9927 Wimico Ter · Parrish, FL 34219

$367,000

4 bd · 2.5 ba · 2,260 sqft · Land · 96 Days on market

Built 2026 4,800 sqft lot $135/mo HOA · 5% of rent ↓ 4% since listing

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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 +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

MOVE IN READY! REDTAG SALE! Receive up to $20,000 towards closing costs, $5,000 towards upgrades and special interest rates with the use of our preferred lender - Now through Sunday, April 26th. This all-concrete block constructed, two story home includes a kitchen overlooking the living and dining area, a powder bath, two storage closets, and an outdoor patio on the first floor. Upstairs, the large owner’s suite includes a big walk-in closet and ensuite bathroom with linen closet. Three other bedrooms share a second bathroom. The loft at the top of the stairs provides extra space for work and play, as well as an additional closet for more storage space. This home comes with refrigera

Key facts

• Additional closet
• Walk-in closet
• Owner's suite

Tags

• OUTDOOR PATIO
• OWNER'S SUITE
• WALK-IN CLOSET
• ENSUITE BATHROOM
• LOFT AT THE TOP OF THE STAIRS
• ADDITIONAL CLOSET

Property features AI

Finance

• Other: Lot size approximately 0.11 acres; Permit number COBLD2508-2628; Zoned PD-MU
• Financial info: CDD present; Lease restrictions apply
• HOA & community: HOA managed by ICON Management Services Florida, LLC; Monthly HOA: $135; Community pool; Association approval required; Pets allowed

Exterior

• Parking: Attached 2-car garage (20 x 19)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single family residence; New construction (projected completion May 2026); Two levels; Faces southeast; Completed condition
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by D.R. Horton (Elston model)
• Exterior features: Pond view; Sliding doors; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (Electric/Heat Pump); Central air conditioning
• Interior features: Open floor plan; Living room/dining room combo; Sliding doors
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $367k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $345k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (19.4% below list).
• Recommended offer: $296k (19.4% below list) — sets the bar for 1% rule.

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: 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; 19 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).
• 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 $3k 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

• It's been on market 96 days — a 9% lower offer ($334k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,805 (19.4% 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 96 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.81% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.71%
• DSCR: 0.97
• GRM: 10.3

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: -22.1%
• Equity multiple: 0.26×
• Total profit: $-76,243
• Equity at exit: $54,721

10-year hold

• IRR: -25.4%
• Equity multiple: -0.07×
• Total profit: $-110,328
• Equity at exit: $31,731

Cash invested: $102,760 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,958 high
• Mortgage (P&I): −$1,925
• Tax from tax record: −$185 /mo · $2,222/yr
• Insurance: −$153
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$135
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $-127

Break-even live

Break-even rent $3,119

Max offer price $344,520

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: $91,750
• Closing costs: $11,010
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10225 Kalamazoo Pl Parrish, FL	4.0	2.5	2260	$2,789	$1.23	3d	1	0.27mi
10225 Kalamazoo Pl Unit NA Parrish, FL	4.0	2.5	2260	$2,689	$1.19	10d	1	0.27mi
10048 Big Marsh Ter Parrish, FL	3.0	2.0	2034	$2,825	$1.39	23d	1	0.39mi
12067 Kingsley Trl Parrish, FL	4.0	2.5	2045	$2,495	$1.22	3d	1	0.54mi
11884 Little River Way Parrish, FL	3.0	2.5	2142	$3,250	$1.52	16d	1	0.54mi
11880 Little River Way Parrish, FL	4.0	2.0	1635	$2,650	$1.62	23d	1	0.54mi
11512 Gallatin Trl Parrish, FL	4.0	2.5	1929	$3,300	$1.71	23d	1	0.58mi
11454 Gallatin Trl Parrish, FL	4.0	2.0	1635	$2,575	$1.57	16d	1	0.61mi
11007 Tamarack Pl Unit NA Duette, FL	4.0	3.0	2537	$3,000	$1.18	11d	1	0.89mi
8522 Canyon Creek Trl Parrish, FL	3.0	2.5	1822	$2,000	$1.10	23d	1	1.00mi
8423 Canyon Creek Trl Parrish, FL	3.0	2.5	1823	$2,400	$1.32	23d	1	1.00mi
8443 Canyon Creek Trl Parrish, FL	3.0	2.5	2178	$2,000	$0.92	23d	1	1.01mi
8544 Canyon Creek Trl Parrish, FL	3.0	2.5	1822	$2,300	$1.26	11d	1	1.01mi
11522 84th Street Cir E #105 Parrish, FL	3.0	2.5	1588	$2,300	$1.45	23d	1	1.08mi
10832 Charlotte Dr Parrish, FL	5.0	3.0	2964	$2,899	$0.98	11d	1	1.10mi
11523 84th Street Cir E #105 Parrish, FL	3.0	2.5	1588	$1,950	$1.23	3d	1	1.12mi
8123 Trimbelle Ter Parrish, FL	3.0	2.0	1722	$2,850	$1.66	16d	1	1.16mi
11230 82nd St E Parrish, FL	3.0	2.0	1758	$2,495	$1.42	16d	1	1.42mi
9544 Sandy Bluffs Cir Parrish, FL	5.0	3.0	2557	$2,950	$1.15	3d	1	1.46mi

HOA detail

• Monthly dues: $135 · $1,620/yr

Listing history 9 events

1. 2026-04-20
   status Pending
2. 2026-04-15
   price $367,000
3. 2026-04-09
   price $369,000
4. 2026-03-25
   price $374,000
5. 2026-03-17
   price $377,000
6. 2026-03-11
   price $379,000
7. 2026-03-05
   price $382,990
8. 2026-02-25
   price $381,990
9. 2026-01-14
   listed $380,990 Active

ⓘ 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: $2,222 · $185/mo
• Projected year-2 tax: $3,046 · $254/mo
• Expected delta: +$824/yr (+$69/mo · 37.1%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $35,497
• − Mortgage interest: −$20,558
• − Property taxes: −$2,222
• − Insurance: −$2,632
• − Repairs & maintenance: −$2,840
• − Management: −$2,840
• − HOA: −$1,620
• − Depreciation: −$10,676
• Taxable loss: −$7,891
• Est. tax savings @ 24.0%: +$1,894
• After-tax cash flow: $367/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 — Parrish

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

Census & demographics

• County: Manatee County · 416,364 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: 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

-3.7% since first listed

9 events — show timeline

• 2026-04-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $367,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $369,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $374,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $377,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $379,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $382,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Price Changed $381,990 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Listed $380,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+19.5%/yr

Latest (2025): $2,222 · +41.9% YoY. Source: county tax records.