13.1% below list).
• Recommended offer: $277k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.1% in Palmetto — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#346 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute 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: James Tillman Elementary Magnet School (math 65% / reading 34%, grade D, #1,088 of 2,144 statewide, top 53%, 520 students, 74% FRL); Palmetto High School (math 22% / reading 36%, grade F, #456 of 667 statewide, top 68%, 2,100 students, 61% FRL) — zoned schools average 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 39% at this address vs 52% district-wide (-13 pts) — the specific schools serving this property underperform the Manatee average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-3.0%/yr); 1452 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 43% of the median local income ($78k/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 $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 142 days — a 12% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $277,133 (13.1% 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 142 days. Have you received any prior offers? Is the seller open to a 13% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.85% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• GRM: 9.8

CMA / ARV

• ARV (median comp): $325,000
• List price: $319,000
• Delta: -0.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13808 Shellmore Ave	0.00mi	3/2.0	1,603 (0%)	3mo	$315,999	$197	97
13705 Shellmore Ave	0.01mi	3/2.0	1,603 (0%)	5mo	$300,999	$188	96
13513 Shellmore Ave	0.12mi	4/2.0 (+1)	1,607 (+0%)	0mo	$334,630	$208	89
13424 Shellmore Ave	0.17mi	4/2.0 (+1)	1,607 (+0%)	1mo	$339,000	$211	86
9138 Dalera Cv	0.13mi	4/2.0 (+1)	1,607 (+0%)	4mo	$325,000	$202	85
13412 Shellmore Ave	0.18mi	4/2.0 (+1)	1,607 (+0%)	2mo	$345,500	$215	84
13709 Shellmore Ave	0.00mi	3/2.0	1,455 (-9%)	2mo	$305,999	$210	83
9333 Chiswell Trl	0.07mi	3/2.0	1,455 (-9%)	0mo	$293,999	$202	81
13816 Shellmore Ave	0.00mi	3/2.0	1,455 (-9%)	5mo	$291,364	$200	81
13807 Shellmore Ave	0.01mi	3/2.0	1,455 (-9%)	5mo	$309,939	$213	80
13435 Shellmore Ave	0.14mi	3/2.0	1,483 (-8%)	4mo	$294,000	$198	77
9332 Chiswell Trl	0.11mi	3/2.0	1,455 (-9%)	5mo	$280,250	$193	75

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: -22.3%
• Equity multiple: 0.25×
• Total profit: $-68,010
• Equity at exit: $48,459

10-year hold

• IRR: -26.7%
• Equity multiple: -0.10×
• Total profit: $-99,697
• Equity at exit: $28,100

Cash invested: $91,000 (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: 43 active · 27 under contract
• Months of supply: 7.2 mo (14%/mo absorbed)
• Median asking: $352,999 ($216/sqft)
• Median days on market: 129 d
• This list price: 26% of active listings are priced below it
• ARV vs active asking: -6.0% vs current asking $/sqft

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

ZIP-level market 34221

• Rents YoY: -3.0%
• Active inventory: 1452
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,771 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$58
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $-115

Break-even live

Break-even rent $2,916

Max offer price $308,410

Occupancy floor 99%

Sensitivity live

Price	-10% $110	-5% $-2	+0% $-115	+5% $-227	+10% $-339
Rent	-10% $-334	-5% $-224	+0% $-115	+5% $-5	+10% $104
Rate	-1.0pp $49	-0.5pp $-32	base $-115	+0.5pp $-199	+1.0pp $-285

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: $81,250
• Closing costs: $9,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10473 Curving Creek Loop Parrish, FL	3.0	2.0	1366	$2,480	$1.82	19d	1	0.81mi
11752 Moonsail Dr Parrish, FL	4.0	2.0	1580	$2,500	$1.58	17d	1	1.21mi
10826 Sapphire Breeze Cv Palmetto, FL	4.0	2.0	1850	$2,500	$1.35	52d	1	1.23mi
11628 Moonsail Dr Parrish, FL	3.0	2.0	2144	$3,500	$1.63	70d	1	1.28mi
10646 Hidden Banks Gln Parrish, FL	3.0	2.0	1504	$2,350	$1.56	65d	1	1.32mi
11612 Armada Way Parrish, FL	4.0	2.0	2112	$3,400	$1.61	69d	1	1.38mi
11224 Shoreline Trl Parrish, FL	3.0	2.0	2066	$2,900	$1.40	25d	1	1.48mi

