10721 Monarch Wood Gln · Ruskin, FL 34219

$327,000

4 bd · 2.0 ba · 1,665 sqft · Land · 47 Days on market

Built 2026 5,078 sqft lot $223/mo HOA · 8% 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 +12.4/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A front porch welcomes to you into one-story all concrete block construction home. Designed to optimizes living space with an open concept kitchen that overlooks the versatile great room and large covered lanai. The well-appointed kitchen features an island with bar seating, oversized walk-in pantry and sleek stainless-steel appliances! Bedroom one is located behind the kitchen and has an ensuite bathroom with double vanity and spacious walk-in closet providing substantial storage space. A second bedroom and bath are located at the rear of the home. Just off the great room is the versatile fourth bedroom, perfect to meet your needs. Like all D. R. Horton homes, the Harper includes a Home is Connected smart home technology package which allows you to control your home with your smart device while near or away.

Key facts

• Natural playgrounds
• Pickleball courts
• Resort style pool

Tags

• SMART HOME AUTOMATION SYSTEM
• RESORT STYLE POOL
• SLIDE TOWER
• PICKLEBALL COURTS
• TENNIS COURTS
• NATURAL PLAYGROUNDS

Property features AI

Finance

• Other: Home warranty included; Living area (builder): 1,665 sq ft; total building area: 2,202 sq ft; Lot about 0.11 acres (approx. 472 m²)
• Financial info: CDD present; Lease restrictions apply
• HOA & community: HOA managed by First Service Residential; Monthly HOA fee $223; HOA fee includes maintenance of grounds and pool; Community amenities: fitness center, gated entry, park, playground, pool, recreation facilities; Association approval required; Pets allowed

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single family residence; One story; New construction (projected completion July 17, 2026); North-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Builder: D.R. Horton; Builder model: Harper; Permit number COBLD2508-4588; Builder license CBC1259187; Built as new construction
• Exterior features: Hurricane shutters; Sliding doors; Paved road access; Irrigation equipment

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Kitchen/family room combo; Living room/dining room combo; Open floorplan
• Laundry & utility: Laundry room; Washer; Dryer

🏗️ 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/2.0-bath land listed at $327k.

Deal economics

• At list price, monthly cash flow is $-56 ($-672/yr) — negative.
• To cash-flow at today's rent, offer at most $317k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (13.7% below list).
• Recommended offer: $282k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 20 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 $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 47 days — a 3% lower offer ($317k) 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 $282,293 (13.7% 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 47 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.86% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 9.7

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: -21.0%
• Equity multiple: 0.29×
• Total profit: $-64,767
• Equity at exit: $48,757

10-year hold

• IRR: -23.4%
• Equity multiple: -0.01×
• Total profit: $-92,721
• Equity at exit: $28,273

Cash invested: $91,560 (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: $2,823 high
• Mortgage (P&I): −$1,715
• Tax from tax record: −$212 /mo · $2,544/yr
• Insurance: −$136
• HOA: −$223
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $-56

Break-even live

Break-even rent $2,894

Max offer price $317,113

Occupancy floor 97%

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: $81,750
• Closing costs: $9,810
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	10d	1	0.26mi
10416 High Noon Trl Parrish, FL	3.0	2.0	1412	$2,400	$1.70	3d	1	0.65mi
9962 Last Light Gln Parrish, FL	4.0	2.0	1740	$2,495	$1.43	3d	1	0.68mi
11454 Gallatin Trl Parrish, FL	4.0	2.0	1635	$2,575	$1.57	16d	1	0.79mi
11512 Gallatin Trl Parrish, FL	4.0	2.5	1929	$3,300	$1.71	24d	1	0.82mi
10225 Daybreak Gln Parrish, FL	4.0	3.0	1978	$2,600	$1.31	3d	1	0.85mi
11880 Little River Way Parrish, FL	4.0	2.0	1635	$2,650	$1.62	24d	1	0.95mi
11884 Little River Way Parrish, FL	3.0	2.5	2142	$3,250	$1.52	16d	1	0.96mi
11230 82nd St E Parrish, FL	3.0	2.0	1758	$2,495	$1.42	16d	1	1.08mi
9009 Moccasin Wallow Rd Parrish, FL	3.0–4.0	2.5	1581	$2,304	$1.46	2d	32	1.10mi
11567 84th Street Cir E #105 Parrish, FL	3.0	2.5	1420	$1,999	$1.41	3d	1	1.17mi
11522 84th Street Cir E #105 Parrish, FL	3.0	2.5	1588	$2,300	$1.45	24d	1	1.26mi
11523 84th Street Cir E #105 Parrish, FL	3.0	2.5	1588	$1,950	$1.23	3d	1	1.26mi
8544 Canyon Creek Trl Parrish, FL	3.0	2.5	1822	$2,300	$1.26	12d	1	1.34mi
8522 Canyon Creek Trl Parrish, FL	3.0	2.5	1822	$2,000	$1.10	24d	1	1.36mi
9928 Wimico Ter Parrish, FL	3.0	2.0	1504	$2,450	$1.63	16d	1	1.38mi
9432 Bella Mar Trl Parrish, FL	4.0	2.5	2045	$2,699	$1.32	16d	1	1.39mi
8443 Canyon Creek Trl Parrish, FL	3.0	2.5	2178	$2,000	$0.92	24d	1	1.43mi
8505 Bella Mar Trl Parrish, FL	4.0	2.5	1870	$2,750	$1.47	16d	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: $223 · $2,676/yr

Listing history 11 events

1. 2026-06-01
   statusdays on market $327,000 Pending 47 DOM
2. 2026-05-31
   days on market $327,000 Active 46 DOM
3. 2026-05-21
   price $329,000 820-char remark

   Show marketing remark (820 chars)

   A front porch welcomes to you into one-story all concrete block construction home. Designed to optimizes living space with an open concept kitchen that overlooks the versatile great room and large covered lanai. The well-appointed kitchen features an island with bar seating, oversized walk-in pantry and sleek stainless-steel appliances! Bedroom one is located behind the kitchen and has an ensuite bathroom with double vanity and spacious walk-in closet providing substantial storage space. A second bedroom and bath are located at the rear of the home. Just off the great room is the versatile fourth bedroom, perfect to meet your needs. Like all D. R. Horton homes, the Harper includes a Home is Connected smart home technology package which allows you to control your home with your smart device while near or away.

