9416 Azure Breeze Ave · Parrish, FL 34219

$307,990

4 bd · 2.5 ba · 1,870 sqft · SingleFamily · 6 Days on market

Built 2026 Good condition $165/sqft · 27% below area Est $421k · 27% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.6/10.0
• Schools +4.5/10.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• Livability +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

This spacious two-story home features a contemporary open floorplan among the kitchen, living room and dining room on the first floor, perfect for hosting guests. The second floor contains a versatile loft that can double as a media room, as well as all four bedrooms, including an expansive owner's suite with a lavish private bathroom.

Key facts

• Open floorplan
• Private bathroom
• Owner's suite

Tags

• OPEN FLOORPLAN
• VERSATILE LOFT
• MEDIA ROOM
• OWNER'S SUITE
• PRIVATE BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $308k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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 $281k (8.7% below list).
• Recommended offer: $281k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.7% in Parrish — 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: area grade C — 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: 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); 3218 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).

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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $281,047 (8.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.91% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $420,970
• List price: $307,990
• Delta: -26.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7715 108th Avenue Cir E	0.46mi	4/2.0	1,850 (-1%)	5mo	$350,000	$189	71
10920 E 79th St	0.71mi	3/2.5 (-1)	1,878 (+0%)	3mo	$365,000	$194	59
7746 108th Avenue Cir E	0.52mi	4/2.0	1,850 (-1%)	16mo	$325,000	$176	58
9810 Eventide Trl	0.75mi	4/2.0	1,808 (-3%)	1mo	$365,000	$202	57
7734 108th Avenue Cir E	0.50mi	3/2.0 (-1)	1,749 (-6%)	3mo	$415,000	$237	56
8086 Sunny Point Trl	0.53mi	4/2.5	2,103 (+12%)	0mo	$410,990	$195	54
9931 Johnson Oaks Gln	0.48mi	3/3.0 (-1)	2,131 (+14%)	2mo	$452,500	$212	46
8104 Sunny Point Trl	0.61mi	3/2.0 (-1)	1,657 (-11%)	1mo	$349,990	$211	45
8116 Sunny Point Trl	0.61mi	3/2.0 (-1)	1,657 (-11%)	2mo	$316,781	$191	44
10012 Zennia Ln	0.71mi	3/2.0 (-1)	1,815 (-3%)	14mo	$380,000	$209	43
9122 64th Ct E	0.73mi	3/2.0 (-1)	1,602 (-14%)	13mo	$375,000	$234	24
10123 Zennia Ln	0.71mi	3/2.0 (-1)	1,590 (-15%)	15mo	$355,592	$224	22

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: -17.7%
• Equity multiple: 0.39×
• Total profit: $-52,253
• Equity at exit: $45,922

10-year hold

• IRR: -16.9%
• Equity multiple: 0.19×
• Total profit: $-69,629
• Equity at exit: $26,629

Cash invested: $86,237 (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: 46 active · 32 under contract
• Months of supply: 10.2 mo (10%/mo absorbed)
• Median asking: $399,980 ($208/sqft)
• Median days on market: 135 d
• This list price: 2% of active listings are priced below it
• ARV vs active asking: +8.3% vs 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: 9.1×

Monthly cashflow live

• Estimated rent: $2,810 high
• Mortgage (P&I): −$1,615
• Tax est. 1.5%: −$385 /mo · $4,620/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $92

Break-even live

Break-even rent $2,694

Max offer price $307,990

Occupancy floor 92%

Sensitivity live

Price	-10% $305	-5% $198	+0% $92	+5% $-15	+10% $-121
Rent	-10% $-130	-5% $-19	+0% $92	+5% $203	+10% $314
Rate	-1.0pp $247	-0.5pp $170	base $92	+0.5pp $12	+1.0pp $-69