Property features AI

Finance

• Other: Home warranty includedCDD in place
• Financial info: Other annual assessment: $2,100Total monthly HOA fees shown as $58 ($696 annual)
• HOA & community: Cove at Coasterra HOA; monthly fee $58 (includes pool and grounds maintenance); association approval requiredCommunity amenities: clubhouse, fitness center, pool, playground, pickleball courts, recreation facilities, trails, dog park, sidewalks, street lights; golf carts allowed; pets (cats and dogs) permitted

Exterior

• Parking: DrivewayGround-level attached garage2-car garage with garage door opener
• Utilities: Public waterPublic sewerElectricity connectedCable connectedFiber optics availableUnderground utilitiesSewer connectedWater connectedSprinkler recycled
• Home design: Single-family residenceNew construction (projected completion May 30, 2026)One storyNorthwest facingUnder construction
• Construction: Concrete, stucco and vinyl siding constructionShingle roofSlab foundationBuilt by Taylor Morrison (model: Spruce)
• Exterior features: Hurricane shuttersSliding doorsPaved road accessIrrigation system

Interior

• Kitchen: DishwasherDisposalMicrowaveRangeRefrigeratorExhaust fan
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Split bedroom layoutDen/Library/OfficeGreat roomInside utility
• Laundry & utility: Laundry room with washer and dryer included

HOA detail $58/mo · $696/yr

• Likely covers: pool

Listing history 50 events

1. 2026-08-08
   days on market $319,000 Active 142 DOM
2. 2026-08-07
   pricedays on market $319,000 Active 141 DOM
3. 2026-08-06
   days on market $322,999 Active 140 DOM
4. 2026-08-05
   days on market $322,999 Active 139 DOM
5. 2026-08-04
   days on market $322,999 Active 138 DOM
6. 2026-08-03
   days on market $322,999 Active 137 DOM
7. 2026-07-31
   days on market $322,999 Active 134 DOM
8. 2026-07-30
   days on market $322,999 Active 132 DOM
9. 2026-07-28
   days on market $322,999 Active 131 DOM
10. 2026-07-24
    days on market $322,999 Active 127 DOM
11. 2026-07-23
    days on market $322,999 Active 126 DOM
12. 2026-07-22
    days on market $322,999 Active 125 DOM
13. 2026-07-21
    days on market $322,999 Active 124 DOM
14. 2026-07-18
    days on market $322,999 Active 121 DOM
15. 2026-07-18
    days on market $322,999 Active 120 DOM
16. 2026-07-16
    days on market $322,999 Active 119 DOM
17. 2026-07-15
    days on market $322,999 Active 118 DOM
18. 2026-07-13
    days on market $322,999 Active 116 DOM
19. 2026-07-13
    days on market $322,999 Active 115 DOM
20. 2026-07-11
    days on market $322,999 Active 114 DOM
21. 2026-07-10
    days on market $322,999 Active 113 DOM
22. 2026-07-09
    days on market $322,999 Active 112 DOM
23. 2026-07-07
    days on market $322,999 Active 110 DOM
24. 2026-07-06
    days on market $322,999 Active 109 DOM
25. 2026-07-05
    days on market $322,999 Active 108 DOM
26. 2026-07-03
    days on market $322,999 Active 106 DOM
27. 2026-07-02
    price $322,999 Active 105 DOM
28. 2026-07-02
    days on market $319,999 Active 105 DOM
29. 2026-07-01
    days on market $319,999 Active 104 DOM
30. 2026-06-30
    days on market $319,999 Active 103 DOM
31. 2026-06-29
    days on market $319,999 Active 102 DOM
32. 2026-06-28
    days on market $319,999 Active 101 DOM
33. 2026-06-27
    days on market $319,999 Active 100 DOM
34. 2026-06-27
    days on market $319,999 Active 99 DOM
35. 2026-06-25
    days on market $319,999 Active 97 DOM
36. 2026-06-22
    days on market $319,999 Active 95 DOM
37. 2026-06-22
    days on market $319,999 Active 94 DOM
38. 2026-06-18
    days on market $319,999 Active 91 DOM
39. 2026-06-17
    days on market $319,999 Active 90 DOM
40. 2026-06-16
    days on market $319,999 Active 89 DOM
41. 2026-06-15
    days on market $319,999 Active 88 DOM
42. 2026-06-13
    days on market $319,999 Active 86 DOM
43. 2026-06-13
    days on market $319,999 Active 85 DOM
44. 2026-06-10
    days on market $319,999 Active 83 DOM
45. 2026-06-09
    days on market $319,999 Active 82 DOM
46. 2026-06-08
    days on market $319,999 Active 81 DOM
47. 2026-06-08
    days on market $319,999 Active 80 DOM
48. 2026-06-03
    days on market $319,999 Active 76 DOM
49. 2026-06-02
    days on market $319,999 Active 75 DOM
50. 2026-06-01
    days on market $319,999 Active 74 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: $33,256
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,660
• − Management: −$2,660
• − HOA: −$696
• − Depreciation: −$9,455
• Taxable loss: −$6,921
• Est. tax savings @ 24.0%: +$1,661
• After-tax cash flow: $285/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 · 1 photo

