11554 Violet Jasper Dr · Ruskin, FL 34219

$265,190

2 bd · 2.0 ba · 1,683 sqft · SingleFamily · 166 Days on market

Built 2025 Est $306k · 13% 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).

• Cash flow +17.2/30.0
• ARV discount +13.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

This single-story home maximizes comfort and convenience. An open floorplan among the family room, dining room and kitchen accesses a spacious patio in a contemporary design, while an adjacent flex room is perfect for hobbies of all kinds. Both bedrooms feature private bathrooms, ideal for ease of living and overnight guests.

Key facts

• Private bathrooms
• Open floorplan
• Flex room

Tags

• OPEN FLOORPLAN
• SPACIOUS PATIO
• FLEX ROOM
• PRIVATE BATHROOMS

Property features AI

Finance

• Other: Address: 11554 Violet Jasper Dr, Parrish FL 34219; Listing status: Active; Last modified: 2026-05-20
• Financial info: List price $270,390

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family home (spec new construction)
• Exterior features: Living area of 1,683 (listed)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Active new construction spec home (Morningtide plan)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/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 $256k (3.4% below list).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.7% in Ruskin — 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 71/100 on livability (#392 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute B+; Watch: schools F, 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.
• Market conditions: Rents soft (-0.9%/yr); 2170 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $2k of loan paydown is wiped out by about $8k 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 166 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $233,367 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 7.15%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $306,306
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11857 Sparkling Topaz Cv	0.12mi	2/2.0	1,683 (0%)	11mo	$339,900	$202	85
11861 Sparkling Topaz Cv	0.11mi	2/2.0	1,783 (+6%)	12mo	$334,900	$188	75
11841 Sparkling Topaz Cv	0.15mi	2/2.0	1,783 (+6%)	11mo	$335,000	$188	74
11808 Sparkling Topaz Cv	0.23mi	2/2.0	1,783 (+6%)	7mo	$398,415	$223	74
12605 Tahitian Pearl Cir	0.29mi	2/2.0	1,782 (+6%)	3mo	$325,000	$182	74
11809 Sparkling Topaz Cv	0.23mi	2/2.0	1,783 (+6%)	10mo	$336,155	$189	71
12827 Lily Quartz Loop	0.32mi	3/2.0 (+1)	1,490 (-12%)	7mo	$268,000	$180	55
12707 Lily Quartz Loop	0.43mi	3/2.0 (+1)	1,486 (-12%)	2mo	$253,990	$171	54
12716 Lily Quartz Loop	0.39mi	3/2.0 (+1)	1,486 (-12%)	12mo	$255,000	$172	48
12694 Lily Quartz Loop	0.40mi	3/2.0 (+1)	1,486 (-12%)	11mo	$255,000	$172	47
12688 Lily Quartz Loop	0.41mi	3/2.0 (+1)	1,486 (-12%)	12mo	$249,900	$168	47
12696 Lily Quartz Loop	0.41mi	3/2.0 (+1)	1,486 (-12%)	12mo	$252,900	$170	46

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: -14.9%
• Equity multiple: 0.48×
• Total profit: $-38,314
• Equity at exit: $39,541

10-year hold

• IRR: -12.3%
• Equity multiple: 0.37×
• Total profit: $-46,597
• Equity at exit: $22,929

Cash invested: $74,253 (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: $2,561 medium
• Mortgage (P&I): −$1,391
• Tax est. 1.5%: −$331 /mo · $3,978/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $190

Break-even live

Break-even rent $2,320

Max offer price $265,190

Occupancy floor 88%

Sensitivity live

Price	-10% $374	-5% $282	+0% $190	+5% $99	+10% $7
Rent	-10% $-12	-5% $89	+0% $190	+5% $292	+10% $393
Rate	-1.0pp $324	-0.5pp $258	base $190	+0.5pp $122	+1.0pp $52

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: $66,298
• Closing costs: $7,956
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10646 Hidden Banks Gln Parrish, FL	3.0	2.0	1504	$2,350	$1.56	17d	1	1.37mi
9928 Wimico Ter Parrish, FL	3.0	2.0	1504	$2,450	$1.63	17d	1	1.44mi
10048 Big Marsh Ter Parrish, FL	3.0	2.0	2034	$2,825	$1.39	24d	1	1.46mi

Listing history 5 events

1. 2026-06-03
   days on market $265,190 Active 166 DOM
2. 2026-06-02
   pricedays on market $265,190 Active 165 DOM
3. 2026-06-01
   days on market $264,990 Active 164 DOM
4. 2026-06-01
   price $264,990 Active 163 DOM
5. 2026-05-31
   pricedays on market $264,790 Active 163 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $30,730
• − Mortgage interest: −$14,855
• − Property taxes: −$3,978
• − Insurance: −$1,326
• − Repairs & maintenance: −$2,458
• − Management: −$2,458
• − Depreciation: −$7,715
• Taxable loss: −$2,060
• Est. tax savings @ 24.0%: +$494
• After-tax cash flow: $2,779/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: 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