10484 Curving Creek Loop · Ruskin, FL 34219

$319,990

3 bd · 2.0 ba · 1,522 sqft · SingleFamily · 15 Days on market

Built 2026 Excellent condition 4,800 sqft lot $71/mo HOA · 3% of rent ↓ 3% 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 +11.5/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.4/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

Key facts

• 4,800 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Home warranty included
• Financial info: Other annual assessment amount noted; Lease restrictions apply
• HOA & community: HOA managed by First Service Residential; Monthly HOA approximately $71.33 (total monthly fees shown); Quarterly association fee listed ($214); Community amenities include pool and playground; Community features also include sidewalks, street lights, and deed restrictions; Pets allowed

Exterior

• Parking: Driveway; Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Cable available; BB/HS internet available; Phone available; Fire hydrant nearby; Underground utilities; Water available
• Home design: Single family residence; One story; Under construction (projected completion June 30, 2026); East-facing
• Construction: Brick and stucco construction; Shingle roof; Slab foundation; New construction; Builder: Starlight Homes (model: Athena)
• Exterior features: Patio; Outdoor lighting; Sidewalks; Sprinkler system (metered); Trees and landscaped grounds; Conservation area

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Stone counters
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High ceilings; Open floor plan; Stone counters; Thermostat; Walk-in closets; Blinds and shutters on windows; Smoke detector(s)
• Laundry & utility: Washer and dryer included; Laundry closet located on upper level; Electric water heater

🏗️ New construction. The $319,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $319,620.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (14.1% below list).
• Recommended offer: $275k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $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 15 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 2 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 $274,948 (14.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.86% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.44%
• DSCR: 0.94
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $319,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10468 Curving Creek Loop	0.03mi	3/2.0	1,522 (0%)	1mo	$319,990	$210	98
10515 Curving Creek Loop	0.04mi	3/2.0	1,366 (-10%)	1mo	$306,990	$225	81
10473 Curving Creek Loop	0.03mi	3/2.0	1,366 (-10%)	2mo	$279,990	$205	80
10464 Curving Creek Loop	0.04mi	3/2.0	1,366 (-10%)	3mo	$309,959	$227	79
12431 Hopscotch Ave	0.50mi	4/2.0 (+1)	1,498 (-2%)	2mo	$312,000	$208	68
10724 Gentle Current Way	0.53mi	4/2.0 (+1)	1,498 (-2%)	1mo	$322,000	$215	67
12420 Hopscotch Ave	0.54mi	4/2.0 (+1)	1,498 (-2%)	1mo	$330,000	$220	66
10628 Hidden Banks Gln	0.67mi	3/2.0	1,504 (-1%)	3mo	$323,750	$215	64
10631 Hidden Banks Gln	0.70mi	3/2.0	1,504 (-1%)	2mo	$306,000	$203	64
10643 Hidden Banks Gln	0.71mi	3/2.0	1,504 (-1%)	3mo	$311,480	$207	63
10908 Curving Creek Loop	0.44mi	3/2.0	1,675 (+10%)	1mo	$329,990	$197	62
9138 Dalera Cv	0.73mi	4/2.0 (+1)	1,607 (+6%)	3mo	$325,000	$202	49

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: -22.2%
• Equity multiple: 0.26×
• Total profit: $-66,626
• Equity at exit: $47,656

10-year hold

• IRR: -26.5%
• Equity multiple: -0.09×
• Total profit: $-97,646
• Equity at exit: $27,635

Cash invested: $89,494 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,749 medium
• Mortgage (P&I): −$1,676
• Tax est. 1.5%: −$400 /mo · $4,794/yr
• Insurance: −$133
• HOA: −$71
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $-108

Break-even live

Break-even rent $2,886

Max offer price $304,031

Occupancy floor 99%

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: $79,905
• Closing costs: $9,589
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10473 Curving Creek Loop Parrish, FL	3.0	2.0	1366	$2,500	$1.83	14d	1	0.05mi
10826 Sapphire Breeze Cv Palmetto, FL	4.0	2.0	1850	$2,500	$1.35	3d	1	0.48mi
10646 Hidden Banks Gln Parrish, FL	3.0	2.0	1504	$2,350	$1.56	16d	1	0.73mi

HOA detail

• Monthly dues: $71 · $852/yr

Listing history 3 events

1. 2026-05-14
   price $319,990 510-char remark

   Show marketing remark (510 chars)

   Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

2. 2026-05-14
   listed $319,990 Active

   Show marketing remark (510 chars)

   Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

3. 2026-05-10
   listed $329,990 Active 510-char remark

   Show marketing remark (510 chars)

   Enter through the front porch into a foyer with two bedrooms and a full bath located near the front of the home. The laundry room and coat closet are also accessible from this hallway. At the center of the home, the kitchen opens to the dining area and great room, creating a spacious main living space. Toward the back, the primary bedroom features a walk-in closet and a primary bath. A patio is accessible through the great room, and the two-car garage connects to the home through a hallway near the foyer.

ⓘ 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: $32,994
• − Mortgage interest: −$17,904
• − Property taxes: −$4,794
• − Insurance: −$1,598
• − Repairs & maintenance: −$2,640
• − Management: −$2,640
• − HOA: −$852
• − Depreciation: −$9,298
• Taxable loss: −$6,731
• Est. tax savings @ 24.0%: +$1,616
• After-tax cash flow: $323/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 · 3 photos

Excellent 100/100 None rehab

This under-construction home is in excellent condition with a modern floor plan and high-end finishes. It is perfect for modern living and entertaining and will be move-in ready upon completion.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Painting exterior and interior — Fresh paint can make the home more appealing and increase its value.
• Both Add smart home features — Modernizes the home and adds value for both resale and rental.
• Both Install energy-efficient windows — Reduces energy costs and enhances the home's curb appeal.
• Both Add a smart thermostat — Saves energy and adds a modern touch to the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior and interior — Fresh paint can make the home more appealing and increase its value. ↑
• Both Add smart home features — Modernizes the home and adds value for both resale and rental. ↑
• Both Install energy-efficient windows — Reduces energy costs and enhances the home's curb appeal. ↑
• Both Add a smart thermostat — Saves energy and adds a modern touch to the home. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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: 14,819
• 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

-3.0% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $319,990 Zillow
• 2026-05-14 Listed $319,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-10 Listed $329,990 Zillow