10778 Eclipse St · Palmer Ranch, FL 34241

$369,534

3 bd · 2.5 ba · 1,558 sqft · Townhouse · 10 Days on market

Built 2026 Excellent condition $172/mo HOA · 5% of rent

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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 +12.1/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Condition / age +4.8/5.0
• 1% rule +4.1/10.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. What's Special: Pond View | No Rear Neighbors | Loft. New Construction - December Completion! Built by America's Most Trusted Home Builder. Welcome to the Marigold at 10778 Eclipse Street in The Towns at Skye Ranch! Welcome home to a bright and beautifully designed two-story floorplan that blends comfort and connection. The main level opens to a spacious great room that flows effortlessly into the kitchen with a central island, elegant quartz countertops, pantry, and included refrigerator, all overlooking a charming patio for easy indoor-outdoor living. A welcoming foyer, convenient half bath, and direct access to the garage complete the first floor with thoughtful every

Key facts

• Pond view
• Upgraded laminate
• No rear neighbors

Tags

• POND VIEW
• NO REAR NEIGHBORS
• GATED MASTER-PLANNED COMMUNITY
• UPGRADED LAMINATE
• UPGRADED CABINETS
• DEDICATED LAUNDRY AREA

Property features AI

Finance

• Other: Home warranty included
• Financial info: Other annual assessment: $2,210; Total annual fees: $2,064 (monthly $172); Lease restrictions apply
• HOA & community: Has HOA (Towns At Skye Ranch Homeowners Association, INC.); Monthly HOA fee of $172 (includes pool, escrow reserves fund, maintenance of grounds, other); Association amenities: basketball court, gated community, park, playground, pool, trails, community mailbox, dog park, sidewalks; Pets allowed with restrictions (breed restrictions, number limit)

Exterior

• Parking: Driveway; Attached garage with garage door opener (1-car)
• Security: Gated community
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone available; Sewer connected; Water connected; Underground utilities; Fire hydrant; Sprinkler recycled; Irrigation equipment
• Home design: Attached townhouse; Under construction (projected completion late 2026); Two levels; Faces east; Model: Marigold; Builder: Taylor Morrison
• Construction: Block construction; Shingle roof; Slab foundation; New construction
• Exterior features: Patio; Porch; Sliding doors; Storage; Corner lot; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Central heating; Central air
• Interior features: Open floorplan; Walk-in closets; Window treatments; Blinds
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet on the upper level; Inside utility; Storage

🏗️ 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 3-bed/2.5-bath townhouse listed at $370k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-83 ($-999/yr) — negative.
• To cash-flow at today's rent, offer at most $357k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $334k (9.5% below list).
• Recommended offer: $334k (9.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Sarasota (urban): math 63% / reading 63% proficiency, ranked #7 of 73 in FL (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lakeview Elementary School (math 73% / reading 74%, grade A, #260 of 2,144 statewide, top 13%, 691 students, 29% FRL); Sarasota Middle School (math 82% / reading 78%, grade A+, #21 of 571 statewide, top 4%, 1,278 students, 26% FRL); Riverview High School (math 61% / reading 65%, grade B-, #89 of 667 statewide, top 14%, 2,597 students, 35% FRL).
• Market conditions: Rents soft (-0.1%/yr); 566 active listings in the ZIP; high-income renter base; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 34% of the median local income ($116k/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 $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Sarasota County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $334,494 (9.5% 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. 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?
5. 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.
6. 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.
7. 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: 6.02%
• Cash-on-cash: -0.97%
• DSCR: 0.96
• GRM: 9.2

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: -21.5%
• Equity multiple: 0.28×
• Total profit: $-74,830
• Equity at exit: $55,099

10-year hold

• IRR: -25.4%
• Equity multiple: -0.06×
• Total profit: $-109,238
• Equity at exit: $31,951

Cash invested: $103,470 (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 34241

• Rents YoY: -0.1%
• Active inventory: 566
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,345 medium
• Mortgage (P&I): −$1,938
• Tax est. 1.5%: −$462 /mo · $5,543/yr
• Insurance: −$154
• HOA: −$172
• Vacancy / Maint / Mgmt: −$702
• Net cashflow: $-83

Break-even live

Break-even rent $3,450

Max offer price $357,486

Occupancy floor 97%

Sensitivity live

Price	-10% $172	-5% $44	+0% $-83	+5% $-211	+10% $-339
Rent	-10% $-348	-5% $-215	+0% $-83	+5% $49	+10% $181
Rate	-1.0pp $103	-0.5pp $11	base $-83	+0.5pp $-179	+1.0pp $-276

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: $92,384
• Closing costs: $11,086
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $172 · $2,064/yr

Listing history 8 events

1. 2026-06-21
   days on market $369,534 Active 10 DOM
2. 2026-06-18
   days on market $369,534 Active 7 DOM
3. 2026-06-17
   days on market $369,534 Active 6 DOM
4. 2026-06-16
   days on market $369,534 Active 5 DOM
5. 2026-06-15
   days on market $369,534 Active 4 DOM
6. 2026-06-13
   days on market $369,534 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $369,534 Active 1 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: $40,139
• − Mortgage interest: −$20,700
• − Property taxes: −$5,543
• − Insurance: −$1,848
• − Repairs & maintenance: −$3,211
• − Management: −$3,211
• − HOA: −$2,064
• − Depreciation: −$10,750
• Taxable loss: −$7,187
• Est. tax savings @ 24.0%: +$1,725
• After-tax cash flow: $726/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 · 13 photos

Excellent 95/100 None rehab

This townhouse is in excellent condition with no visible repairs needed. It offers a modern and well-maintained interior with a good curb appeal. Potential value-adding updates include painting the exterior, landscaping improvements, and smart home features.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Both Adding smart home features — Improves convenience and can increase both resale and rental value.
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can increase both resale and rental value.
• Both Adding a smart thermostat — Improves energy efficiency and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Adding smart home features — Improves convenience and can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can increase both resale and rental value. ↑
• Both Adding a smart thermostat — Improves energy efficiency and can increase both resale and rental value. ↑

ⓘ 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: Sarasota
• NCES district ID: 1201680
• Math proficiency: 63% ▼ -8.00%
• Reading proficiency: 63% ▼ -3.00%
• Median HH income: $51,167
• Composite: 53.68/100
• National rank: #1428
• State rank: #7 of 73 in FL

Livability — Palmer Ranch

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Sarasota County · 448,376 people
• City population: 22,808
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 16,408
• Household income: $116,412
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 69.0

Population outlook (Sarasota County) Hauer SSP2

• Today (2025): 452,380 people
• By 2030: 474,175 · +4.8%
• By 2040: 511,577 · +13.1%
• By 2050: 541,467 · +19.7%
• By 2075: 604,947 · +33.7%
• By 2100: 621,965 · +37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 7% Slovak 3% Scandinavian 2%
• Foreign-born: 10% · Canada, Dominican Republic
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 3% Russian/Polish/Slavic 2%

Political lean MEDSL · Sarasota

• 2024 margin: R (+18.2) · D 40.5% · R 58.7%
• 2008→2024 swing: -18.1pp toward R · 2008: -0.1pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+10.4 2016: R+11.6 2012: R+7.4 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -363.72%
• Current HPI: 278.3404
• Rent YoY: ▬ -0.05%
• 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

1 event — show timeline

• 2026-06-11 Listed $369,534 Stellar MLS as Distributed by MLS Grid