10924 Rabbit Grove Trl · Ruskin, FL 34219

$354,000

4 bd · 2.0 ba · 1,828 sqft · Land · 63 Days on market

Built 2026 6,255 sqft lot $223/mo HOA · 8% of rent ↓ 3% since listing

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Why this score? — see what drove the F 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 +7.8/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This all concrete block constructed, one-story layout optimizes living space with an open concept kitchen overlooking the living area, dining room, and the outdoor covered lanai. The well-appointed kitchen comes with all appliances, including refrigerator, built-in dishwasher, electric range, and microwave. Bedroom 1, located at the back of the home for privacy, includes Bathroom 1. Two additional bedrooms share the second bathroom. The third bedroom is located near the laundry room, which is equipped with included washer and dryer. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation.

Key facts

• Natural playgrounds
• Pickleball courts
• Tennis courts

Tags

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

Property features AI

Finance

• Other: Pets allowed
• Financial info: Other annual assessment: $3,130; Monthly HOA amount: $223 (total monthly fees listed as $223; total annual fees $2,676); Lease restrictions apply
• HOA & community: Legacy Preserve Homeowner’s Association (monthly fee $223); Association approval required; HOA includes pool and recreational facilities; Community amenities: basketball court, fitness center, gated community, maintenance, pickleball courts, recreation facilities, tennis courts, community mailbox, golf carts allowed, pool

Exterior

• Parking: Attached 2-car garage (20 x 20) with garage door opener; Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence; Under construction (projected completion July 17, 2026); One story; Faces west; New construction; Zoned PD MU
• Construction: Concrete construction; Shingle roof; Slab foundation; Builder: D R Horton; Model: Cali; Builder license CBC039052; Permit number COBLD2509-0322
• Exterior features: Covered patio/porch; Hurricane shutters; Irrigation equipment; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High ceilings; Thermostat; Blinds; Smoke detector(s)
• 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 $354k.

Deal economics

• At list price, monthly cash flow is $-392 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (18.6% below list).
• Recommended offer: $288k (18.6% below list) — sets the bar for 1% rule.

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: Virgil Mills Elementary School (math 69% / reading 65%, grade B+, #450 of 2,144 statewide, top 22%, 818 students, 43% FRL); Parrish Community High School (math 47% / reading 57%, grade D+, #160 of 667 statewide, top 25%, 2,017 students, 32% FRL).
• Market conditions: Rents soft (-0.9%/yr); 2170 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 30% of the median local income ($114k/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 $2k of loan paydown is wiped out by about $11k 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 63 days — a 6% lower offer ($333k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $288,244 (18.6% 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 63 days. Have you received any prior offers? Is the seller open to a 19% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.75%
• DSCR: 0.79
• GRM: 10.2

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: -28.1%
• Equity multiple: 0.09×
• Total profit: $-90,615
• Equity at exit: $52,783

10-year hold

• IRR: -46.1%
• Equity multiple: -0.44×
• Total profit: $-142,990
• Equity at exit: $30,607

Cash invested: $99,120 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,882 high
• Mortgage (P&I): −$1,856
• Tax est. 1.5%: −$442 /mo · $5,310/yr
• Insurance: −$148
• HOA: −$223
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $-392

Break-even live

Break-even rent $3,379

Max offer price $297,235

Occupancy floor —

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: $88,500
• Closing costs: $10,620
• Reserves months: —
• Total cash needed: —

Rent comps 26 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	0.57mi
11454 Gallatin Trl Parrish, FL	4.0	2.0	1635	$2,575	$1.57	16d	1	0.63mi
9544 Sandy Bluffs Cir Parrish, FL	5.0	3.0	2557	$2,950	$1.15	3d	1	0.66mi
11512 Gallatin Trl Parrish, FL	4.0	2.5	1929	$3,300	$1.71	23d	1	0.66mi
11880 Little River Way Parrish, FL	4.0	2.0	1635	$2,650	$1.62	23d	1	0.82mi
11884 Little River Way Parrish, FL	3.0	2.5	2142	$3,250	$1.52	16d	1	0.82mi
10416 High Noon Trl Parrish, FL	3.0	2.0	1412	$2,400	$1.70	3d	1	0.93mi
9962 Last Light Gln Parrish, FL	4.0	2.0	1740	$2,495	$1.43	3d	1	1.00mi
9928 Wimico Ter Parrish, FL	3.0	2.0	1504	$2,450	$1.63	16d	1	1.14mi
10225 Daybreak Gln Parrish, FL	4.0	3.0	1978	$2,600	$1.31	3d	1	1.14mi
11567 84th Street Cir E #105 Parrish, FL	3.0	2.5	1420	$1,999	$1.41	3d	1	1.18mi
11230 82nd St E Parrish, FL	3.0	2.0	1758	$2,495	$1.42	16d	1	1.21mi
11522 84th Street Cir E #105 Parrish, FL	3.0	2.5	1588	$2,300	$1.45	23d	1	1.27mi
11523 84th Street Cir E #105 Parrish, FL	3.0	2.5	1588	$1,950	$1.23	3d	1	1.29mi
10749 Hidden Banks Gln Parrish, FL	5.0	3.0	2447	$2,549	$1.04	23d	1	1.30mi
10225 Kalamazoo Pl Parrish, FL	4.0	2.5	2260	$2,789	$1.23	3d	1	1.32mi
10225 Kalamazoo Pl Unit NA Parrish, FL	4.0	2.5	2260	$2,689	$1.19	10d	1	1.32mi
10646 Hidden Banks Gln Parrish, FL	3.0	2.0	1504	$2,350	$1.56	16d	1	1.32mi
8544 Canyon Creek Trl Parrish, FL	3.0	2.5	1822	$2,300	$1.26	11d	1	1.33mi
10935 Gentle Current Way Parrish, FL	5.0	3.0	2605	$3,900	$1.50	23d	1	1.33mi
8522 Canyon Creek Trl Parrish, FL	3.0	2.5	1822	$2,000	$1.10	23d	1	1.34mi
9009 Moccasin Wallow Rd Parrish, FL	3.0–4.0	2.5	1581	$2,304	$1.46	1d	32	1.40mi
8443 Canyon Creek Trl Parrish, FL	3.0	2.5	2178	$2,000	$0.92	23d	1	1.41mi
8423 Canyon Creek Trl Parrish, FL	3.0	2.5	1823	$2,400	$1.32	23d	1	1.42mi
12067 Kingsley Trl Parrish, FL	4.0	2.5	2045	$2,495	$1.22	3d	1	1.44mi
10048 Big Marsh Ter Parrish, FL	3.0	2.0	2034	$2,825	$1.39	23d	1	1.50mi

