10753 Eclipse St · Palmer Ranch, FL 34241

$321,529

3 bd · 2.5 ba · 1,373 sqft · Townhouse · 162 Days on market

Built 2026 Excellent condition $172/mo HOA · 5% 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 +16.5/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• 1% rule +5.2/10.0
• DSCR +5.1/10.0
• Condition / age +5.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction. What's Special: Close to Amenities | Close to Trails | 2nd Floor Laundry Room. New Construction – Ready Now! Built by Taylor Morrison, America’s Most Trusted Homebuilder. Welcome to the Jasmine at 10753 Eclipse Street in The Towns at Skye Ranch! Step inside from the front porch to a bright great room and open kitchen with a large island—perfect for everyday meals or entertaining. The first level also includes a half bath, one-car garage, and a spacious back patio for outdoor living. Upstairs, two secondary bedrooms share a full bath, while the primary suite offers a walk-in closet and double vanity. A laundry area completes the second floor for added convenience. Skye Ranch in Sarasota is a premier community at Clark and Lorraine Roads, where natural beauty shines with grand oaks, lush palms, pristine lakes, and forested wetlands—a place to explore, experience, and enjoy life. Additional Highlights Include: upgraded flooring, quartz countertops, and window blinds throughout the whole house. Photos are for representative purposes only. MLS#A4667553

Key facts

• Double vanity
• Walk-in closet
• Close to amenities

Tags

• CLOSE TO AMENITIES
• CLOSE TO TRAILS
• 2ND FLOOR LAUNDRY ROOM
• SPACIOUS PATIO
• WALK-IN CLOSET
• DOUBLE VANITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $322k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $322k).
• Recommended offer: $283k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Sarasota (urban): math 63% / reading 63% proficiency, ranked #7 of 73 in FL (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.1%/yr); 564 active listings in the ZIP; high-income renter base; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 34% of the median local income ($116k/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 $10k of value loss. Plan a longer hold.
• Sarasota County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($283k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $282,945 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
6. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.51%
• DSCR: 1.11
• GRM: 8.2

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: -16.0%
• Equity multiple: 0.45×
• Total profit: $-49,521
• Equity at exit: $47,941

10-year hold

• IRR: -14.5%
• Equity multiple: 0.29×
• Total profit: $-64,056
• Equity at exit: $27,800

Cash invested: $90,028 (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 34241

• Rents YoY: -0.1%
• Active inventory: 564
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,269 medium
• Mortgage (P&I): −$1,686
• Tax est. 1.5%: −$402 /mo · $4,823/yr
• Insurance: −$134
• HOA: −$172
• Vacancy / Maint / Mgmt: −$686
• Net cashflow: $189

Break-even live

Break-even rent $3,030

Max offer price $321,529

Occupancy floor 89%

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: $80,382
• Closing costs: $9,646
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $172 · $2,064/yr

Listing history 19 events

1. 2026-06-18
   days on market $321,529 Active 162 DOM
2. 2026-06-17
   days on market $321,529 Active 161 DOM
3. 2026-06-16
   days on market $321,529 Active 160 DOM
4. 2026-06-15
   days on market $321,529 Active 159 DOM
5. 2026-06-13
   days on market $321,529 Active 157 DOM
6. 2026-06-13
   days on market $321,529 Active 156 DOM
7. 2026-06-10
   days on market $321,529 Active 154 DOM
8. 2026-06-09
   days on market $321,529 Active 153 DOM
9. 2026-06-08
   days on market $321,529 Active 152 DOM
10. 2026-06-08
    days on market $321,529 Active 151 DOM
11. 2026-06-05
    days on market $321,529 Active 148 DOM
12. 2026-06-03
    days on market $321,529 Active 147 DOM
13. 2026-06-02
    days on market $321,529 Active 146 DOM
14. 2026-06-01
    days on market $321,529 Active 145 DOM
15. 2026-05-31
    days on market $321,529 Active 144 DOM
16. 2026-04-30
    price $341,529 1107-char remark

    Show marketing remark (1107 chars)

    Under Construction. What's Special: Close to Amenities | Close to Trails | 2nd Floor Laundry Room. New Construction – Ready Now! Built by Taylor Morrison, America’s Most Trusted Homebuilder. Welcome to the Jasmine at 10753 Eclipse Street in The Towns at Skye Ranch! Step inside from the front porch to a bright great room and open kitchen with a large island—perfect for everyday meals or entertaining. The first level also includes a half bath, one-car garage, and a spacious back patio for outdoor living. Upstairs, two secondary bedrooms share a full bath, while the primary suite offers a walk-in closet and double vanity. A laundry area completes the second floor for added convenience. Skye Ranch in Sarasota is a premier community at Clark and Lorraine Roads, where natural beauty shines with grand oaks, lush palms, pristine lakes, and forested wetlands—a place to explore, experience, and enjoy life. Additional Highlights Include: upgraded flooring, quartz countertops, and window blinds throughout the whole house. Photos are for representative purposes only. MLS#A4667553

17. 2026-04-30
    status Active 1107-char remark

    Show marketing remark (1107 chars)

