10798 Eclipse St · Palmer Ranch, FL 34241

$368,934

3 bd · 2.5 ba · 1,558 sqft · Townhouse · 11 Days on market

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

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Why this score? — see what drove the D 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 +12.1/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Condition / age +4.8/5.0
• 1% rule +4.1/10.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Marigold at 10798 Eclipse Street in The Towns at Skye Ranch! Step into a welcoming foyer that flows into an open and airy main living space, where the great room, kitchen, and dining area come together beautifully for everyday living and entertaining. The kitchen shines with quartz countertops, a spacious island, walk-in pantry, and seamless connection to the patio just beyond the great room for easy indoor-outdoor living. Extended LVP flooring adds warmth and continuity throughout the entire first floor, complemented by a convenient half bath and direct access to the garage. Upstairs, a cozy loft offers a flexible second living space perfect for relaxing or working from home. The primary suite feels like a private retreat with a generous bedroom, walk-in closet, and a well-appointed bath with dual sinks and a large shower. Two additional bedrooms share a full bath, and a centrally located laundry area adds everyday convenience. 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: whole house blinds, upgraded carpet on 2nd floor and upgraded cabinets in kitchen and bathrooms. Photos are for representative purposes only. MLS#A4696674

Key facts

• Pond view
• Loft
• Close to park

Tags

• POND VIEW
• CLOSE TO PARK
• LOFT
• 2ND FLOOR LAUNDRY
• WALK-IN PANTRY
• SEAMLESS CONNECTION TO PATIO

Property features AI

Finance

• Other: Lease restrictions apply; Home warranty available
• Financial info: Other annual assessment: $2,210; Total annual fees listed: $2,064; Monthly fees listed: $172
• HOA & community: HOA required (Towns At Skye Ranch Homeowners Association) — $172 monthly; HOA covers pool, escrow reserves, structure maintenance, grounds maintenance, and other items; Community amenities include pool, playground, park, trails, basketball court, dog park, community mailbox, sidewalks; golf carts allowed; Pets allowed with breed and number restrictions

Exterior

• Parking: Driveway; Has attached 1-car garage with garage door opener; Ground-level parking
• Security: Located in a gated community
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone available; Water connected; Sewer connected; Underground utilities; Fire hydrant nearby; Sprinkler recycled (irrigation); Irrigation equipment present
• Home design: Attached townhouse; Two levels; Facing east; Under construction (projected completion late 2026)
• Construction: Block and frame construction; Shingle roof; Slab foundation; New construction by Taylor Morrison (Marigold model)
• Exterior features: Front porch; Patio; Sliding doors; Exterior storage; Corner lot; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Split bedroom layout; Walk-in closet(s); Window treatments (blinds)
• Laundry & utility: Washer and dryer included; Inside laundry in a laundry closet on the upper level; Inside utility / storage 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 townhouse listed at $369k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-79 ($-949/yr) — negative.
• To cash-flow at today's rent, offer at most $357k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $334k (9.3% below list).
• Recommended offer: $334k (9.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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.
• Zoned schools: Lakeview Elementary School (math 73% / reading 74%, grade A, #260 of 2,144 statewide, top 13%, 691 students, 29% FRL); Sarasota Middle School (math 82% / reading 78%, grade A+, #21 of 571 statewide, top 4%, 1,278 students, 26% FRL); Riverview High School (math 61% / reading 65%, grade B-, #89 of 667 statewide, top 14%, 2,597 students, 35% FRL).
• Market conditions: Rents soft (-0.1%/yr); 566 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 $3k of loan paydown is wiped out by about $11k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $334,494 (9.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.91% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.92%
• DSCR: 0.96
• GRM: 9.2

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: -21.4%
• Equity multiple: 0.28×
• Total profit: $-74,469
• Equity at exit: $55,009

10-year hold

• IRR: -25.2%
• Equity multiple: -0.05×
• Total profit: $-108,584
• Equity at exit: $31,899

Cash invested: $103,302 (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: 566
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,345 medium
• Mortgage (P&I): −$1,935
• Tax est. 1.5%: −$461 /mo · $5,534/yr
• Insurance: −$154
• HOA: −$172
• Vacancy / Maint / Mgmt: −$702
• Net cashflow: $-79

Break-even live

Break-even rent $3,445

Max offer price $357,486

Occupancy floor 97%

Sensitivity live

Price	-10% $176	-5% $48	+0% $-79	+5% $-207	+10% $-334
Rent	-10% $-343	-5% $-211	+0% $-79	+5% $53	+10% $185
Rate	-1.0pp $107	-0.5pp $15	base $-79	+0.5pp $-175	+1.0pp $-272

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: $92,234
• Closing costs: $11,068
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 8 events

1. 2026-06-21
   days on market $368,934 Active 11 DOM
2. 2026-06-18
   days on market $368,934 Active 8 DOM
3. 2026-06-17
   days on market $368,934 Active 7 DOM
4. 2026-06-16
   days on market $368,934 Active 6 DOM
5. 2026-06-15
   days on market $368,934 Active 5 DOM
6. 2026-06-13
   days on market $368,934 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $368,934 Active 2 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: $40,139
• − Mortgage interest: −$20,666
• − Property taxes: −$5,534
• − Insurance: −$1,845
• − Repairs & maintenance: −$3,211
• − Management: −$3,211
• − HOA: −$2,064
• − Depreciation: −$10,733
• Taxable loss: −$7,124
• Est. tax savings @ 24.0%: +$1,710
• After-tax cash flow: $760/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

Excellent 95/100 None rehab

This townhouse is in excellent condition with no visible repairs needed. It offers a modern and well-maintained interior with a spacious kitchen and bathrooms. The exterior is well-maintained with a fresh paint job and landscaping. The property is move-in ready and would benefit from some exterior painting and landscaping improvements to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New flooring in bathrooms — Improves aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑

ⓘ 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

• 2026-06-11 Listed $368,934 Zillow
• 2026-06-10 Listed $368,934 Stellar MLS as Distributed by MLS Grid