9420 Azure Breeze Ave · Parrish, FL 34219

$352,090

5 bd · 2.5 ba · 2,389 sqft · SingleFamily · 9 Days on market

Built 2026 Excellent condition $147/sqft · 21% below area Est $447k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• Condition / age +4.8/5.0
• DSCR +4.6/10.0
• Schools +4.5/10.0
• 1% rule +4.1/10.0
• Livability +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

This two-story home divides space for optimal tranquility. The first floor showcases an open design that encompasses the dining room, kitchen and living room for simplified family living and entertaining. Nearby, the owner's suite is separate from the upstairs bedrooms and features a private bathroom. The second level hosts four additional bedrooms and a versatile loft.

Key facts

• Private bathroom
• Owner's suite
• Versatile loft

Tags

• OWNER'S SUITE
• PRIVATE BATHROOM
• VERSATILE LOFT

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $352k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $321k (8.8% below list).
• Recommended offer: $321k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.7% in Parrish — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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); 2985 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 66d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 34% of the median local income ($114k/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 $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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $321,124 (8.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 6.65%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $447,132
• List price: $352,090
• Delta: -21.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7930 Palm Paradise Pl	0.39mi	4/2.5 (-1)	2,294 (-4%)	1mo	$397,830	$173	69
7914 Palm Paradise Pl	0.41mi	4/2.5 (-1)	2,294 (-4%)	1mo	$409,270	$178	68
7906 Palm Paradise Pl	0.42mi	4/3.0 (-1)	2,262 (-5%)	4mo	$426,940	$189	61
9821 Zennia Ln	0.67mi	4/2.5 (-1)	2,386 (-0%)	22mo	$436,990	$183	45
10135 Zennia Ln	0.72mi	4/3.0 (-1)	2,410 (+1%)	16mo	$474,990	$197	44
7771 108th Avenue Cir E	0.60mi	4/2.5 (-1)	2,333 (-2%)	24mo	$385,000	$165	43

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: -17.7%
• Equity multiple: 0.39×
• Total profit: $-59,814
• Equity at exit: $52,498

10-year hold

• IRR: -16.9%
• Equity multiple: 0.19×
• Total profit: $-79,755
• Equity at exit: $30,442

Cash invested: $98,585 (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: 71 active · 17 under contract
• Months of supply: 30.4 mo (3%/mo absorbed)
• Median asking: $549,200 ($224/sqft)
• Median days on market: 123 d
• This list price: 4% of active listings are priced below it
• ARV vs active asking: -16.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34219

• Home prices YoY: -23.7%
• Rents YoY: -0.9%
• Active inventory: 2985
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,211 high
• Mortgage (P&I): −$1,846
• Tax est. 1.5%: −$440 /mo · $5,281/yr
• Insurance: −$147
• HOA: −$0
• Vacancy / Maint / Mgmt: −$674
• Net cashflow: $104

Break-even live

Break-even rent $3,080

Max offer price $352,090

Occupancy floor 92%

Sensitivity live

Price	-10% $347	-5% $225	+0% $104	+5% $-18	+10% $-140
Rent	-10% $-150	-5% $-23	+0% $104	+5% $231	+10% $357
Rate	-1.0pp $281	-0.5pp $193	base $104	+0.5pp $12	+1.0pp $-80

