10770 Eclipse St · Palmer Ranch, FL 34241

$322,629

3 bd · 2.5 ba · 1,404 sqft · Townhouse · 126 Days on market

Built 2026 Excellent condition $172/mo HOA · 5% of rent

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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 +17.1/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• 1% rule +5.3/10.0
• DSCR +5.3/10.0
• Condition / age +5.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction. What's Special: Close to Park | Pond View | Close to Amenities | Loft. New Construction – June Completion! Built by America's Most Trusted Home Builder. Welcome to the Jasmine at 10770 Eclipse Street in The Towns at Skye Ranch. This modern, open-concept new townhome invites you in from the front porch to a bright kitchen featuring a large island and quartz countertops. The kitchen flows easily into the great room, creating a comfortable space for everyday meals and gathering with the people who matter most. The first level also includes a half bath, a one-car garage and a spacious outdoor patio designed for relaxation. Upstairs, you’ll find two well-sized secondary bedrooms with a full bath nearby, along with a roomy primary suite offering a walk-in closet and a bathroom with a double vanity. The laundry area is thoughtfully located upstairs for added convenience. You’ll enjoy generous storage throughout, including under-stair storage, a large pantry and a linen closet. Discover modern, open-concept townhomes in the gated, master-planned Skye Ranch community in Sarasota. Ideally located at Clark and Lorraine Roads, this premier setting offers endless opportunities to explore and enjoy life. The community preserves natural beauty with grand oaks, lush palms, forested wetlands, pristine lakes, and native wildlife. Additional Highlights Include: GE refrigerator, washer and dryer, whole house blinds, upgraded Mohawk carpet at second level, upgraded cabinets, upgraded tile on main level. Photos are for representative purposes only. MLS#TB8472041

Key facts

• Pond view
• Quartz countertops
• Loft

Tags

• POND VIEW
• LOFT
• LARGE ISLAND
• QUARTZ COUNTERTOPS
• OUTDOOR PATIO
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $323k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $323k).
• Recommended offer: $284k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Sarasota (urban): math 63% / reading 63% proficiency, ranked #7 of 73 in FL (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.1%/yr); 564 active listings in the ZIP; high-income renter base; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 34% of the median local income ($116k/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 $10k of value loss. Plan a longer hold.
• Sarasota County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($284k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $283,913 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.03% ✓
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 8.1

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: -15.3%
• Equity multiple: 0.47×
• Total profit: $-47,670
• Equity at exit: $48,105

10-year hold

• IRR: -13.4%
• Equity multiple: 0.33×
• Total profit: $-60,229
• Equity at exit: $27,895

Cash invested: $90,336 (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 34241

• Rents YoY: -0.1%
• Active inventory: 564
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,322 medium
• Mortgage (P&I): −$1,692
• Tax est. 1.5%: −$403 /mo · $4,839/yr
• Insurance: −$134
• HOA: −$172
• Vacancy / Maint / Mgmt: −$698
• Net cashflow: $223

Break-even live

Break-even rent $3,040

Max offer price $322,629

Occupancy floor 88%

Sensitivity live

Price	-10% $446	-5% $334	+0% $223	+5% $111	+10% $0
Rent	-10% $-40	-5% $92	+0% $223	+5% $354	+10% $485
Rate	-1.0pp $385	-0.5pp $305	base $223	+0.5pp $139	+1.0pp $54

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: $80,657
• Closing costs: $9,679
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $172 · $2,064/yr
• Likely covers: security

Listing history 11 events

1. 2026-06-10
   status $322,629 Pending 126 DOM
2. 2026-06-09
   days on market $322,629 Active 126 DOM
3. 2026-06-08
   days on market $322,629 Active 125 DOM
4. 2026-06-08
   days on market $322,629 Active 124 DOM
5. 2026-06-05
   days on market $322,629 Active 121 DOM
6. 2026-06-03
   days on market $322,629 Active 120 DOM
7. 2026-06-02
   days on market $322,629 Active 119 DOM
8. 2026-06-01
   days on market $322,629 Active 118 DOM
9. 2026-05-31
   days on market $322,629 Active 117 DOM
10. 2026-02-03
    listed $342,629 Active 1604-char remark

    Show marketing remark (1604 chars)

