10104 Morning Meadowlark Trl · Ruskin, FL 34219

$339,990

4 bd · 2.5 ba · 1,876 sqft · Land · 85 Days on market

Built 2026 4,791 sqft lot $75/mo HOA · 3% of rent ↓ 9% 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 +14.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Cortez II, a beautifully designed single-family home in the Oakfield Trails community in Parrish, Florida. This 1,876-square-foot home features 4 bedrooms and 2.5 baths in a modern, open-concept layout. The kitchen includes a large island and walk-in pantry and flows seamlessly into the family room and dining area, which opens to the back lanai, an ideal setup for hosting or relaxing. Upstairs, the home offers versatility with 4 well-proportioned bedrooms. The primary suite includes a generous walk-in closet and a bathroom with dual vanities and a linen closet. A loft separates two of the secondary bedrooms from the primary suite, adding privacy and flexibility. A convenient laundry room and full bath with dual sinks enhance everyday functionality. Oakfield Trails offers walking trails, open green spaces, and The Harvest Club, a private gathering space designed for relaxation and connection. With easy access to I-75 and US-301, residents can enjoy Gulf Coast beaches, shopping, dining, and the best of Southwest Florida. The Cortez II blends modern living with community charm, creating a comfortable place to call home. Photos are from a similar home.

Key facts

• Walk-in closet
• Primary suite
• Large island

Tags

• MODERN KITCHEN
• LARGE ISLAND
• BACK PATIO
• PRIMARY SUITE
• WALK-IN CLOSET
• EN-SUITE BATH

Property features AI

Finance

• Other: Home warranty available; Association fee frequency: annually; Association fee includes maintenance of grounds and pool
• Financial info: Lease restrictions apply
• HOA & community: Oakfield Trails Homeowners Association, Inc.; HOA required; Monthly HOA $75 ($900 annually); HOA covers pool and grounds maintenance; Community amenities: clubhouse, pool, playground, fitness center, trails; Pets allowed

Exterior

• Parking: Attached 2-car garage (19 x 20); Driveway; Garage faces rear
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Underground utilities
• Home design: Single Family Residence; Under construction (projected completion June 2, 2026); New construction; Two stories; Faces east; Attached property; Zoning: PD-MU
• Construction: Built with block, stucco, and vinyl siding; Shingle roof; Slab foundation; Builder: Stanley Martin Homes (model: Cortez II C)
• Exterior features: Porch; Exterior lighting; Sidewalk; Irrigation equipment; Cleared and landscaped lot; Paved surfaces

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Eat-in layout
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Thermostat; Walk-in closet(s); Double pane windows; ENERGY STAR qualified windows; Dishwasher; Disposal; Microwave; Range
• Laundry & utility: Laundry room on upper level; Inside laundry

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $340k.

Deal economics

• At list price, monthly cash flow is $64 ($762/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 $288k (15.3% below list).
• Recommended offer: $288k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Barbara A Harvey Elementary School (math 74% / reading 59%, grade B+, #473 of 2,144 statewide, top 23%, 1,069 students, 33% FRL); Parrish Community High School (math 47% / reading 57%, grade D+, #160 of 667 statewide, top 25%, 2,017 students, 32% FRL) — zoned schools average 33% FRL vs 51% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.9%/yr); 2170 active listings in the ZIP; 24 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).
• This rent runs 30% 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 85 days — a 6% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $287,990 (15.3% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.85% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.37×
• Total profit: $-59,530
• Equity at exit: $50,694

10-year hold

• IRR: -17.4%
• Equity multiple: 0.17×
• Total profit: $-79,414
• Equity at exit: $29,396

Cash invested: $95,197 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,880 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$212 /mo · $2,544/yr
• Insurance: −$142
• HOA: −$75
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $64

Break-even live

Break-even rent $2,800

Max offer price $339,990

Occupancy floor 93%

Sensitivity live

Price	-10% $256	-5% $160	+0% $64	+5% $-33	+10% $-129
Rent	-10% $-164	-5% $-50	+0% $64	+5% $177	+10% $291
Rate	-1.0pp $235	-0.5pp $150	base $64	+0.5pp $-25	+1.0pp $-114