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: $88,022
• Closing costs: $10,563
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10225 Daybreak Gln Parrish, FL	4.0	3.0	1978	$2,600	$1.31	98d	1	0.78mi
9104 63rd Ct E Parrish, FL	4.0	3.0	2353	$2,730	$1.16	98d	1	0.80mi
10217 Daybreak Gln Parrish, FL	4.0	2.5	2630	$3,700	$1.41	9d	1	0.81mi
7822 110th Ave E Parrish, FL	4.0	3.0	2610	$3,200	$1.23	9d	1	0.83mi
9720 58th St E Parrish, FL	4.0	2.0	2164	$2,550	$1.18	0d	1	0.85mi
9924 59th St E Parrish, FL	4.0	2.0	2209	$2,396	$1.08	93d	1	0.96mi
8031 111th Ter E Parrish, FL	5.0	3.0	3067	$4,150	$1.35	119d	1	0.97mi
9432 Bella Mar Trl Parrish, FL	4.0	2.5	2045	$2,699	$1.32	111d	1	0.97mi
9962 Last Light Gln Parrish, FL	4.0	2.0	1740	$2,495	$1.43	98d	1	1.01mi
8818 Gulf Shore Ter Parrish, FL	6.0	3.0	3326	$2,995	$0.90	81d	1	1.09mi
5525 106th Ave E Parrish, FL	4.0	2.0	1952	$2,511	$1.29	116d	1	1.12mi
8513 Blue Wave Ln E Unit 8513 Parrish, FL	6.0	3.0	3326	$3,450	$1.04	81d	1	1.12mi
10407 Ladybug Cv Parrish, FL	4.0	3.0	2260	$2,470	$1.09	65d	1	1.14mi
8541 Bella Mar Trl Parrish, FL	5.0	3.0	2389	$2,700	$1.13	63d	1	1.17mi
8541 Bella Mar Trl Parrish, FL	5.0	3.0	2389	$2,800	$1.17	87d	1	1.17mi
8438 Blue Wave Ln Parrish, FL	6.0	3.0	2580	$2,900	$1.12	119d	1	1.19mi
8712 Sunset Park Trl S Unit Na Parrish, FL	4.0	2.0	1936	$2,750	$1.42	9d	1	1.21mi
8505 Bella Mar Trl Parrish, FL	4.0	2.5	1870	$2,750	$1.47	111d	1	1.21mi
8505 Bella Mar Trl Parrish, FL	4.0	2.5	1870	$2,580	$1.38	5d	1	1.21mi
5524 107th Ter E Parrish, FL	4.0	3.0	1972	$2,900	$1.47	7d	1	1.26mi
5524 107th Ter E Parrish, FL	4.0	3.0	1972	$3,500	$1.77	65d	1	1.26mi
9544 Sandy Bluffs Cir Parrish, FL	5.0	3.0	2557	$2,940	$1.15	87d	1	1.27mi
9009 Moccasin Wallow Rd Parrish, FL	3.0–4.0	2.0–2.5	1589	$2,604	$1.64	0d	14	1.28mi
9581 Sandy Bluffs Cir Parrish, FL	4.0	2.5	2112	$2,450	$1.16	73d	1	1.29mi
10431 55th Ct E Parrish, FL	4.0	3.0	2018	$2,511	$1.24	0d	1	1.30mi
11234 High Noon Trl Parrish, FL	4.0	2.0	1818	$3,495	$1.92	6d	1	1.31mi
10615 55th Ct E Parrish, FL	4.0	2.0	1938	$2,370	$1.22	0d	1	1.34mi
9324 Bonita Mar Dr Parrish, FL	4.0	2.5	2458	$2,800	$1.14	9d	1	1.42mi
9276 Bonita Mar Dr Parrish, FL	4.0	3.0	2466	$4,250	$1.72	6d	1	1.44mi
9276 Bonita Mar Dr Parrish, FL	4.0	2.5	2458	$2,650	$1.08	7d	1	1.44mi
9276 Bonita Mar Dr Parrish, FL	4.0	2.5	2466	$2,500	$1.01	9d	1	1.44mi
10708 52nd Ct E Parrish, FL	4.0	3.0	2738	$3,300	$1.21	77d	1	1.45mi

