Vento Plan · Palmetto, FL 34221

$366,999

3 bd · 2.0 ba · 1,709 sqft · SingleFamily · 246 Days on market

Good condition 2-car garage $526/mo HOA · 18% of rent

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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).

• ARV discount +7.5/15.0
• Cash flow +4.8/30.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 1% rule +2.3/10.0
• Rent growth +1.8/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Escape the ordinary in the Vento floor plan. This 1-story home with a stunning tile roof features 3 bedrooms, 2 bathrooms, a 2-car garage and 1,709 square feet. Head through the porch and into the foyer to be swept into an open-concept oasis-a great room flows into a kitchen, dining area and gorgeous lanai. You'll love spending serene nights at home in this beautiful spot! Nestled away is a private primary suite, complete with a spa-inspired bathroom and walk-in closet. Options with the Vento plan include: - Outdoor kitchen - Gourmet kitchen - And more! When you live at Esplanade, it's like you're on vacation every day.

Key facts

• Gourmet kitchen
• Outdoor kitchen
• 2 garage spots

Tags

• PRIVATE PRIMARY SUITE
• SPA-INSPIRED BATHROOM
• OUTDOOR KITCHEN
• GOURMET KITCHEN
• RESORT-STYLE AMENITIES

🏗️ New construction. The $366,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $406,690.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $367k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-992 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (28.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (19.1% below list).
• Recommended offer: $263k (28.3% below list) — sets the bar for cash-flow.

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); 1708 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 119d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $2,967/mo this rent would consume 46% 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 $3k of loan paydown is wiped out by about $12k 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 246 days — a 12% lower offer ($323k) is reasonable based on typical stale-listing flexibility.

Recommended offer $263,095 (28.3% 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 246 days. Have you received any prior offers? Is the seller open to a 28% 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. 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?
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: 0.73% ✗
• Cap rate: 3.36%
• Cash-on-cash: -10.46%
• DSCR: 0.53
• GRM: 11.4

CMA / ARV

• ARV (median comp): $406,690
• List price: $366,999
• Delta: -9.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13709 Iona Ave	0.10mi	3/2.0	1,843 (+8%)	5mo	$520,000	$282	78
7808 Caspian St	0.23mi	2/2.0 (-1)	1,778 (+4%)	4mo	$389,999	$219	75
7735 Caspian St	0.19mi	2/2.0 (-1)	1,778 (+4%)	9mo	$390,000	$219	72
7821 Coral Sea Ln	0.01mi	2/2.5 (-1)	1,838 (+8%)	11mo	$582,000	$317	70
7731 Caspian St	0.18mi	2/2.5 (-1)	1,838 (+8%)	2mo	$526,999	$287	70
7723 Caspian St	0.19mi	3/2.5	1,838 (+8%)	11mo	$494,000	$269	68
7820 Caspian St	0.23mi	2/2.5 (-1)	1,838 (+8%)	3mo	$399,999	$218	67
12809 Dockyard Trl	0.73mi	3/2.0	1,768 (+4%)	8mo	$399,000	$226	53
8932 Killbarry Ln	0.68mi	3/2.5	1,853 (+8%)	11mo	$350,000	$189	42

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: -39.3%
• Equity multiple: -0.21×
• Total profit: $-137,433
• Equity at exit: $60,639

10-year hold

• IRR: -90.0%
• Equity multiple: -1.05×
• Total profit: $-233,171
• Equity at exit: $35,163

Cash invested: $113,873 (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: 48 active · 34 under contract
• Months of supply: 12.5 mo (8%/mo absorbed)
• Median asking: $399,000 ($220/sqft)
• Median days on market: 221 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: +8.4% vs 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: 1708
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,967 high
• Mortgage (P&I): −$2,133
• Tax est. 1.5%: −$508 /mo · $6,100/yr
• Insurance: −$169
• HOA: −$526
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $-992

Break-even live

Break-even rent $4,223

Max offer price $263,095

Occupancy floor —

Sensitivity live

Price	-10% $-711	-5% $-852	+0% $-992	+5% $-1,133	+10% $-1,273
Rent	-10% $-1,227	-5% $-1,110	+0% $-992	+5% $-875	+10% $-758
Rate	-1.0pp $-788	-0.5pp $-889	base $-992	+0.5pp $-1,098	+1.0pp $-1,205

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: $101,673
• Closing costs: $12,201
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11905 71st Pl E Palmetto, FL	3.0	2.5	2197	$2,850	$1.30	119d	1	1.28mi
7518 117th Ln E Palmetto, FL	3.0	3.0	2156	$3,100	$1.44	164d	1	1.34mi
7518 117th Ln E Palmetto, FL	3.0	3.0	2156	$4,000	$1.86	0d	1	1.34mi
11875 Armada Way Parrish, FL	4.0	3.0	2140	$2,895	$1.35	10d	1	1.35mi
11757 71st Ave E Palmetto, FL	3.0	2.5	2184	$2,699	$1.24	157d	1	1.37mi
11628 Moonsail Dr Parrish, FL	3.0	2.0	2144	$3,500	$1.63	162d	1	1.39mi
11612 Armada Way Parrish, FL	4.0	2.0	2112	$3,400	$1.61	160d	1	1.39mi
11752 Moonsail Dr Parrish, FL	4.0	2.0	1580	$2,500	$1.58	108d	1	1.39mi
12409 Parsons Isle Ter Palmetto, FL	4.0	2.5	1870	$2,600	$1.39	10d	1	1.41mi
8232 Reefbay Cv Parrish, FL	3.0	2.0	1661	$2,575	$1.55	10d	1	1.45mi

