Denali Plan · Ruskin, FL 34219

$288,000

3 bd · 2.0 ba · 1,269 sqft · SingleFamily · 210 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 +10.3/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

The Denali floorplan offers an open-concept floorplan with 3 bedrooms, 2 bathrooms, and a 2-car garage. Indulge in a chef-inspired kitchen which overlooks a spacious great room and dining area.

Key facts

• Spacious great room
• Dining area
• 2 garage spots

Tags

• OPEN-CONCEPT FLOORPLAN
• CHEF-INSPIRED KITCHEN
• SPACIOUS GREAT ROOM
• DINING AREA

Property features AI

Finance

• Financial info: List price $288,000

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: New construction plan; Denali model
• Exterior features: Living area of 1269; Located at 13727 Richland Gulf Cir, Parrish FL 34219

Interior

• Kitchen: Standard kitchen (details by plan)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (plan); Denali floorplan

🏗️ New construction. The $288,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $310,905.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $288k.

Deal economics

• At list price, monthly cash flow is $-172 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (13.1% below list).
• Recommended offer: $250k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: schools F, 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.
• Market conditions: Rents soft (-0.9%/yr); 2170 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 210 days — a 12% lower offer ($253k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,242 (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 210 days. Have you received any prior offers? Is the seller open to a 13% 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.37%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $310,905
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7321 Boggy Creek Pl	0.16mi	3/2.0	1,268 (-0%)	14mo	$305,000	$241	81
7316 Boggy Creek Pl	0.13mi	3/2.0	1,269 (0%)	18mo	$311,925	$246	79
14178 Crutchfield Ct	0.46mi	3/2.0	1,269 (0%)	0mo	$311,000	$245	79
7159 Amelia River Dr	0.15mi	3/2.0	1,269 (0%)	18mo	$300,000	$236	78
7160 Boggy Creek Pl	0.17mi	3/2.0	1,269 (0%)	18mo	$314,000	$247	77
14143 Crutchfield Ct	0.39mi	3/2.0	1,269 (0%)	5mo	$300,000	$236	77
14111 Crutchfield Ct	0.36mi	3/2.0	1,269 (0%)	8mo	$275,000	$217	77
7308 Boggy Creek Pl	0.12mi	3/2.0	1,269 (0%)	21mo	$317,000	$250	77
7342 Boggy Creek Pl	0.15mi	3/2.0	1,269 (0%)	21mo	$342,245	$270	76
14032 Crutchfield Ct	0.36mi	3/2.0	1,269 (0%)	16mo	$300,000	$236	70
14016 Crutchfield Ct	0.36mi	3/2.0	1,269 (0%)	18mo	$297,425	$234	68
13630 County Road 675	0.38mi	3/2.0	1,308 (+3%)	14mo	$360,000	$275	65

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: -23.6%
• Equity multiple: 0.21×
• Total profit: $-68,610
• Equity at exit: $46,357

10-year hold

• IRR: -29.7%
• Equity multiple: -0.17×
• Total profit: $-102,013
• Equity at exit: $26,881

Cash invested: $87,053 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,502 medium
• Mortgage (P&I): −$1,630
• Tax est. 1.5%: −$389 /mo · $4,664/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-172

Break-even live

Break-even rent $2,720

Max offer price $286,062

Occupancy floor —

Sensitivity live

Price	-10% $43	-5% $-64	+0% $-172	+5% $-279	+10% $-387
Rent	-10% $-369	-5% $-271	+0% $-172	+5% $-73	+10% $26
Rate	-1.0pp $-15	-0.5pp $-93	base $-172	+0.5pp $-252	+1.0pp $-334

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: $77,726
• Closing costs: $9,327
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7148 Boggy Creek Pl Parrish, FL	3.0	2.0	1269	$1,929	$1.52	4d	1	0.19mi
8850 Ginko Run Parrish, FL	3.0	2.5	1691	$2,600	$1.54	17d	1	0.97mi
12484 Oak Hill Way Parrish, FL	3.0	2.0	1518	$2,600	$1.71	24d	1	0.98mi
12573 Oak Hill Way Parrish, FL	3.0	2.0	1518	$2,500	$1.65	4d	1	1.11mi

Listing history 14 events

1. 2026-06-18
   days on market $288,000 Active 210 DOM
2. 2026-06-17
   days on market $288,000 Active 209 DOM
3. 2026-06-16
   days on market $288,000 Active 208 DOM
4. 2026-06-15
   days on market $288,000 Active 207 DOM
5. 2026-06-13
   days on market $288,000 Active 205 DOM
6. 2026-06-13
   days on market $288,000 Active 204 DOM
7. 2026-06-10
   days on market $288,000 Active 202 DOM
8. 2026-06-09
   days on market $288,000 Active 201 DOM
9. 2026-06-08
   days on market $288,000 Active 200 DOM
10. 2026-06-08
    days on market $288,000 Active 199 DOM
11. 2026-06-03
    days on market $288,000 Active 195 DOM
12. 2026-06-02
    days on market $288,000 Active 194 DOM
13. 2026-06-01
    days on market $288,000 Active 193 DOM
14. 2026-05-31
    days on market $288,000 Active 192 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,029
• − Mortgage interest: −$17,416
• − Property taxes: −$4,664
• − Insurance: −$1,555
• − Repairs & maintenance: −$2,402
• − Management: −$2,402
• − Depreciation: −$9,045
• Taxable loss: −$7,454
• Est. tax savings @ 24.0%: +$1,789
• After-tax cash flow: $-271/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