13221 Sassafras Trl · Lakewood Ranch, FL 34219

$301,423

3 bd · 2.0 ba · 1,275 sqft · Land · 48 Days on market

Built 2026 6,000 sqft lot $113/mo HOA · 4% of rent

---

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 +15.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• DSCR +4.7/10.0
• Schools +4.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 3-bedroom, 2-bath home featuring an open-concept floor plan perfect for modern living and entertaining. The spacious living, dining, and kitchen areas flow seamlessly together, creating a bright and inviting atmosphere. The primary suite offers a private retreat, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. Enjoy outdoor living on the covered lanai, ideal for relaxing or hosting gatherings, and take advantage of the convenience of a 2-car garage for parking and storage. Move-in ready and designed for comfort and functionality! Charming boutique-style community offering a thoughtfully designed setting with amenities for all to enjoy. R

Key facts

• Open event lawn
• Dedicated playground
• Picnic tables

Tags

• OPEN-CONCEPT FLOOR PLAN
• COVERED LANAI
• DEDICATED PLAYGROUND
• OPEN EVENT LAWN
• RECREATION OPTIONS
• PICNIC TABLES

Property features AI

Finance

• Other: Total acreage 0.13 (less than 1/4 acre); Asphalt road surface
• Financial info: Lease restrictions apply
• HOA & community: HOA managed by Access Management; Monthly HOA approximately $113.74 (quarterly fee shown $341.22); Association approval required; HOA amenities include playground and fence restrictions; Community features: community mailbox, dog park, golf carts allowed, playground, sidewalks, street lights; Pets allowed

Exterior

• Parking: Attached 2-car garage (19x20)
• Security: Smoke detector(s)
• Utilities: Public water; Canal/lake access for irrigation; Public sewer; Electricity connected; Sewer connected; Water connected; Cable available; Underground utilities; Fire hydrant nearby; Irrigation equipment
• Home design: Single family residence; One story; North-facing; Completed new construction (projected completion date April 30, 2026)
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Builder: SimplyDwell Homes (model: Cedar)
• Exterior features: Covered front porch and patio; Patio; Sliding doors; Hurricane shutters; Exterior lighting; Rain gutters; Sidewalk

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan with living room/dining room combo; Thermostat; Walk-in closet(s)
• Laundry & utility: Indoor laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $301k.

Deal economics

• At list price, monthly cash flow is $118 ($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 $293k (2.8% below list).
• Recommended offer: $292k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.3% in Lakewood Ranch — 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 D — 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: Annie Lucy Williams Elementary School (math 80% / reading 73%, grade A, #185 of 2,144 statewide, top 9%, 798 students, 31% 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 32% FRL vs 51% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 52% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Manatee average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.9%/yr); 2170 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 31% 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 $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 48 days — a 3% lower offer ($292k) is reasonable based on typical stale-listing flexibility.
• 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 $292,380 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 0.97% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 8.6

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: -17.2%
• Equity multiple: 0.41×
• Total profit: $-49,824
• Equity at exit: $44,943

10-year hold

• IRR: -16.5%
• Equity multiple: 0.21×
• Total profit: $-66,450
• Equity at exit: $26,062

Cash invested: $84,398 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,929 high
• Mortgage (P&I): −$1,581
• Tax est. 1.5%: −$377 /mo · $4,521/yr
• Insurance: −$126
• HOA: −$113
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $118

Break-even live

Break-even rent $2,780

Max offer price $301,423

Occupancy floor 91%

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: $75,356
• Closing costs: $9,043
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13832 Old Creek Ct Parrish, FL	2.0	2.0	1641	$2,700	$1.65	23d	1	0.30mi
4723 Willow Bend Ave Parrish, FL	2.0	2.0	1524	$2,800	$1.84	23d	1	0.93mi
3511 Wild Blossom Pl Parrish, FL	3.0	2.0	1692	$2,500	$1.48	11d	1	1.19mi
2910 122nd Ter E Parrish, FL	3.0	2.0	1830	$3,300	$1.80	23d	1	1.29mi
4213 Berkeley Dr Parrish, FL	3.0	2.0	1749	$2,485	$1.42	1d	1	1.31mi
11835 Crawford Parrish Ln Parrish, FL	2.0	2.0	1156	$2,800	$2.42	23d	1	1.46mi

HOA detail

• Monthly dues: $113 · $1,356/yr

Listing history 7 events

1. 2026-06-08
   statusdays on market $301,423 Pending 48 DOM
2. 2026-06-03
   days on market $301,423 Active 46 DOM
3. 2026-06-02
   days on market $301,423 Active 45 DOM
4. 2026-05-31
   days on market $301,423 Active 44 DOM
5. 2026-05-01
   status Active
6. 2026-04-30
   historical
7. 2026-04-16
   listed $301,423 Active

ⓘ 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: $35,144
• − Mortgage interest: −$16,884
• − Property taxes: −$4,521
• − Insurance: −$1,507
• − Repairs & maintenance: −$2,812
• − Management: −$2,812
• − HOA: −$1,356
• − Depreciation: −$8,769
• Taxable loss: −$3,517
• Est. tax savings @ 24.0%: +$844
• After-tax cash flow: $2,255/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 — Lakewood Ranch

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

Census & demographics

• County: Manatee County · 416,364 people
• City population: 52,177
• 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

3 events — show timeline

• 2026-05-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Listed $301,423 Stellar MLS as Distributed by MLS Grid

Property tax history

+0.6%/yr

Latest (2025): $129 · +0.6% YoY. Source: county tax records.