    Under Construction. What's Special: Close to Amenities | Close to Trails | 2nd Floor Laundry Room. New Construction – Ready Now! Built by Taylor Morrison, America’s Most Trusted Homebuilder. Welcome to the Jasmine at 10753 Eclipse Street in The Towns at Skye Ranch! Step inside from the front porch to a bright great room and open kitchen with a large island—perfect for everyday meals or entertaining. The first level also includes a half bath, one-car garage, and a spacious back patio for outdoor living. Upstairs, two secondary bedrooms share a full bath, while the primary suite offers a walk-in closet and double vanity. A laundry area completes the second floor for added convenience. Skye Ranch in Sarasota is a premier community at Clark and Lorraine Roads, where natural beauty shines with grand oaks, lush palms, pristine lakes, and forested wetlands—a place to explore, experience, and enjoy life. Additional Highlights Include: upgraded flooring, quartz countertops, and window blinds throughout the whole house. Photos are for representative purposes only. MLS#A4667553

18. 2026-01-27
    status Pending 1107-char remark

    Show marketing remark (1107 chars)

    Under Construction. What's Special: Close to Amenities | Close to Trails | 2nd Floor Laundry Room. New Construction – Ready Now! Built by Taylor Morrison, America’s Most Trusted Homebuilder. Welcome to the Jasmine at 10753 Eclipse Street in The Towns at Skye Ranch! Step inside from the front porch to a bright great room and open kitchen with a large island—perfect for everyday meals or entertaining. The first level also includes a half bath, one-car garage, and a spacious back patio for outdoor living. Upstairs, two secondary bedrooms share a full bath, while the primary suite offers a walk-in closet and double vanity. A laundry area completes the second floor for added convenience. Skye Ranch in Sarasota is a premier community at Clark and Lorraine Roads, where natural beauty shines with grand oaks, lush palms, pristine lakes, and forested wetlands—a place to explore, experience, and enjoy life. Additional Highlights Include: upgraded flooring, quartz countertops, and window blinds throughout the whole house. Photos are for representative purposes only. MLS#A4667553

19. 2025-10-06
    listed $341,589 Active 1107-char remark

    Show marketing remark (1107 chars)

    Under Construction. What's Special: Close to Amenities | Close to Trails | 2nd Floor Laundry Room. New Construction – Ready Now! Built by Taylor Morrison, America’s Most Trusted Homebuilder. Welcome to the Jasmine at 10753 Eclipse Street in The Towns at Skye Ranch! Step inside from the front porch to a bright great room and open kitchen with a large island—perfect for everyday meals or entertaining. The first level also includes a half bath, one-car garage, and a spacious back patio for outdoor living. Upstairs, two secondary bedrooms share a full bath, while the primary suite offers a walk-in closet and double vanity. A laundry area completes the second floor for added convenience. Skye Ranch in Sarasota is a premier community at Clark and Lorraine Roads, where natural beauty shines with grand oaks, lush palms, pristine lakes, and forested wetlands—a place to explore, experience, and enjoy life. Additional Highlights Include: upgraded flooring, quartz countertops, and window blinds throughout the whole house. Photos are for representative purposes only. MLS#A4667553

ⓘ 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: $39,228
• − Mortgage interest: −$18,011
• − Property taxes: −$4,823
• − Insurance: −$1,608
• − Repairs & maintenance: −$3,138
• − Management: −$3,138
• − HOA: −$2,064
• − Depreciation: −$9,354
• Taxable loss: −$2,907
• Est. tax savings @ 24.0%: +$698
• After-tax cash flow: $2,960/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.

Condition & rehab AI · 6 photos

Excellent 100/100 None rehab

This new construction townhouse is move-in ready with excellent condition and modern finishes. It offers a great opportunity for investors looking to enter the rental market or sell to a buyer seeking a turnkey home.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Painting interior walls — Fresh paint can make a home more appealing and increase its value.
• Both Upgrading kitchen appliances — Modern appliances can increase the home's appeal and value for both resale and rental.
• Both Adding smart home features — Smart home features can increase the home's appeal and value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting interior walls — Fresh paint can make a home more appealing and increase its value. ↑
• Both Upgrading kitchen appliances — Modern appliances can increase the home's appeal and value for both resale and rental. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sarasota
• NCES district ID: 1201680
• Math proficiency: 63% ▼ -8.00%
• Reading proficiency: 63% ▼ -3.00%
• Median HH income: $51,167
• Composite: 53.68/100
• National rank: #1428
• State rank: #7 of 73 in FL

Livability — Palmer Ranch

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

Census & demographics

• County: Sarasota County · 448,376 people
• City population: 22,808
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 16,408
• Household income: $116,412
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 69.0

Population outlook (Sarasota County) Hauer SSP2

• Today (2025): 452,380 people
• By 2030: 474,175 · +4.8%
• By 2040: 511,577 · +13.1%
• By 2050: 541,467 · +19.7%
• By 2075: 604,947 · +33.7%
• By 2100: 621,965 · +37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 7% Slovak 3% Scandinavian 2%
• Foreign-born: 10% · Canada, Dominican Republic
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 3% Russian/Polish/Slavic 2%

Political lean MEDSL · Sarasota

• 2024 margin: R (+18.2) · D 40.5% · R 58.7%
• 2008→2024 swing: -18.1pp toward R · 2008: -0.1pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+10.4 2016: R+11.6 2012: R+7.4 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -363.72%
• Current HPI: 278.3404
• Rent YoY: ▬ -0.05%
• 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

-0.0% since first listed

4 events — show timeline

• 2026-04-30 Price Changed $341,529 Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-06 Listed $341,589 Stellar MLS as Distributed by MLS Grid