13010 Sunseed St · Ruskin, FL 34219

$376,219

3 bd · 2.5 ba · 2,021 sqft · Land · 224 Days on market

Built 2025 4,800 sqft lot $15/mo HOA · 1% of rent ↓ 8% 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 +7.9/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +2.3/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. The Brookstone is a beautifully designed two-story home offering just over 2,000 square feet of thoughtfully arranged living space. With the owner’s suite conveniently located on the main floor, this home blends functionality and style to suit a wide range of lifestyles. Ideal for those who love to entertain, the Brookstone features an open-concept layout that brings everyone together while still providing private retreats for rest and relaxation. The heart of the home is the expansive L-shaped kitchen, which stretches along the entire back wall and boasts an abundance of cabinet and countertop space. This extended layout provides generous storage, plenty of room f

Key facts

• En suite bath
• Walk in pantry
• Open concept layout

Tags

• OWNER SUITE MAIN FLOOR
• OPEN CONCEPT LAYOUT
• EXPANSIVE L SHAPED KITCHEN
• WALK IN PANTRY
• FROST WHITE QUARTZ COUNTERTOPS
• EN SUITE BATH

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: CDD (Community Development District) applies; Other annual assessment amount reported
• HOA & community: Monthly association fee $15; Association amenities include pool, playground, pickleball courts, dog park, sidewalks, street lights, and deed restrictions; Association name: Crosswind Community Association, INC

Exterior

• Parking: Attached 2-car garage (approx. 20x20)
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable connected; Underground utilities; Water connected; Sewer connected
• Home design: Single family residence; New construction (projected completion April 2026); One level; South-facing
• Construction: Block, frame, stucco and cement siding construction; Shingle roof; Slab foundation; Built by Mattamy Homes (Brookstone Modern model)
• Exterior features: Covered rear porch; Sliding doors; Sidewalk; Paved lot; Trees and landscaped grounds; Florida-friendly/native landscaping

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Tankless water heater; Gas water heater
• Bedrooms: 3 bedrooms; Loft (additional room)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Heat pump; Central air
• Interior features: Eat-in kitchen; Open floorplan; Split bedroom layout; Solid surface counters; In-wall pest/guard system; Thermostat; Walk-in closet(s); Double pane insulated windows
• Laundry & utility: Laundry room with washer and dryer hookups; Gas dryer hookup; Washer hookup; Inside laundry room

🏗️ 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 land listed at $376k.

Deal economics

• At list price, monthly cash flow is $-407 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $317k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (25.7% below list).
• Recommended offer: $280k (25.7% 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: schools F, 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.
• Market conditions: Rents soft (-0.9%/yr); 2170 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $3k 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 224 days — a 12% lower offer ($331k) is reasonable based on typical stale-listing flexibility.

Recommended offer $279,541 (25.7% 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 224 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.63%
• DSCR: 0.79
• GRM: 11.2

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: -27.5%
• Equity multiple: 0.10×
• Total profit: $-95,000
• Equity at exit: $56,095

10-year hold

• IRR: -41.9%
• Equity multiple: -0.40×
• Total profit: $-147,521
• Equity at exit: $32,529

Cash invested: $105,341 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,795 high
• Mortgage (P&I): −$1,973
• Tax est. 1.5%: −$470 /mo · $5,643/yr
• Insurance: −$157
• HOA: −$15
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $-407

Break-even live

Break-even rent $3,310

Max offer price $317,385

Occupancy floor —

Sensitivity live

Price	-10% $-147	-5% $-277	+0% $-407	+5% $-537	+10% $-667
Rent	-10% $-627	-5% $-517	+0% $-407	+5% $-296	+10% $-186
Rate	-1.0pp $-217	-0.5pp $-311	base $-407	+0.5pp $-504	+1.0pp $-603

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: $94,055
• Closing costs: $11,287
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8850 Ginko Run Parrish, FL	3.0	2.5	1691	$2,600	$1.54	16d	1	0.32mi
12484 Oak Hill Way Parrish, FL	3.0	2.0	1518	$2,600	$1.71	24d	1	0.78mi
12573 Oak Hill Way Parrish, FL	3.0	2.0	1518	$2,500	$1.65	4d	1	0.85mi
10048 Big Marsh Ter Parrish, FL	3.0	2.0	2034	$2,825	$1.39	24d	1	1.03mi
10225 Kalamazoo Pl Unit NA Parrish, FL	4.0	2.5	2260	$2,689	$1.19	11d	1	1.26mi
10225 Kalamazoo Pl Parrish, FL	4.0	2.5	2260	$2,789	$1.23	4d	1	1.26mi
12067 Kingsley Trl Parrish, FL	4.0	2.5	2045	$2,495	$1.22	4d	1	1.35mi
9928 Wimico Ter Parrish, FL	3.0	2.0	1504	$2,450	$1.63	16d	1	1.35mi
6915 Indus Valley Cir Parrish, FL	3.0	3.0	2461	$2,695	$1.10	11d	1	1.36mi
11007 Tamarack Pl Unit NA Duette, FL	4.0	3.0	2537	$3,000	$1.18	12d	1	1.38mi
6969 Indus Valley Cir Parrish, FL	3.0	3.0	2461	$2,695	$1.10	11d	1	1.42mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 18 events

1. 2026-06-18
   days on market $376,219 Active 224 DOM
2. 2026-06-17
   days on market $376,219 Active 223 DOM
3. 2026-06-16
   days on market $376,219 Active 222 DOM
4. 2026-06-15
   days on market $376,219 Active 221 DOM
5. 2026-06-13
   days on market $376,219 Active 219 DOM
6. 2026-06-13
   days on market $376,219 Active 218 DOM
7. 2026-06-10
   days on market $376,219 Active 216 DOM
8. 2026-06-09
   days on market $376,219 Active 215 DOM
9. 2026-06-08
   days on market $376,219 Active 214 DOM
10. 2026-06-08
    days on market $376,219 Active 213 DOM
11. 2026-06-03
    days on market $376,219 Active 209 DOM
12. 2026-06-02
    days on market $376,219 Active 208 DOM
13. 2026-06-01
    days on market $376,219 Active 207 DOM
14. 2026-05-31
    days on market $376,219 Active 206 DOM
15. 2026-03-14
    price $376,219
16. 2025-12-21
    price $389,987
17. 2025-11-22
    price $390,187
18. 2025-11-06
    listed $409,187 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: $33,545
• − Mortgage interest: −$21,074
• − Property taxes: −$5,643
• − Insurance: −$1,881
• − Repairs & maintenance: −$2,684
• − Management: −$2,684
• − HOA: −$180
• − Depreciation: −$10,945
• Taxable loss: −$11,545
• Est. tax savings @ 24.0%: +$2,771
• After-tax cash flow: $-2,108/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: 52,177
• 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

-8.1% since first listed

4 events — show timeline

• 2026-03-14 Price Changed $376,219 Stellar MLS as Distributed by MLS Grid
• 2025-12-21 Price Changed $389,987 Stellar MLS as Distributed by MLS Grid
• 2025-11-22 Price Changed $390,187 Stellar MLS as Distributed by MLS Grid
• 2025-11-06 Listed $409,187 Stellar MLS as Distributed by MLS Grid