11578 Violet Jasper Dr · Ruskin, FL 34219

$306,540

2 bd · 2.0 ba · 1,783 sqft · SingleFamily · 51 Days on market

Built 2026 Good condition Est $337k · 9% under

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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 +11.7/30.0
• ARV discount +11.6/15.0
• Schools +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

A versatile flex room rests directly off the foyer of this modern single-story home, while down the hall, the fully-equipped kitchen, cozy nook and contemporary family room flow in an open design that leads to a sizable lanai. Nearby, the owner's suite occupies a large, private space with a generous en-suite bathroom. A guest bedroom provides convenience.

Key facts

• Sizable lanai
• En-suite bathroom
• Owner's suite

Tags

• FULLY-EQUIPPED KITCHEN
• CONTEMPORARY FAMILY ROOM
• SIZABLE LANAI
• OWNER'S SUITE
• EN-SUITE BATHROOM
• GUEST BEDROOM

Property features AI

Finance

• Financial info: List price $286,340

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family home (new construction); Active listing
• Exterior features: Property located at 11578 Violet Jasper Dr, Parrish, FL 34219

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec new construction (Splendor plan); Living area 1,783

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $307k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (16.2% below list).
• Recommended offer: $257k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.7% in Ruskin — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); Buffalo Creek Middle School (math 59% / reading 51%, grade B-, #180 of 571 statewide, top 32%, 1,127 students, 44% FRL); Palmetto High School (math 22% / reading 36%, grade F, #456 of 667 statewide, top 68%, 2,100 students, 61% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents soft (-0.9%/yr); 2194 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 51 days — a 3% lower offer ($297k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $256,828 (16.2% 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 51 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $336,987
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11870 Sparkling Topaz Cv	0.07mi	2/2.0	1,783 (0%)	13mo	$314,900	$177	86
11861 Sparkling Topaz Cv	0.11mi	2/2.0	1,783 (0%)	12mo	$334,900	$188	85
11841 Sparkling Topaz Cv	0.15mi	2/2.0	1,783 (0%)	11mo	$335,000	$188	84
11808 Sparkling Topaz Cv	0.23mi	2/2.0	1,783 (0%)	7mo	$398,415	$223	84
12605 Tahitian Pearl Cir	0.29mi	2/2.0	1,782 (-0%)	3mo	$325,000	$182	84
11809 Sparkling Topaz Cv	0.23mi	2/2.0	1,783 (0%)	10mo	$336,155	$189	81
11866 Sparkling Topaz Cv	0.08mi	2/2.0	1,683 (-6%)	13mo	$329,900	$196	76
11857 Sparkling Topaz Cv	0.12mi	2/2.0	1,683 (-6%)	12mo	$339,900	$202	76
11873 Sparkling Topaz Cv	0.10mi	2/2.0	1,683 (-6%)	13mo	$319,900	$190	75
11862 Sparkling Topaz Cv	0.09mi	2/2.0	1,959 (+10%)	13mo	$349,900	$179	68
11837 Sparkling Topaz Cv	0.16mi	2/2.0	1,959 (+10%)	10mo	$324,665	$166	68
12743 Tahitian Pearl Cir	0.30mi	2/2.0	1,959 (+10%)	11mo	$400,000	$204	60

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: -21.8%
• Equity multiple: 0.27×
• Total profit: $-62,860
• Equity at exit: $45,706

10-year hold

• IRR: -25.1%
• Equity multiple: -0.06×
• Total profit: $-91,006
• Equity at exit: $26,504

Cash invested: $85,831 (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: 2194
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,568 medium
• Mortgage (P&I): −$1,608
• Tax est. 1.5%: −$383 /mo · $4,598/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-89

Break-even live

Break-even rent $2,682

Max offer price $293,591

Occupancy floor 98%

Sensitivity live

Price	-10% $122	-5% $16	+0% $-89	+5% $-195	+10% $-301
Rent	-10% $-292	-5% $-191	+0% $-89	+5% $12	+10% $113
Rate	-1.0pp $65	-0.5pp $-12	base $-89	+0.5pp $-169	+1.0pp $-250

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: $76,635
• Closing costs: $9,196
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10646 Hidden Banks Gln Parrish, FL	3.0	2.0	1504	$2,350	$1.56	17d	1	1.37mi
9928 Wimico Ter Parrish, FL	3.0	2.0	1504	$2,450	$1.63	17d	1	1.44mi
10048 Big Marsh Ter Parrish, FL	3.0	2.0	2034	$2,825	$1.39	25d	1	1.46mi

Listing history 18 events

1. 2026-06-22
   pricedays on market $306,540 Active 51 DOM
2. 2026-06-18
   price $306,440 Active 48 DOM
3. 2026-06-18
   days on market $304,440 Active 48 DOM
4. 2026-06-18
   price $304,440 Active 47 DOM
5. 2026-06-17
   days on market $304,140 Active 47 DOM
6. 2026-06-16
   pricedays on market $304,140 Active 46 DOM
7. 2026-06-15
   days on market $297,140 Active 45 DOM
8. 2026-06-13
   days on market $297,140 Active 43 DOM
9. 2026-06-13
   pricedays on market $297,140 Active 42 DOM
10. 2026-06-10
    days on market $295,140 Active 40 DOM
11. 2026-06-09
    days on market $295,140 Active 39 DOM
12. 2026-06-08
    pricedays on market $295,140 Active 38 DOM
13. 2026-06-08
    pricedays on market $287,040 Active 37 DOM
14. 2026-06-03
    days on market $280,140 Active 33 DOM
15. 2026-06-02
    pricedays on market $280,140 Active 32 DOM
16. 2026-06-01
    days on market $279,940 Active 31 DOM
17. 2026-06-01
    price $279,940 Active 30 DOM
18. 2026-05-31
    pricedays on market $279,740 Active 30 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,819
• − Mortgage interest: −$17,171
• − Property taxes: −$4,598
• − Insurance: −$1,533
• − Repairs & maintenance: −$2,466
• − Management: −$2,466
• − Depreciation: −$8,918
• Taxable loss: −$6,331
• Est. tax savings @ 24.0%: +$1,519
• After-tax cash flow: $446/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

Good 80/100 Cosmetic rehab

This modern single-story home is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, and exterior. The home is move-in ready with minor cosmetic updates needed to enhance its curb appeal and resale value.

Value-add opportunities

• Both Paint the exterior walls — Enhances curb appeal and resale value.
• Both Replace worn-out flooring — Improves the home's appearance and functionality.
• Resale Upgrade the kitchen appliances — Modernizes the kitchen and appeals to potential buyers.
• Both Install smart home features — Enhances convenience and adds value for both buyers and renters.
• Both Add landscaping around the front yard — Enhances curb appeal and adds value for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior walls — Enhances curb appeal and resale value. ↑
• Both Replace worn-out flooring — Improves the home's appearance and functionality. ↑
• Resale Upgrade the kitchen appliances — Modernizes the kitchen and appeals to potential buyers. ↑
• Both Install smart home features — Enhances convenience and adds value for both buyers and renters. ↑
• Both Add landscaping around the front yard — Enhances curb appeal and adds value for both buyers and renters. ↑

ⓘ 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: 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