12331 Parsons Isle Ter · Palmetto, FL 34221

$332,790

5 bd · 2.5 ba · 2,217 sqft · SingleFamily · 47 Days on market

Built 2026 Good condition $150/sqft · 29% below area Est $466k · 29% 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).

• Cash flow +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Schools +4.5/10.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

This spacious two-story home boasts five bedrooms with room to spare. The first floor contains a breezy living room, dining room and kitchen in an open design. The spacious owner's suite is tucked away on the second floor, along with all the secondary bedrooms, just off the versatile loft space.

Key facts

• 2 garage spots
• Built 2026
• Listed 46 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $333k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $68 ($821/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 $308k (7.4% below list).
• Recommended offer: $308k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.0% in Palmetto — 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 72/100 on livability (#346 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute 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: James Tillman Elementary Magnet School (math 65% / reading 34%, grade D, #1,088 of 2,144 statewide, top 53%, 520 students, 74% FRL); Palmetto High School (math 22% / reading 36%, grade F, #456 of 667 statewide, top 68%, 2,100 students, 61% FRL) — zoned schools average 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 39% at this address vs 52% district-wide (-13 pts) — the specific schools serving this property underperform the Manatee average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-3.0%/yr); 1580 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 81d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• At $3,082/mo this rent would consume 48% of the median local household income ($78k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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 ($323k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $308,189 (7.4% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.93% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.74%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $466,389
• List price: $332,790
• Delta: -28.65%
• 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
11220 Fieldstone Dr	0.64mi	4/2.5 (-1)	2,260 (+2%)	10mo	$381,000	$169	54
11548 69th Pl E	0.51mi	4/3.0 (-1)	2,453 (+11%)	3mo	$452,490	$184	48
6438 Milestone Loop	0.70mi	4/2.5 (-1)	2,271 (+2%)	14mo	$412,000	$181	46
12747 Dockyard Trl	0.74mi	4/3.0 (-1)	2,394 (+8%)	0mo	$513,499	$214	45
12763 Dockyard Trl	0.73mi	4/3.0 (-1)	2,394 (+8%)	6mo	$453,079	$189	40
7144 119th Ct E	0.65mi	4/2.5 (-1)	2,480 (+12%)	8mo	$384,340	$155	38
6917 E 116th Ct	0.64mi	4/3.0 (-1)	2,453 (+11%)	12mo	$472,290	$193	35
6838 E 115th St	0.61mi	4/3.0 (-1)	2,453 (+11%)	15mo	$429,500	$175	34
5410 Orsello St	0.72mi	4/3.0 (-1)	2,465 (+11%)	11mo	$650,000	$264	32
11749 E 71st Ave	0.71mi	4/2.5 (-1)	2,480 (+12%)	14mo	$373,290	$151	31
11733 E 71st Ter	0.72mi	4/2.5 (-1)	2,480 (+12%)	15mo	$380,000	$153	29
11740 E 71st Ave	0.74mi	4/2.5 (-1)	2,480 (+12%)	14mo	$386,690	$156	29

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: -18.4%
• Equity multiple: 0.37×
• Total profit: $-58,514
• Equity at exit: $49,620

10-year hold

• IRR: -18.4%
• Equity multiple: 0.14×
• Total profit: $-79,893
• Equity at exit: $28,774

Cash invested: $93,181 (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: 82 active · 10 under contract
• Months of supply: 44.7 mo (2%/mo absorbed)
• Median asking: $367,795 ($168/sqft)
• Median days on market: 26 d
• This list price: 28% of active listings are priced below it
• ARV vs active asking: +25.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34221

• Rents YoY: -3.0%
• Active inventory: 1580
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,082 high
• Mortgage (P&I): −$1,745
• Tax est. 1.5%: −$416 /mo · $4,992/yr
• Insurance: −$139
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $68

Break-even live

Break-even rent $2,995

Max offer price $332,790

Occupancy floor 93%

Sensitivity live

Price	-10% $298	-5% $183	+0% $68	+5% $-47	+10% $-162
Rent	-10% $-175	-5% $-53	+0% $68	+5% $190	+10% $312
Rate	-1.0pp $236	-0.5pp $153	base $68	+0.5pp $-18	+1.0pp $-106

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: $83,198
• Closing costs: $9,984
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6431 Milestone Loop Palmetto, FL	4.0	2.5	2260	$2,695	$1.19	119d	1	0.67mi
6316 Milestone Loop Palmetto, FL	4.0	2.5	2271	$2,800	$1.23	119d	1	0.74mi
6305 Milestone Loop Palmetto, FL	4.0	2.5	2271	$2,749	$1.21	119d	1	0.76mi
6321 Milestone Loop Palmetto, FL	5.0	3.5	2505	$3,000	$1.20	7d	1	0.76mi
6321 Milestone Loop Palmetto, FL	5.0	3.5	2470	$3,000	$1.21	6d	1	0.76mi
6219 Springmont Loop Palmetto, FL	5.0	3.5	2574	$3,023	$1.17	80d	1	1.08mi
5511 Bungalow Grove Ct Palmetto, FL	4.0	2.0	1633	$2,700	$1.65	88d	1	1.42mi
8415 Abalone Loop Parrish, FL	4.0	3.0	2207	$2,699	$1.22	74d	1	1.43mi
8326 Abalone Loop Parrish, FL	4.0	3.0	2711	$3,650	$1.35	65d	1	1.43mi
8423 Abalone Loop Parrish, FL	5.0	3.0	2615	$2,799	$1.07	10d	1	1.43mi
11612 Armada Way Parrish, FL	4.0	2.0	2112	$3,400	$1.61	115d	1	1.46mi
8518 Abalone Loop Parrish, FL	5.0	3.0	2615	$2,699	$1.03	10d	1	1.50mi