4. 2026-05-20
   price $329,000
5. 2026-05-06
   price $330,990

   Show marketing remark (820 chars)

   A front porch welcomes to you into one-story all concrete block construction home. Designed to optimizes living space with an open concept kitchen that overlooks the versatile great room and large covered lanai. The well-appointed kitchen features an island with bar seating, oversized walk-in pantry and sleek stainless-steel appliances! Bedroom one is located behind the kitchen and has an ensuite bathroom with double vanity and spacious walk-in closet providing substantial storage space. A second bedroom and bath are located at the rear of the home. Just off the great room is the versatile fourth bedroom, perfect to meet your needs. Like all D. R. Horton homes, the Harper includes a Home is Connected smart home technology package which allows you to control your home with your smart device while near or away.

6. 2026-05-06
   price $330,990 820-char remark

   Show marketing remark (820 chars)

   A front porch welcomes to you into one-story all concrete block construction home. Designed to optimizes living space with an open concept kitchen that overlooks the versatile great room and large covered lanai. The well-appointed kitchen features an island with bar seating, oversized walk-in pantry and sleek stainless-steel appliances! Bedroom one is located behind the kitchen and has an ensuite bathroom with double vanity and spacious walk-in closet providing substantial storage space. A second bedroom and bath are located at the rear of the home. Just off the great room is the versatile fourth bedroom, perfect to meet your needs. Like all D. R. Horton homes, the Harper includes a Home is Connected smart home technology package which allows you to control your home with your smart device while near or away.

7. 2026-05-05
   price $317,000 820-char remark

   Show marketing remark (820 chars)

   A front porch welcomes to you into one-story all concrete block construction home. Designed to optimizes living space with an open concept kitchen that overlooks the versatile great room and large covered lanai. The well-appointed kitchen features an island with bar seating, oversized walk-in pantry and sleek stainless-steel appliances! Bedroom one is located behind the kitchen and has an ensuite bathroom with double vanity and spacious walk-in closet providing substantial storage space. A second bedroom and bath are located at the rear of the home. Just off the great room is the versatile fourth bedroom, perfect to meet your needs. Like all D. R. Horton homes, the Harper includes a Home is Connected smart home technology package which allows you to control your home with your smart device while near or away.

8. 2026-05-01
   price $337,000 820-char remark

   Show marketing remark (820 chars)

   A front porch welcomes to you into one-story all concrete block construction home. Designed to optimizes living space with an open concept kitchen that overlooks the versatile great room and large covered lanai. The well-appointed kitchen features an island with bar seating, oversized walk-in pantry and sleek stainless-steel appliances! Bedroom one is located behind the kitchen and has an ensuite bathroom with double vanity and spacious walk-in closet providing substantial storage space. A second bedroom and bath are located at the rear of the home. Just off the great room is the versatile fourth bedroom, perfect to meet your needs. Like all D. R. Horton homes, the Harper includes a Home is Connected smart home technology package which allows you to control your home with your smart device while near or away.

9. 2026-04-29
   price $337,000
10. 2026-04-16
    listed $339,000 Active 820-char remark

    Show marketing remark (820 chars)

    A front porch welcomes to you into one-story all concrete block construction home. Designed to optimizes living space with an open concept kitchen that overlooks the versatile great room and large covered lanai. The well-appointed kitchen features an island with bar seating, oversized walk-in pantry and sleek stainless-steel appliances! Bedroom one is located behind the kitchen and has an ensuite bathroom with double vanity and spacious walk-in closet providing substantial storage space. A second bedroom and bath are located at the rear of the home. Just off the great room is the versatile fourth bedroom, perfect to meet your needs. Like all D. R. Horton homes, the Harper includes a Home is Connected smart home technology package which allows you to control your home with your smart device while near or away.

11. 2026-04-15
    listed $339,000 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: $2,714 · $226/mo
• Expected delta: +$170/yr (+$14/mo · 6.7%)

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

Taxation est. · year 1

• Rental income: $33,875
• − Mortgage interest: −$18,317
• − Property taxes: −$2,544
• − Insurance: −$1,635
• − Repairs & maintenance: −$2,710
• − Management: −$2,710
• − HOA: −$2,676
• − Depreciation: −$9,513
• Taxable loss: −$6,230
• Est. tax savings @ 24.0%: +$1,495
• After-tax cash flow: $824/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

-2.9% since first listed

9 events — show timeline

• 2026-05-21 Price Changed $329,000 Zillow
• 2026-05-20 Price Changed $329,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $330,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $330,990 Zillow
• 2026-05-05 Price Changed $317,000 Zillow
• 2026-05-01 Price Changed $337,000 Zillow
• 2026-04-29 Price Changed $337,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Listed $339,000 Zillow
• 2026-04-15 Listed $339,000 Stellar MLS as Distributed by MLS Grid