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: $84,998
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10455 Wet Marsh Cv Parrish, FL	3.0	2.0	1635	$2,650	$1.62	11d	1	0.44mi
9544 Sandy Bluffs Cir Parrish, FL	5.0	3.0	2557	$2,950	$1.15	4d	1	0.55mi
11454 Gallatin Trl Parrish, FL	4.0	2.0	1635	$2,575	$1.57	17d	1	0.71mi
11512 Gallatin Trl Parrish, FL	4.0	2.5	1929	$3,300	$1.71	24d	1	0.74mi
10416 High Noon Trl Parrish, FL	3.0	2.0	1412	$2,400	$1.70	4d	1	0.82mi
9962 Last Light Gln Parrish, FL	4.0	2.0	1740	$2,495	$1.43	4d	1	0.87mi
11880 Little River Way Parrish, FL	4.0	2.0	1635	$2,650	$1.62	24d	1	0.89mi
11884 Little River Way Parrish, FL	3.0	2.5	2142	$3,250	$1.52	17d	1	0.89mi
10225 Daybreak Gln Parrish, FL	4.0	3.0	1978	$2,600	$1.31	4d	1	1.03mi
11230 82nd St E Parrish, FL	3.0	2.0	1758	$2,495	$1.42	17d	1	1.17mi
11567 84th Street Cir E #105 Parrish, FL	3.0	2.5	1420	$1,999	$1.41	4d	1	1.19mi
9009 Moccasin Wallow Rd Parrish, FL	3.0–4.0	2.5	1581	$2,304	$1.46	2d	32	1.26mi
9928 Wimico Ter Parrish, FL	3.0	2.0	1504	$2,450	$1.63	17d	1	1.26mi
11522 84th Street Cir E #105 Parrish, FL	3.0	2.5	1588	$2,300	$1.45	24d	1	1.28mi
11523 84th Street Cir E #105 Parrish, FL	3.0	2.5	1588	$1,950	$1.23	4d	1	1.30mi
10749 Hidden Banks Gln Parrish, FL	5.0	3.0	2447	$2,549	$1.04	24d	1	1.34mi
8544 Canyon Creek Trl Parrish, FL	3.0	2.5	1822	$2,300	$1.26	12d	1	1.35mi
8522 Canyon Creek Trl Parrish, FL	3.0	2.5	1822	$2,000	$1.10	24d	1	1.36mi
10646 Hidden Banks Gln Parrish, FL	3.0	2.0	1504	$2,350	$1.56	17d	1	1.37mi
10935 Gentle Current Way Parrish, FL	5.0	3.0	2605	$3,900	$1.50	24d	1	1.40mi
8443 Canyon Creek Trl Parrish, FL	3.0	2.5	2178	$2,000	$0.92	24d	1	1.44mi
10225 Kalamazoo Pl Parrish, FL	4.0	2.5	2260	$2,789	$1.23	4d	1	1.44mi
10225 Kalamazoo Pl Unit NA Parrish, FL	4.0	2.5	2260	$2,689	$1.19	11d	1	1.44mi
8423 Canyon Creek Trl Parrish, FL	3.0	2.5	1823	$2,400	$1.32	24d	1	1.45mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 17 events

1. 2026-06-18
   days on market $339,990 Active 85 DOM
2. 2026-06-17
   days on market $339,990 Active 84 DOM
3. 2026-06-16
   days on market $339,990 Active 83 DOM
4. 2026-06-15
   days on market $339,990 Active 82 DOM
5. 2026-06-13
   days on market $339,990 Active 80 DOM
6. 2026-06-13
   days on market $339,990 Active 79 DOM
7. 2026-06-10
   days on market $339,990 Active 77 DOM
8. 2026-06-09
   days on market $339,990 Active 76 DOM
9. 2026-06-08
   days on market $339,990 Active 75 DOM
10. 2026-06-08
    days on market $339,990 Active 74 DOM
11. 2026-06-03
    days on market $339,990 Active 70 DOM
12. 2026-06-02
    pricedays on market $339,990 Active 69 DOM
13. 2026-06-01
    days on market $364,990 Active 68 DOM
14. 2026-05-31
    days on market $364,990 Active 67 DOM
15. 2026-05-06
    listed $364,990 Active 1181-char remark

    Show marketing remark (1181 chars)

    Welcome to the Cortez II, a beautifully designed single-family home in the Oakfield Trails community in Parrish, Florida. This 1,876-square-foot home features 4 bedrooms and 2.5 baths in a modern, open-concept layout. The kitchen includes a large island and walk-in pantry and flows seamlessly into the family room and dining area, which opens to the back lanai, an ideal setup for hosting or relaxing. Upstairs, the home offers versatility with 4 well-proportioned bedrooms. The primary suite includes a generous walk-in closet and a bathroom with dual vanities and a linen closet. A loft separates two of the secondary bedrooms from the primary suite, adding privacy and flexibility. A convenient laundry room and full bath with dual sinks enhance everyday functionality. Oakfield Trails offers walking trails, open green spaces, and The Harvest Club, a private gathering space designed for relaxation and connection. With easy access to I-75 and US-301, residents can enjoy Gulf Coast beaches, shopping, dining, and the best of Southwest Florida. The Cortez II blends modern living with community charm, creating a comfortable place to call home. Photos are from a similar home.

16. 2026-04-30
    price $364,990
17. 2026-03-25
    listed $399,990 Active

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,544 · $212/mo
• Projected year-2 tax: $2,822 · $235/mo
• Expected delta: +$278/yr (+$23/mo · 10.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $34,559
• − Mortgage interest: −$19,045
• − Property taxes: −$2,544
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,765
• − Management: −$2,765
• − HOA: −$900
• − Depreciation: −$9,891
• Taxable loss: −$5,050
• Est. tax savings @ 24.0%: +$1,212
• After-tax cash flow: $1,974/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

Price history

-8.8% since first listed

3 events — show timeline

• 2026-05-06 Listed $364,990 Zillow
• 2026-04-30 Price Changed $364,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Listed $399,990 Stellar MLS as Distributed by MLS Grid