Listing history 44 events

1. 2026-08-20
   days on market $332,790 Active 47 DOM
2. 2026-08-19
   days on market $332,790 Active 46 DOM
3. 2026-08-18
   days on market $332,790 Active 45 DOM
4. 2026-08-17
   days on market $332,790 Active 44 DOM
5. 2026-08-16
   days on market $332,790 Active 43 DOM
6. 2026-08-15
   days on market $332,790 Active 42 DOM
7. 2026-08-14
   days on market $332,790 Active 41 DOM
8. 2026-08-13
   days on market $332,790 Active 40 DOM
9. 2026-08-12
   days on market $332,790 Active 39 DOM
10. 2026-08-11
    days on market $332,790 Active 38 DOM
11. 2026-08-10
    days on market $332,790 Active 37 DOM
12. 2026-08-09
    pricedays on market $332,790 Active 36 DOM
13. 2026-08-08
    days on market $332,290 Active 35 DOM
14. 2026-08-07
    days on market $332,290 Active 34 DOM
15. 2026-08-06
    days on market $332,290 Active 33 DOM
16. 2026-08-05
    days on market $332,290 Active 32 DOM
17. 2026-08-04
    days on market $332,290 Active 31 DOM
18. 2026-08-03
    pricedays on market $332,290 Active 30 DOM
19. 2026-08-01
    price $331,190 Active 27 DOM
20. 2026-07-31
    pricedays on market $361,190 Active 27 DOM
21. 2026-07-16
    days on market $327,290 Active 26 DOM
22. 2026-07-15
    pricedays on market $327,290 Active 25 DOM
23. 2026-07-14
    price $325,690 Active 23 DOM
24. 2026-07-13
    days on market $325,590 Active 23 DOM
25. 2026-07-13
    pricedays on market $325,590 Active 22 DOM
26. 2026-07-11
    pricedays on market $325,490 Active 21 DOM
27. 2026-07-10
    days on market $325,390 Active 20 DOM
28. 2026-07-09
    pricedays on market $325,390 Active 19 DOM
29. 2026-07-07
    days on market $344,390 Active 17 DOM
30. 2026-07-06
    days on market $344,390 Active 16 DOM
31. 2026-07-05
    pricedays on market $344,390 Active 15 DOM
32. 2026-07-03
    days on market $344,140 Active 13 DOM
33. 2026-07-02
    days on market $344,140 Active 12 DOM
34. 2026-07-01
    price $344,140 Active 11 DOM
35. 2026-07-01
    days on market $344,040 Active 11 DOM
36. 2026-06-30
    days on market $344,040 Active 10 DOM
37. 2026-06-29
    days on market $344,040 Active 9 DOM
38. 2026-06-28
    days on market $344,040 Active 8 DOM
39. 2026-06-27
    days on market $344,040 Active 7 DOM
40. 2026-06-27
    days on market $344,040 Active 6 DOM
41. 2026-06-25
    days on market $344,040 Active 4 DOM
42. 2026-06-22
    days on market $344,040 Active 2 DOM
43. 2026-06-22
    remarks 296-char remark
44. 2026-06-22
    listed $344,040 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,983
• − Mortgage interest: −$18,641
• − Property taxes: −$4,992
• − Insurance: −$2,461
• − Repairs & maintenance: −$2,959
• − Management: −$2,959
• − Depreciation: −$9,681
• Taxable loss: −$4,710
• Est. tax savings @ 24.0%: +$1,131
• After-tax cash flow: $1,951/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

Good 80/100 Cosmetic rehab Est. rehab $11,085–$33,255 screening

This spacious two-story home is in good condition with minimal repairs needed. Painting the exterior and replacing carpets would significantly enhance its value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpets — Freshens interior and improves comfort ↑

ⓘ 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

B Composite livability gradescore 72/100

Livability — Palmetto

• Score: 72/100
• State rank: #346
• US rank: #5695

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Manatee County · 447,342 people
• City population: 33,319
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 56,208
• Household income: $77,712
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 10% 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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 22% Black 14% Two or more races 11%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada, Dominican Republic, Jamaica
• Languages at home: 81% English-only · Spanish 16% Other Indo-European 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: ▼ -383.53%
• Current HPI: 302.1458
• Rent YoY: ▼ -2.98%
• 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