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: $76,998
• Closing costs: $9,240
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6122 100th Ave E Parrish, FL	3.0	2.0	1690	$2,395	$1.42	116d	1	0.76mi
10225 Daybreak Gln Parrish, FL	4.0	3.0	1978	$2,600	$1.31	144d	1	0.78mi
7719 110th Ave E Parrish, FL	3.0	2.0	1677	$2,246	$1.34	55d	1	0.79mi
7807 110th Ave E Parrish, FL	3.0	2.0	1489	$2,350	$1.58	10d	1	0.79mi
9104 63rd Ct E Parrish, FL	4.0	3.0	2353	$2,730	$1.16	144d	1	0.80mi
7822 110th Ave E Parrish, FL	4.0	3.0	2610	$3,200	$1.23	55d	1	0.83mi
9720 58th St E Parrish, FL	4.0	2.0	2164	$2,550	$1.18	45d	1	0.85mi
7906 110th Ave E Parrish, FL	3.0	2.0	1271	$1,969	$1.55	45d	1	0.87mi
8807 Waxwing Way Parrish, FL	3.0	2.0	1750	$2,500	$1.43	1d	1	0.87mi
8807 Waxwing Way Parrish, FL	3.0	2.0	1750	$2,500	$1.43	55d	1	0.87mi
10507 High Noon Trl Parrish, FL	3.0	2.0	1492	$2,499	$1.67	119d	1	0.94mi
5902 106th Ter E Parrish, FL	3.0	2.0	1823	$2,500	$1.37	26d	1	0.94mi
10855 Daybreak Gln Parrish, FL	3.0	2.0	1549	$2,050	$1.32	55d	1	0.96mi
10855 Daybreak Gln Parrish, FL	3.0	2.0	1549	$2,050	$1.32	10d	1	0.96mi
9924 59th St E Parrish, FL	4.0	2.0	2209	$2,396	$1.08	138d	1	0.96mi
9432 Bella Mar Trl Parrish, FL	4.0	2.5	2045	$2,699	$1.32	157d	1	0.97mi
10416 High Noon Trl Parrish, FL	3.0	2.0	1412	$2,200	$1.56	110d	1	1.00mi
9962 Last Light Gln Parrish, FL	4.0	2.0	1740	$2,495	$1.43	144d	1	1.01mi
5809 100th Ave E Parrish, FL	3.0	2.0	1814	$2,600	$1.43	10d	1	1.03mi
10112 Daybreak Gln Parrish, FL	3.0	2.0	1400	$2,500	$1.79	43d	1	1.03mi
8821 Clear View St Parrish, FL	4.0	2.0	1665	$2,600	$1.56	10d	1	1.05mi
10451 Ladybug Cv Parrish, FL	3.0	2.0	1365	$2,195	$1.61	10d	1	1.10mi
5525 106th Ave E Parrish, FL	4.0	2.0	1952	$2,511	$1.29	162d	1	1.12mi
10419 Ladybug Cv Parrish, FL	3.0	2.5	1826	$2,045	$1.12	0d	1	1.13mi
10013 Daybreak Gln Parrish, FL	3.0	2.0	1501	$2,500	$1.67	110d	1	1.13mi
10407 Ladybug Cv Parrish, FL	4.0	3.0	2260	$2,470	$1.09	110d	1	1.14mi
11230 82nd St E Parrish, FL	3.0	2.0	1758	$2,495	$1.42	157d	1	1.15mi
9706 Last Light Gln Parrish, FL	3.0	2.0	1932	$2,475	$1.28	55d	1	1.15mi
8541 Bella Mar Trl Parrish, FL	5.0	3.0	2389	$2,800	$1.17	133d	1	1.17mi
8541 Bella Mar Trl Parrish, FL	5.0	3.0	2389	$2,700	$1.13	108d	1	1.17mi
9010 Gulf Shore Ter Parrish, FL	4.0	2.0	1870	$2,495	$1.33	33d	1	1.18mi
10966 High Noon Trl Parrish, FL	3.0	2.0	1509	$2,600	$1.72	110d	1	1.19mi
5562 107th Ter E Parrish, FL	3.0	2.0	1443	$2,322	$1.61	29d	1	1.20mi
8712 Sunset Park Trl S Unit Na Parrish, FL	4.0	2.0	1936	$2,750	$1.42	55d	1	1.21mi
8712 Sunset Park Trl Parrish, FL	4.0	2.0	2100	$2,750	$1.31	36d	1	1.21mi
8505 Bella Mar Trl Parrish, FL	4.0	2.5	1870	$2,750	$1.47	157d	1	1.21mi
8505 Bella Mar Trl Parrish, FL	4.0	2.5	1970	$2,480	$1.26	10d	1	1.21mi
5524 107th Ter E Parrish, FL	4.0	3.0	1972	$2,900	$1.47	52d	1	1.26mi
5524 107th Ter E Parrish, FL	4.0	3.0	1972	$3,500	$1.77	110d	1	1.26mi
5508 105th Ter E Parrish, FL	3.0	2.0	1700	$2,300	$1.35	43d	1	1.27mi

