11526 84th Street Cir E #103 · Ruskin, FL 34219

$215,000

3 bd · 2.5 ba · 1,396 sqft · Townhouse public records · 182 Days on market

Built 2008 2,100 sqft lot Est $221k · at est. $414/mo HOA · 17% 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 +10.5/30.0
• ARV discount +8.6/15.0
• 1% rule +6.4/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Delightful Townhouse in Copperstone, a well-established community centrally located in the heart of Parrish. Beautifully maintained, and only used seasonally by the Owner, this 3-bedroom, 2.5-bath townhome offers a perfect blend of comfort, convenience, and value in one of the area's few gated communities. Enjoy peaceful pond views from the screened lanai, a stylish exterior with stacked-stone accents, and a brand-new A/C (installed November 2025) for peace of mind. Inside, you’ll find thoughtful upgrades including crown molding, a kitchen with pantry and breakfast bar, and spacious closets in every bedroom. The open layout and neutral finishes make this home ideal as an empty-nest re

Key facts

• Fitness center
• Clubhouse
• Resort style pool

Tags

• POND VIEWS
• GATED ENTRANCE
• RESORT STYLE POOL
• CLUBHOUSE
• FITNESS CENTER
• PLAYGROUNDS

Property features AI

Finance

• Other: Total monthly fees shown: $414.60; Total annual fees shown: $4,975.20
• Financial info: CDD applicable; Lease restrictions apply
• HOA & community: HOA: Copperstone (monthly fee $190; additional fee $224.60 listed); Association fee includes cable TV, common area taxes, pool, escrow reserves, structure and grounds maintenance, management, private road and recreational facilities; Association amenities: clubhouse, fitness center, pool, playground, park, tennis courts, basketball court, trails, recreation facilities, gated, vehicle restrictions, maintenance; Buyer approval required for association; Pets allowed: cats and dogs; Association recreation owned; Irrigation with reclaimed water; Community features: sidewalks, street lights, community mailbox, deed restrictions

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Security: Gated community with security gate
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; BB/HS internet available; Sewer connected; Water connected; Underground utilities; Sprinkler recycled
• Home design: Residential townhouse; Completed condition; Two stories; Faces south; On a pond with water view; Vegetation: trees and landscaped
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as part of building number 11526
• Exterior features: Patio; Rear screened porch; Sliding doors; Sidewalk

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Crown molding; High ceilings; Open floorplan; Living room/dining room combo; Blinds, shades and shutters; Window treatments
• Laundry & utility: Washer and dryer included; Inside laundry in upper-level laundry closet; Inside utility / great room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (8.9% below list).
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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: Barbara A Harvey Elementary School (math 74% / reading 59%, grade B+, #473 of 2,144 statewide, top 23%, 1,069 students, 33% FRL); Parrish Community High School (math 47% / reading 57%, grade D+, #160 of 667 statewide, top 25%, 2,017 students, 32% FRL) — zoned schools average 33% FRL vs 51% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.9%/yr); 2170 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1k of loan paydown is wiped out by about $6k 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 182 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $189,200 (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 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.14% ✓
• Cap rate: 5.69%
• Cash-on-cash: -2.17%
• DSCR: 0.90
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $220,568
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11526 84th Street Cir E #103	0.00mi	3/2.5	1,396 (0%)	1mo	$210,000	$150	100
11507 84th Street Cir E #102	0.14mi	3/2.5	1,420 (+2%)	8mo	$250,000	$176	84
11574 84th Street Cir E #103	0.10mi	3/2.5	1,480 (+6%)	2mo	$255,000	$172	84
11558 84th Street Cir E #106	0.06mi	3/2.5	1,585 (+14%)	0mo	$250,000	$158	74
11563 84th Street Cir E #106	0.09mi	3/2.5	1,585 (+14%)	2mo	$250,000	$158	72
11506 84th Street Cir E #104	0.11mi	3/2.5	1,587 (+14%)	7mo	$250,000	$158	66
11522 84th Street Cir E #102	0.03mi	3/2.5	1,588 (+14%)	23mo	$275,900	$174	57

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: -24.5%
• Equity multiple: 0.19×
• Total profit: $-48,574
• Equity at exit: $32,057

10-year hold

• IRR: -40.8%
• Equity multiple: -0.29×
• Total profit: $-77,446
• Equity at exit: $18,589

Cash invested: $60,200 (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: 2170
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,453 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$415 /mo · $4,983/yr
• Insurance: −$90
• HOA: −$414
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-109

Break-even live

Break-even rent $2,590

Max offer price $195,783

Occupancy floor 99%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11522 84th Street Cir E #105 Parrish, FL	3.0	2.5	1588	$2,300	$1.45	23d	1	0.05mi
11523 84th Street Cir E #105 Parrish, FL	3.0	2.5	1588	$1,950	$1.23	3d	1	0.08mi
8544 Canyon Creek Trl Parrish, FL	3.0	2.5	1822	$2,300	$1.26	11d	1	0.10mi
11567 84th Street Cir E #105 Parrish, FL	3.0	2.5	1420	$1,999	$1.41	3d	1	0.11mi
8522 Canyon Creek Trl Parrish, FL	3.0	2.5	1822	$2,000	$1.10	23d	1	0.11mi
8423 Canyon Creek Trl Parrish, FL	3.0	2.5	1823	$2,400	$1.32	23d	1	0.21mi
8123 Trimbelle Ter Parrish, FL	3.0	2.0	1722	$2,850	$1.66	16d	1	0.38mi
11230 82nd St E Parrish, FL	3.0	2.0	1758	$2,495	$1.42	16d	1	0.52mi
11880 Little River Way Parrish, FL	4.0	2.0	1635	$2,650	$1.62	23d	1	0.63mi
11454 Gallatin Trl Parrish, FL	4.0	2.0	1635	$2,575	$1.57	16d	1	0.77mi
10416 High Noon Trl Parrish, FL	3.0	2.0	1412	$2,400	$1.70	3d	1	1.08mi
9928 Wimico Ter Parrish, FL	3.0	2.0	1504	$2,450	$1.63	16d	1	1.08mi
10455 Wet Marsh Cv Parrish, FL	3.0	2.0	1635	$2,650	$1.62	10d	1	1.26mi
12573 Oak Hill Way Parrish, FL	3.0	2.0	1518	$2,500	$1.65	3d	1	1.30mi
9962 Last Light Gln Parrish, FL	4.0	2.0	1740	$2,495	$1.43	3d	1	1.42mi
12484 Oak Hill Way Parrish, FL	3.0	2.0	1518	$2,600	$1.71	23d	1	1.45mi

HOA detail

• Monthly dues: $414 · $4,968/yr
• Likely covers: security

Listing history 6 events

1. 2026-05-16
   status Pending
2. 2026-05-11
   price $215,000
3. 2026-05-01
   price $225,000
4. 2025-11-15
   listed $245,000 Active
5. 2013-03-12
   historical
6. 2012-12-06
   listed $129,990

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $4,983 · $415/mo
• Projected year-2 tax: $4,983 · $415/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $29,431
• − Mortgage interest: −$12,043
• − Property taxes: −$4,983
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,354
• − Management: −$2,354
• − HOA: −$4,968
• − Depreciation: −$6,255
• Taxable loss: −$4,602
• Est. tax savings @ 24.0%: +$1,104
• After-tax cash flow: $-201/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

Price history

+65.4% since first listed

6 events — show timeline

• 2026-05-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-15 Listed $245,000 Stellar MLS as Distributed by MLS Grid
• 2013-03-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2012-12-06 Listed $129,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2025): $4,983 · +4.7% YoY. Source: county tax records.