    Under Construction. What's Special: Close to Park | Pond View | Close to Amenities | Loft. New Construction – June Completion! Built by America's Most Trusted Home Builder. Welcome to the Jasmine at 10770 Eclipse Street in The Towns at Skye Ranch. This modern, open-concept new townhome invites you in from the front porch to a bright kitchen featuring a large island and quartz countertops. The kitchen flows easily into the great room, creating a comfortable space for everyday meals and gathering with the people who matter most. The first level also includes a half bath, a one-car garage and a spacious outdoor patio designed for relaxation. Upstairs, you’ll find two well-sized secondary bedrooms with a full bath nearby, along with a roomy primary suite offering a walk-in closet and a bathroom with a double vanity. The laundry area is thoughtfully located upstairs for added convenience. You’ll enjoy generous storage throughout, including under-stair storage, a large pantry and a linen closet. Discover modern, open-concept townhomes in the gated, master-planned Skye Ranch community in Sarasota. Ideally located at Clark and Lorraine Roads, this premier setting offers endless opportunities to explore and enjoy life. The community preserves natural beauty with grand oaks, lush palms, forested wetlands, pristine lakes, and native wildlife. Additional Highlights Include: GE refrigerator, washer and dryer, whole house blinds, upgraded Mohawk carpet at second level, upgraded cabinets, upgraded tile on main level. Photos are for representative purposes only. MLS#TB8472041

11. 2026-01-31
    listed $342,629 Active 1399-char remark

    Show marketing remark (1399 chars)

    Welcome to the Jasmine at 10770 Eclipse Street in The Towns at Skye Ranch. This modern, open-concept new townhome invites you in from the front porch to a bright kitchen featuring a large island and quartz countertops. The kitchen flows easily into the great room, creating a comfortable space for everyday meals and gathering with the people who matter most. The first level also includes a half bath, a one-car garage and a spacious outdoor patio designed for relaxation. Upstairs, you'll find two well-sized secondary bedrooms with a full bath nearby, along with a roomy primary suite offering a walk-in closet and a bathroom with a double vanity. The laundry area is thoughtfully located upstairs for added convenience. You'll enjoy generous storage throughout, including under-stair storage, a large pantry and a linen closet. Discover modern, open-concept townhomes in the gated, master-planned Skye Ranch community in Sarasota. Ideally located at Clark and Lorraine Roads, this premier setting offers endless opportunities to explore and enjoy life. The community preserves natural beauty with grand oaks, lush palms, forested wetlands, pristine lakes, and native wildlife. Additional Highlights Include: GE refrigerator, washer and dryer, whole house blinds, upgraded Mohawk carpet at second level, upgraded cabinets, upgraded tile on main level. Photos are for representative purposes only.

ⓘ 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: $39,864
• − Mortgage interest: −$18,072
• − Property taxes: −$4,839
• − Insurance: −$1,613
• − Repairs & maintenance: −$3,189
• − Management: −$3,189
• − HOA: −$2,064
• − Depreciation: −$9,386
• Taxable loss: −$2,488
• Est. tax savings @ 24.0%: +$597
• After-tax cash flow: $3,271/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 · 12 photos

Excellent 100/100 None rehab

This modern townhome is under construction and will be move-in ready by June. It features a bright kitchen, modern bathrooms, and a well-maintained exterior with a pond view and outdoor patio area.

Value-add opportunities

• Both Landscaping and pond view — Enhances curb appeal and provides a serene environment.
• Both Patio and outdoor furniture — Creates a relaxing outdoor space for entertaining guests and enjoying the view.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and pond view — Enhances curb appeal and provides a serene environment. ↑
• Both Patio and outdoor furniture — Creates a relaxing outdoor space for entertaining guests and enjoying the view. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sarasota
• NCES district ID: 1201680
• Math proficiency: 63% ▼ -8.00%
• Reading proficiency: 63% ▼ -3.00%
• Median HH income: $51,167
• Composite: 53.68/100
• National rank: #1428
• State rank: #7 of 73 in FL

Livability — Palmer Ranch

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Sarasota County · 448,376 people
• City population: 22,808
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 16,408
• Household income: $116,412
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 69.0

Population outlook (Sarasota County) Hauer SSP2

• Today (2025): 452,380 people
• By 2030: 474,175 · +4.8%
• By 2040: 511,577 · +13.1%
• By 2050: 541,467 · +19.7%
• By 2075: 604,947 · +33.7%
• By 2100: 621,965 · +37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 7% Slovak 3% Scandinavian 2%
• Foreign-born: 10% · Canada, Dominican Republic
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 3% Russian/Polish/Slavic 2%

Political lean MEDSL · Sarasota

• 2024 margin: R (+18.2) · D 40.5% · R 58.7%
• 2008→2024 swing: -18.1pp toward R · 2008: -0.1pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+10.4 2016: R+11.6 2012: R+7.4 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -363.72%
• Current HPI: 278.3404
• Rent YoY: ▬ -0.05%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-02-03 Listed $342,629 Stellar MLS as Distributed by MLS Grid
• 2026-01-31 Listed $342,629 Zillow