Listing history 47 events

1. 2026-08-11
   days on market $307,990 Active 6 DOM
2. 2026-08-10
   days on market $307,990 Active 5 DOM
3. 2026-08-09
   days on market $307,990 Active 4 DOM
4. 2026-08-08
   days on market $307,990 Active 3 DOM
5. 2026-08-07
   days on market $307,990 Active 2 DOM
6. 2026-08-06
   remarks 337-char remark
7. 2026-08-06
   days on marketlisting id $307,990 Active 1 DOM
8. 2026-08-05
   days on market $307,990 Active 56 DOM
9. 2026-08-04
   days on market $307,990 Active 55 DOM
10. 2026-08-03
    days on market $307,990 Active 54 DOM
11. 2026-07-31
    days on market $307,990 Active 51 DOM
12. 2026-07-30
    days on market $307,990 Active 49 DOM
13. 2026-07-28
    days on market $307,990 Active 48 DOM
14. 2026-07-24
    days on market $307,990 Active 44 DOM
15. 2026-07-23
    days on market $307,990 Active 43 DOM
16. 2026-07-22
    days on market $307,990 Active 42 DOM
17. 2026-07-21
    days on market $307,990 Active 41 DOM
18. 2026-07-18
    days on market $307,990 Active 38 DOM
19. 2026-07-18
    days on market $307,990 Active 37 DOM
20. 2026-07-16
    days on market $307,990 Active 36 DOM
21. 2026-07-15
    pricedays on market $307,990 Active 35 DOM
22. 2026-07-13
    days on market $315,400 Active 33 DOM
23. 2026-07-13
    days on market $315,400 Active 32 DOM
24. 2026-07-11
    days on market $315,400 Active 31 DOM
25. 2026-07-10
    days on market $315,400 Active 30 DOM
26. 2026-07-09
    pricedays on market $315,400 Active 29 DOM
27. 2026-07-07
    days on market $334,400 Active 27 DOM
28. 2026-07-06
    days on market $334,400 Active 26 DOM
29. 2026-07-05
    days on market $334,400 Active 25 DOM
30. 2026-07-03
    days on market $334,400 Active 23 DOM
31. 2026-07-02
    days on market $334,400 Active 22 DOM
32. 2026-07-01
    days on market $334,400 Active 21 DOM
33. 2026-07-01
    price $334,400 Active 20 DOM
34. 2026-06-30
    days on market $332,900 Active 20 DOM
35. 2026-06-29
    days on market $332,900 Active 19 DOM
36. 2026-06-28
    days on market $332,900 Active 18 DOM
37. 2026-06-27
    days on market $332,900 Active 17 DOM
38. 2026-06-27
    days on market $332,900 Active 16 DOM
39. 2026-06-25
    days on market $332,900 Active 14 DOM
40. 2026-06-22
    days on market $332,900 Active 12 DOM
41. 2026-06-22
    days on market $332,900 Active 11 DOM
42. 2026-06-18
    days on market $332,900 Active 8 DOM
43. 2026-06-17
    days on market $332,900 Active 7 DOM
44. 2026-06-16
    days on market $332,900 Active 6 DOM
45. 2026-06-15
    days on market $332,900 Active 5 DOM
46. 2026-06-13
    days on market $332,900 Active 3 DOM
47. 2026-06-13
    listed $332,900 Active 2 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: $33,726
• − Mortgage interest: −$17,252
• − Property taxes: −$4,620
• − Insurance: −$1,540
• − Repairs & maintenance: −$2,698
• − Management: −$2,698
• − Depreciation: −$8,960
• Taxable loss: −$4,042
• Est. tax savings @ 24.0%: +$970
• After-tax cash flow: $2,072/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 · 14 photos

Good 80/100 Cosmetic rehab Est. rehab $9,350–$28,050 screening

This home is in good condition with modern finishes and a well-maintained exterior. It has potential for further value increases with exterior painting and interior updates.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpets with hardwood or tile — Improves aesthetics and is easier to clean ↑
• Both Install smart home features — Enhances convenience and marketability ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

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