Listing history 50 events

1. 2026-08-14
   days on market $352,090 Active 9 DOM
2. 2026-08-13
   days on market $352,090 Active 8 DOM
3. 2026-08-12
   days on market $352,090 Active 7 DOM
4. 2026-08-12
   price $352,090 Active 6 DOM
5. 2026-08-11
   days on market $351,990 Active 6 DOM
6. 2026-08-10
   days on market $351,990 Active 5 DOM
7. 2026-08-09
   days on market $351,990 Active 4 DOM
8. 2026-08-08
   days on market $351,990 Active 3 DOM
9. 2026-08-07
   days on market $351,990 Active 2 DOM
10. 2026-08-06
    remarks 372-char remark
11. 2026-08-06
    days on marketlisting id $351,990 Active 1 DOM
12. 2026-08-05
    days on market $351,990 Active 56 DOM
13. 2026-08-04
    days on market $351,990 Active 55 DOM
14. 2026-08-03
    days on market $351,990 Active 54 DOM
15. 2026-07-31
    days on market $351,990 Active 51 DOM
16. 2026-07-30
    days on market $351,990 Active 49 DOM
17. 2026-07-28
    days on market $351,990 Active 48 DOM
18. 2026-07-24
    days on market $351,990 Active 44 DOM
19. 2026-07-23
    days on market $351,990 Active 43 DOM
20. 2026-07-22
    days on market $351,990 Active 42 DOM
21. 2026-07-21
    days on market $351,990 Active 41 DOM
22. 2026-07-18
    days on market $351,990 Active 38 DOM
23. 2026-07-18
    days on market $351,990 Active 37 DOM
24. 2026-07-16
    days on market $351,990 Active 36 DOM
25. 2026-07-15
    pricedays on market $351,990 Active 35 DOM
26. 2026-07-13
    days on market $355,900 Active 33 DOM
27. 2026-07-13
    days on market $355,900 Active 32 DOM
28. 2026-07-11
    days on market $355,900 Active 31 DOM
29. 2026-07-10
    days on market $355,900 Active 30 DOM
30. 2026-07-09
    pricedays on market $355,900 Active 29 DOM
31. 2026-07-07
    days on market $374,900 Active 27 DOM
32. 2026-07-06
    days on market $374,900 Active 26 DOM
33. 2026-07-05
    days on market $374,900 Active 25 DOM
34. 2026-07-03
    days on market $374,900 Active 23 DOM
35. 2026-07-02
    days on market $374,900 Active 22 DOM
36. 2026-07-01
    days on market $374,900 Active 21 DOM
37. 2026-07-01
    price $374,900 Active 20 DOM
38. 2026-06-30
    days on market $373,400 Active 20 DOM
39. 2026-06-29
    days on market $373,400 Active 19 DOM
40. 2026-06-28
    days on market $373,400 Active 18 DOM
41. 2026-06-27
    days on market $373,400 Active 17 DOM
42. 2026-06-27
    days on market $373,400 Active 16 DOM
43. 2026-06-25
    days on market $373,400 Active 14 DOM
44. 2026-06-22
    days on market $373,400 Active 12 DOM
45. 2026-06-22
    days on market $373,400 Active 11 DOM
46. 2026-06-18
    days on market $373,400 Active 8 DOM
47. 2026-06-17
    days on market $373,400 Active 7 DOM
48. 2026-06-16
    days on market $373,400 Active 6 DOM
49. 2026-06-15
    days on market $373,400 Active 5 DOM
50. 2026-06-13
    days on market $373,400 Active 3 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: $38,535
• − Mortgage interest: −$19,723
• − Property taxes: −$5,281
• − Insurance: −$1,760
• − Repairs & maintenance: −$3,083
• − Management: −$3,083
• − Depreciation: −$10,243
• Taxable loss: −$4,638
• Est. tax savings @ 24.0%: +$1,113
• After-tax cash flow: $2,357/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 · 14 photos

Excellent 95/100 None rehab

This home is in excellent condition with a modern and well-maintained interior and exterior. It is move-in ready and would benefit from some minor updates to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms ↑
• Both Upgrading the kitchen appliances — New appliances can increase the home's appeal and functionality ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers ↑

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

Livability — Parrish

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

Census & demographics

• County: Manatee County · 447,342 people
• City population: 33,296
• 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: 16% 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: 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%

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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: ▼ -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

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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