Cali Plan · Ruskin, FL 34219

$367,990

4 bd · 2.0 ba · 1,828 sqft · SingleFamily · 163 Days on market

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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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

This all-concrete block constructed, one-story, two-car garage layout optimizes living space with an open concept kitchen overlooking the living area and dining room, which includes Luxury Vinyl Plank (LVP). The well-appointed kitchen comes with all appliances, including a refrigerator, built-in dishwasher, electric range, and microwave. Bedroom 1 with ensuite is located at the back of the home for privacy. Two additional bedrooms share the second bathroom. The third bedroom is located near the laundry room, which is equipped with included washer and dryer.

Key facts

• Ensuite
• Open concept kitchen
• Laundry room

Tags

• OPEN CONCEPT KITCHEN
• WELL-APPOINTED KITCHEN
• ENSUITE
• LAUNDRY ROOM

Property features AI

Finance

• Other: Address: 10975 Gentle Current Way, Parrish, FL 34219; Listing status: Active
• Financial info: List price $367,990

Exterior

• Home design: New construction plan named Cali; Single-family plan
• Exterior features: Living area approximately 1,828

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: 2 full bathrooms

🏗️ New construction. The $367,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $345,492.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $368k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $327k (11.0% below list).
• Recommended offer: $324k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 4.7% in Ruskin — 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 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: Virgil Mills Elementary School (math 69% / reading 65%, grade B+, #450 of 2,144 statewide, top 22%, 818 students, 43% 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) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents soft (-0.9%/yr); 2194 active listings in the ZIP; 5 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).
• This rent runs 35% 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 $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 163 days — a 12% lower offer ($324k) is reasonable based on typical stale-listing flexibility.

Recommended offer $323,831 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.95% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.47%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $345,492
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10972 Gentle Current Way	0.01mi	4/2.0	1,828 (0%)	2mo	$344,890	$189	98
12816 Blue Reflection Ave	0.25mi	4/2.0	1,850 (+1%)	2mo	$378,190	$204	85
10935 Rabbit Grove Trl	0.30mi	4/2.0	1,828 (0%)	2mo	$377,000	$206	85
10826 Sapphire Breeze Cv	0.30mi	4/2.0	1,850 (+1%)	1mo	$361,990	$196	83
10833 Paddling Trace Run	0.56mi	4/2.0	1,914 (+5%)	1mo	$346,990	$181	65
10416 Abundance Grove Way	0.74mi	4/2.0	1,840 (+1%)	2mo	$345,000	$188	63
10837 Paddling Trace Run	0.57mi	3/2.0 (-1)	1,761 (-4%)	1mo	$339,990	$193	62
10469 Curving Creek Loop	0.63mi	3/2.5 (-1)	1,826 (-0%)	2mo	$337,990	$185	62
11104 Curving Creek Loop	0.44mi	4/3.0	2,020 (+10%)	0mo	$380,990	$189	58
13131 Bending Creek Trl	0.51mi	4/3.0	2,020 (+10%)	0mo	$380,990	$189	54
13128 Bending Creek Trl	0.49mi	4/3.0	2,020 (+10%)	2mo	$376,500	$186	54
10908 Curving Creek Loop	0.57mi	3/2.0 (-1)	1,675 (-8%)	1mo	$329,990	$197	54

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: -15.8%
• Equity multiple: 0.45×
• Total profit: $-52,833
• Equity at exit: $51,514

10-year hold

• IRR: -13.7%
• Equity multiple: 0.31×
• Total profit: $-66,541
• Equity at exit: $29,872

Cash invested: $96,738 (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: 9.4×

Monthly cashflow live

• Estimated rent: $3,275 high
• Mortgage (P&I): −$1,812
• Tax est. 1.5%: −$432 /mo · $5,182/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$688
• Net cashflow: $199

Break-even live

Break-even rent $3,022

Max offer price $345,492

Occupancy floor 89%

Sensitivity live

Price	-10% $438	-5% $319	+0% $199	+5% $80	+10% $-39
Rent	-10% $-59	-5% $70	+0% $199	+5% $329	+10% $458
Rate	-1.0pp $373	-0.5pp $287	base $199	+0.5pp $110	+1.0pp $19

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: $86,373
• Closing costs: $10,365
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10935 Gentle Current Way Parrish, FL	5.0	3.0	2605	$3,900	$1.50	25d	1	0.12mi
10646 Hidden Banks Gln Parrish, FL	3.0	2.0	1504	$2,350	$1.56	17d	1	0.20mi
10826 Sapphire Breeze Cv Palmetto, FL	4.0	2.0	1850	$2,500	$1.35	5d	1	0.28mi
10749 Hidden Banks Gln Parrish, FL	5.0	3.0	2447	$2,549	$1.04	25d	1	0.32mi
10473 Curving Creek Loop Parrish, FL	3.0	2.0	1366	$2,500	$1.83	16d	1	0.61mi

Listing history 15 events

1. 2026-06-22
   days on market $367,990 Active 163 DOM
2. 2026-06-18
   days on market $367,990 Active 160 DOM
3. 2026-06-17
   days on market $367,990 Active 159 DOM
4. 2026-06-16
   days on market $367,990 Active 158 DOM
5. 2026-06-15
   days on market $367,990 Active 157 DOM
6. 2026-06-13
   days on market $367,990 Active 155 DOM
7. 2026-06-13
   days on market $367,990 Active 154 DOM
8. 2026-06-10
   days on market $367,990 Active 152 DOM
9. 2026-06-09
   days on market $367,990 Active 151 DOM
10. 2026-06-08
    days on market $367,990 Active 150 DOM
11. 2026-06-08
    days on market $367,990 Active 149 DOM
12. 2026-06-03
    days on market $367,990 Active 145 DOM
13. 2026-06-02
    days on market $367,990 Active 144 DOM
14. 2026-06-01
    days on market $367,990 Active 143 DOM
15. 2026-05-31
    days on market $367,990 Active 142 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: $39,296
• − Mortgage interest: −$19,353
• − Property taxes: −$5,182
• − Insurance: −$1,727
• − Repairs & maintenance: −$3,144
• − Management: −$3,144
• − Depreciation: −$10,051
• Taxable loss: −$3,305
• Est. tax savings @ 24.0%: +$793
• After-tax cash flow: $3,186/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 — 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: 33,319
• 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