Property features AI

Finance

• Financial info: List price $381,999

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: New construction (Plan)Single-family plan
• Exterior features: Address: 7817 Coral Sea Ln, Palmetto FL 34221

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan name: VentoLiving area approximately 1709

Listing history 50 events

1. 2026-11-08
   days on market $366,999 Active 246 DOM
2. 2026-11-07
   days on market $366,999 Active 245 DOM
3. 2026-11-06
   days on market $366,999 Active 244 DOM
4. 2026-11-05
   days on market $366,999 Active 243 DOM
5. 2026-11-04
   days on market $366,999 Active 242 DOM
6. 2026-11-02
   days on market $366,999 Active 240 DOM
7. 2026-11-01
   days on market $366,999 Active 239 DOM
8. 2026-10-31
   days on market $366,999 Active 238 DOM
9. 2026-10-30
   days on market $366,999 Active 237 DOM
10. 2026-10-29
    days on market $366,999 Active 236 DOM
11. 2026-10-28
    days on market $366,999 Active 235 DOM
12. 2026-10-27
    days on market $366,999 Active 234 DOM
13. 2026-10-26
    days on market $366,999 Active 233 DOM
14. 2026-10-25
    days on market $366,999 Active 232 DOM
15. 2026-10-24
    days on market $366,999 Active 231 DOM
16. 2026-10-23
    days on market $366,999 Active 230 DOM
17. 2026-10-22
    days on market $366,999 Active 229 DOM
18. 2026-10-21
    days on market $366,999 Active 228 DOM
19. 2026-10-20
    days on market $366,999 Active 227 DOM
20. 2026-10-19
    days on market $366,999 Active 226 DOM
21. 2026-10-18
    days on market $366,999 Active 225 DOM
22. 2026-10-17
    days on market $366,999 Active 224 DOM
23. 2026-10-16
    days on market $366,999 Active 223 DOM
24. 2026-10-15
    days on market $366,999 Active 222 DOM
25. 2026-10-14
    days on market $366,999 Active 221 DOM
26. 2026-10-13
    days on market $366,999 Active 220 DOM
27. 2026-10-12
    days on market $366,999 Active 219 DOM
28. 2026-10-11
    days on market $366,999 Active 218 DOM
29. 2026-10-11
    price $366,999 Active 217 DOM
30. 2026-10-10
    days on market $381,999 Active 217 DOM
31. 2026-10-09
    days on market $381,999 Active 216 DOM
32. 2026-10-08
    days on market $381,999 Active 215 DOM
33. 2026-10-07
    days on market $381,999 Active 214 DOM
34. 2026-10-06
    days on market $381,999 Active 213 DOM
35. 2026-10-05
    days on market $381,999 Active 212 DOM
36. 2026-10-04
    days on market $381,999 Active 211 DOM
37. 2026-10-03
    days on market $381,999 Active 210 DOM
38. 2026-10-02
    days on market $381,999 Active 209 DOM
39. 2026-10-01
    days on market $381,999 Active 208 DOM
40. 2026-09-30
    days on market $381,999 Active 207 DOM
41. 2026-09-29
    days on market $381,999 Active 206 DOM
42. 2026-09-28
    days on market $381,999 Active 205 DOM
43. 2026-09-27
    days on market $381,999 Active 204 DOM
44. 2026-09-25
    days on market $381,999 Active 202 DOM
45. 2026-09-24
    days on market $381,999 Active 201 DOM
46. 2026-09-22
    days on market $381,999 Active 199 DOM
47. 2026-09-21
    days on market $381,999 Active 198 DOM
48. 2026-09-20
    days on market $381,999 Active 197 DOM
49. 2026-09-18
    days on market $381,999 Active 195 DOM
50. 2026-09-17
    days on market $381,999 Active 194 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: $35,608
• − Mortgage interest: −$22,781
• − Property taxes: −$6,100
• − Insurance: −$2,033
• − Repairs & maintenance: −$2,849
• − Management: −$2,849
• − HOA: −$6,312
• − Depreciation: −$11,831
• Taxable loss: −$19,147
• Est. tax savings @ 24.0%: +$4,595
• After-tax cash flow: $-7,313/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 · 4 photos

Good 80/100 Cosmetic rehab Est. rehab $8,545–$25,635 screening

This single-family home in Ruskin, FL, presents as move-in ready with a good exterior condition and potential for cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Interior updates — Enhances living space and value ↑

ⓘ 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: 56,208
• 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%
• 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

Property features AI

Finance

• Financial info: List price $381,999

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: New construction (Plan)Single-family plan
• Exterior features: Address: 7817 Coral Sea Ln, Palmetto FL 34221

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan name: VentoLiving area approximately 1709