HOA detail

• Monthly dues: $223 · $2,676/yr
• Likely covers: electric

Listing history 21 events

1. 2026-06-18
   days on market $354,000 Active 63 DOM
2. 2026-06-17
   price $354,000 Active 62 DOM
3. 2026-06-17
   days on market $357,000 Active 62 DOM
4. 2026-06-16
   days on market $357,000 Active 61 DOM
5. 2026-06-15
   days on market $357,000 Active 60 DOM
6. 2026-06-13
   days on market $357,000 Active 58 DOM
7. 2026-06-13
   pricedays on market $357,000 Active 57 DOM
8. 2026-06-10
   days on market $359,000 Active 55 DOM
9. 2026-06-09
   days on market $359,000 Active 54 DOM
10. 2026-06-08
    days on market $359,000 Active 53 DOM
11. 2026-06-08
    pricedays on market $359,000 Active 52 DOM
12. 2026-06-03
    days on market $362,000 Active 48 DOM
13. 2026-06-02
    days on market $362,000 Active 47 DOM
14. 2026-06-01
    days on market $362,000 Active 46 DOM
15. 2026-05-31
    days on market $362,000 Active 45 DOM
16. 2026-05-21
    price $364,000 845-char remark

    Show marketing remark (845 chars)

    This all concrete block constructed, one-story layout optimizes living space with an open concept kitchen overlooking the living area, dining room, and the outdoor covered lanai. The well-appointed kitchen comes with all appliances, including refrigerator, built-in dishwasher, electric range, and microwave. Bedroom 1, located at the back of the home for privacy, includes Bathroom 1. Two additional bedrooms share the second bathroom. The third bedroom is located near the laundry room, which is equipped with included washer and dryer. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation.

17. 2026-05-20
    price $364,000
18. 2026-05-06
    price $365,990

    Show marketing remark (845 chars)

    This all concrete block constructed, one-story layout optimizes living space with an open concept kitchen overlooking the living area, dining room, and the outdoor covered lanai. The well-appointed kitchen comes with all appliances, including refrigerator, built-in dishwasher, electric range, and microwave. Bedroom 1, located at the back of the home for privacy, includes Bathroom 1. Two additional bedrooms share the second bathroom. The third bedroom is located near the laundry room, which is equipped with included washer and dryer. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation.

19. 2026-05-06
    price $365,990 845-char remark

    Show marketing remark (845 chars)

    This all concrete block constructed, one-story layout optimizes living space with an open concept kitchen overlooking the living area, dining room, and the outdoor covered lanai. The well-appointed kitchen comes with all appliances, including refrigerator, built-in dishwasher, electric range, and microwave. Bedroom 1, located at the back of the home for privacy, includes Bathroom 1. Two additional bedrooms share the second bathroom. The third bedroom is located near the laundry room, which is equipped with included washer and dryer. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation.

20. 2026-04-17
    listed $374,000 Active 845-char remark

    Show marketing remark (845 chars)

    This all concrete block constructed, one-story layout optimizes living space with an open concept kitchen overlooking the living area, dining room, and the outdoor covered lanai. The well-appointed kitchen comes with all appliances, including refrigerator, built-in dishwasher, electric range, and microwave. Bedroom 1, located at the back of the home for privacy, includes Bathroom 1. Two additional bedrooms share the second bathroom. The third bedroom is located near the laundry room, which is equipped with included washer and dryer. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation.

21. 2026-04-16
    listed $374,000 Active

ⓘ 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: $34,589
• − Mortgage interest: −$19,830
• − Property taxes: −$5,310
• − Insurance: −$1,770
• − Repairs & maintenance: −$2,767
• − Management: −$2,767
• − HOA: −$2,676
• − Depreciation: −$10,298
• Taxable loss: −$10,829
• Est. tax savings @ 24.0%: +$2,599
• After-tax cash flow: $-2,109/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

-2.7% since first listed

6 events — show timeline

• 2026-05-21 Price Changed $364,000 Zillow
• 2026-05-20 Price Changed $364,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $365,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $365,990 Zillow
• 2026-04-17 Listed $374,000 Zillow
• 2026-04-16 Listed $374,000 Stellar MLS as Distributed by MLS Grid