Wakefield Plan · Ruskin, FL 34219

$413,990

4 bd · 2.5 ba · 2,894 sqft · SingleFamily · 752 Days on market

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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 +12.4/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Key facts

• Open-concept kitchen
• Walk-in closets
• Spacious loft

Tags

• OPEN-CONCEPT KITCHEN
• SPACIOUS LOFT
• WALK-IN CLOSETS

Property features AI

Finance

• Other: Address: 12713 Wanderlust Pl, Parrish FL 34219; Listing status: Active; Last modified: 2026-05-03
• Financial info: List price $413,990

Exterior

• Home design: Wakefield plan; New construction
• Construction: Built as part of a new construction plan
• Exterior features: Living area of 2,894 (plan-based new construction)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open floor plan (plan name: Wakefield)

🏗️ New construction. The $413,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $434,100.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $414k.

Deal economics

• At list price, monthly cash flow is $-68 ($-810/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $371k (10.3% below list).
• Recommended offer: $364k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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; 2 comparable units currently listed for rent nearby; high-income renter base; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 39% 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 $3k of loan paydown is wiped out by about $13k 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 752 days — a 12% lower offer ($364k) is reasonable based on typical stale-listing flexibility.

Recommended offer $364,311 (12.0% 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 752 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $434,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10813 Gentle Current Way	0.08mi	5/3.0 (+1)	2,605 (-10%)	2mo	$369,000	$142	71
10720 Gentle Current Way	0.06mi	5/3.0 (+1)	2,605 (-10%)	4mo	$377,750	$145	70
10716 Gentle Current Way	0.07mi	5/3.0 (+1)	2,605 (-10%)	4mo	$371,000	$142	70
10602 Gentle Current Way	0.12mi	5/3.0 (+1)	2,605 (-10%)	1mo	$383,500	$147	70
10606 Gentle Current Way	0.11mi	5/3.0 (+1)	2,605 (-10%)	4mo	$410,325	$158	68
10825 Gentle Current Way	0.11mi	5/3.0 (+1)	2,605 (-10%)	6mo	$379,000	$145	66
10504 Hidden Banks Gln	0.26mi	5/3.0 (+1)	2,615 (-10%)	1mo	$392,840	$150	64
10427 Hidden Banks Gln	0.30mi	5/2.0 (+1)	2,615 (-10%)	1mo	$390,890	$149	62
10537 Hidden Banks Gln	0.27mi	5/3.0 (+1)	2,615 (-10%)	6mo	$392,220	$150	60
10817 Heirloom Farms Dr	0.71mi	4/3.0	2,793 (-4%)	6mo	$509,000	$182	54
10838 Budding Blossom Ct	0.69mi	5/4.0 (+1)	3,051 (+5%)	1mo	$530,000	$174	47
10831 Budding Blossom Ct	0.71mi	4/3.0	2,486 (-14%)	1mo	$456,000	$183	41

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: -20.8%
• Equity multiple: 0.30×
• Total profit: $-85,465
• Equity at exit: $64,726

10-year hold

• IRR: -23.0%
• Equity multiple: -0.00×
• Total profit: $-121,770
• Equity at exit: $37,533

Cash invested: $121,548 (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: 9.3×

Monthly cashflow live

• Estimated rent: $3,712 medium
• Mortgage (P&I): −$2,276
• Tax est. 1.5%: −$543 /mo · $6,512/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$780
• Net cashflow: $-68

Break-even live

Break-even rent $3,797

Max offer price $424,332

Occupancy floor 97%

Sensitivity live

Price	-10% $232	-5% $82	+0% $-68	+5% $-218	+10% $-368
Rent	-10% $-361	-5% $-214	+0% $-68	+5% $79	+10% $226
Rate	-1.0pp $151	-0.5pp $43	base $-68	+0.5pp $-180	+1.0pp $-294

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: $108,525
• Closing costs: $13,023
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10935 Gentle Current Way Parrish, FL	5.0	3.0	2605	$3,900	$1.50	25d	1	0.19mi
10749 Hidden Banks Gln Parrish, FL	5.0	3.0	2447	$2,549	$1.04	25d	1	0.32mi

Listing history 15 events

1. 2026-06-22
   days on market $413,990 Active 752 DOM
2. 2026-06-18
   days on market $413,990 Active 749 DOM
3. 2026-06-17
   days on market $413,990 Active 748 DOM
4. 2026-06-16
   days on market $413,990 Active 747 DOM
5. 2026-06-15
   days on market $413,990 Active 746 DOM
6. 2026-06-13
   days on market $413,990 Active 744 DOM
7. 2026-06-13
   days on market $413,990 Active 743 DOM
8. 2026-06-10
   days on market $413,990 Active 741 DOM
9. 2026-06-09
   days on market $413,990 Active 740 DOM
10. 2026-06-08
    days on market $413,990 Active 739 DOM
11. 2026-06-08
    days on market $413,990 Active 738 DOM
12. 2026-06-03
    days on market $413,990 Active 734 DOM
13. 2026-06-02
    days on market $413,990 Active 733 DOM
14. 2026-06-01
    days on market $413,990 Active 732 DOM
15. 2026-05-31
    days on market $413,990 Active 731 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: $44,544
• − Mortgage interest: −$24,316
• − Property taxes: −$6,512
• − Insurance: −$2,170
• − Repairs & maintenance: −$3,564
• − Management: −$3,564
• − Depreciation: −$12,628
• Taxable loss: −$8,210
• Est. tax savings @ 24.0%: +$1,970
• After-tax cash flow: $1,160/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: 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