Excellent 100/100 None rehab

This single-story home is in excellent condition with no visible repairs needed. It offers a thoughtfully designed layout and is move-in ready.

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Install smart home devices — Improves convenience and marketability ↑
• Both Add smart thermostat — Saves energy and appeals to tech-savvy buyers ↑

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary James Tillman Elementary Magnet School D FL #1,088/2,144 Nat'l #12,785/41,679 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

B Composite livability gradescore 72/100

Livability — Palmetto

• Score: 72/100
• State rank: #346
• US rank: #5695

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Manatee County · 447,342 people
• City population: 56,208
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 56,208
• Household income: $77,712
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 10% 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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 22% Black 14% Two or more races 11%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada, Dominican Republic, Jamaica
• Languages at home: 81% English-only · Spanish 16% Other Indo-European 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: ▼ -383.53%
• Current HPI: 302.1458
• Rent YoY: ▼ -2.98%
• 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

• Other: Home warranty includedCDD in place
• Financial info: Other annual assessment: $2,100Total monthly HOA fees shown as $58 ($696 annual)
• HOA & community: Cove at Coasterra HOA; monthly fee $58 (includes pool and grounds maintenance); association approval requiredCommunity amenities: clubhouse, fitness center, pool, playground, pickleball courts, recreation facilities, trails, dog park, sidewalks, street lights; golf carts allowed; pets (cats and dogs) permitted

Exterior

• Parking: DrivewayGround-level attached garage2-car garage with garage door opener
• Utilities: Public waterPublic sewerElectricity connectedCable connectedFiber optics availableUnderground utilitiesSewer connectedWater connectedSprinkler recycled
• Home design: Single-family residenceNew construction (projected completion May 30, 2026)One storyNorthwest facingUnder construction
• Construction: Concrete, stucco and vinyl siding constructionShingle roofSlab foundationBuilt by Taylor Morrison (model: Spruce)
• Exterior features: Hurricane shuttersSliding doorsPaved road accessIrrigation system

Interior

• Kitchen: DishwasherDisposalMicrowaveRangeRefrigeratorExhaust fan
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Split bedroom layoutDen/Library/OfficeGreat roomInside utility
• Laundry & utility: Laundry room with washer and dryer included

Price history

-3.6% since first listed

12 events — show timeline

• 2026-05-22 Price Changed $319,999 Zillow
• 2026-05-21 Price Changed $319,999 Stellar MLS as Distributed by MLS Grid
• 2026-05-16 Price Changed $324,999 Zillow
• 2026-05-15 Price Changed $324,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Price Changed $320,999 Zillow
• 2026-04-24 Price Changed $320,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $338,999 Zillow
• 2026-04-07 Relisted — Zillow
• 2026-04-03 Price Changed $338,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Delisted — Zillow
• 2026-03-20 Listed $331,904 Zillow
• 2026-03-19 Listed $331,904 Stellar MLS as Distributed by MLS Grid