9424 Azure Breeze Ave · Parrish, FL 34219

$349,740

6 bd · 3.0 ba · 2,580 sqft · SingleFamily · 79 Days on market

Built 2026 Good condition 2-car garage $136/sqft · 27% below area Est $477k · 27% 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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Boasting two stories, the Concord is the largest single-family home in this collection. The first floor features a modern design with an open kitchen, living room and dining room, along with a versatile bedroom ideal for overnight guests. The second floor is home to four bedrooms, an adaptable loft and the spacious owner's suite.

Key facts

• Adaptable loft
• Versatile bedroom
• Open kitchen

Tags

• TWO STORIES
• OPEN KITCHEN
• VERSATILE BEDROOM
• ADAPTABLE LOFT
• SPACIOUS OWNER'S SUITE

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $350k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $329k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.7% in Parrish — 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 C — 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: Virgil Mills Elementary School (math 69% / reading 65%, grade B+, #450 of 2,144 statewide, top 22%, 818 students, 43% FRL); Buffalo Creek Middle School (math 59% / reading 51%, grade B-, #180 of 571 statewide, top 32%, 1,127 students, 44% FRL); Palmetto High School (math 22% / reading 36%, grade F, #456 of 667 statewide, top 68%, 2,100 students, 61% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents soft (-0.9%/yr); 3218 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 133d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 37% 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 $10k 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 79 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.

Recommended offer $328,755 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $477,497
• List price: $349,740
• Delta: -26.76%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8818 Bahama Mia Ln	1.03mi	5/3.0 (-1)	2,605 (+1%)	4mo	$399,000	$153	55
8840 Clear View St	1.06mi	5/3.0 (-1)	2,447 (-5%)	2mo	$370,000	$151	49
8825 Clear View St	1.05mi	5/3.0 (-1)	2,447 (-5%)	4mo	$376,670	$154	48
8816 Clear View St	1.08mi	5/3.0 (-1)	2,447 (-5%)	5mo	$375,000	$153	47
10827 High Noon Trl	1.02mi	5/3.0 (-1)	2,362 (-8%)	3mo	$405,000	$171	43
10811 High Noon Trl	1.01mi	5/3.0 (-1)	2,358 (-9%)	16mo	$425,000	$180	32
10017 Zennia Ln	0.69mi	5/3.0 (-1)	2,878 (+12%)	15mo	$491,715	$171	31
8723 Starry Night Ter	0.82mi	5/3.0 (-1)	2,370 (-8%)	20mo	$423,720	$179	30
6138 100th Ave E	0.76mi	5/3.0 (-1)	2,859 (+11%)	18mo	$445,999	$156	27
10126 Zennia Ln	0.74mi	5/3.0 (-1)	3,030 (+17%)	14mo	$470,000	$155	24
8814 Starry Night Ter	0.86mi	5/4.0 (-1)	3,018 (+17%)	9mo	$535,000	$177	24
10507 Daybreak Gln	0.79mi	5/3.0 (-1)	3,018 (+17%)	14mo	$505,000	$167	23

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: -12.4%
• Equity multiple: 0.56×
• Total profit: $-42,698
• Equity at exit: $52,147

10-year hold

• IRR: -8.7%
• Equity multiple: 0.53×
• Total profit: $-45,790
• Equity at exit: $30,239

Cash invested: $97,927 (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 →

Active competition Active MLS

• For sale now: 7 active
• Median asking: $435,990 ($164/sqft)
• Median days on market: 271 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +12.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34219

• Home prices YoY: -23.7%
• Rents YoY: -0.9%
• Active inventory: 3218
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,542 high
• Mortgage (P&I): −$1,834
• Tax est. 1.5%: −$437 /mo · $5,246/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$744
• Net cashflow: $382

Break-even live

Break-even rent $3,059

Max offer price $349,740

Occupancy floor 84%

Sensitivity live

Price	-10% $623	-5% $502	+0% $382	+5% $261	+10% $140
Rent	-10% $102	-5% $242	+0% $382	+5% $522	+10% $661
Rate	-1.0pp $558	-0.5pp $471	base $382	+0.5pp $291	+1.0pp $199

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: $87,435
• Closing costs: $10,492
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8031 111th Ter E Parrish, FL	5.0	3.0	3067	$4,150	$1.35	164d	1	0.97mi
8818 Gulf Shore Ter Parrish, FL	6.0	3.0	3326	$2,995	$0.90	127d	1	1.09mi
8513 Blue Wave Ln E Unit 8513 Parrish, FL	6.0	3.0	3326	$3,450	$1.04	127d	1	1.12mi
8541 Bella Mar Trl Parrish, FL	5.0	3.0	2389	$2,700	$1.13	108d	1	1.17mi
8541 Bella Mar Trl Parrish, FL	5.0	3.0	2389	$2,800	$1.17	133d	1	1.17mi
8438 Blue Wave Ln Parrish, FL	6.0	3.0	2580	$2,900	$1.12	164d	1	1.19mi
9544 Sandy Bluffs Cir Parrish, FL	5.0	3.0	2557	$2,940	$1.15	133d	1	1.27mi

Property features AI

Finance

• Financial info: List price $361,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family residenceConcord floor plan
• Exterior features: Living area approximately 2,580

Interior

• Bedrooms: 6 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Spec new-construction home (Concord plan)

Listing history 50 events

1. 2026-10-23
   days on market $349,740 Active 79 DOM
2. 2026-10-22
   days on market $349,740 Active 78 DOM
3. 2026-10-21
   days on market $349,740 Active 77 DOM
4. 2026-10-21
   price $349,740 Active 76 DOM
5. 2026-10-20
   days on market $352,740 Active 76 DOM
6. 2026-10-19
   days on market $352,740 Active 75 DOM
7. 2026-10-18
   days on market $352,740 Active 74 DOM
8. 2026-10-17
   days on market $352,740 Active 73 DOM
9. 2026-10-16
   days on market $352,740 Active 72 DOM
10. 2026-10-15
    price $352,740 Active 71 DOM
11. 2026-10-15
    days on market $357,740 Active 71 DOM
12. 2026-10-14
    days on market $357,740 Active 70 DOM
13. 2026-10-13
    days on market $357,740 Active 69 DOM
14. 2026-10-12
    days on market $357,740 Active 68 DOM
15. 2026-10-11
    days on market $357,740 Active 67 DOM
16. 2026-10-10
    pricedays on market $357,740 Active 66 DOM
17. 2026-10-09
    days on market $354,740 Active 65 DOM
18. 2026-10-08
    days on market $354,740 Active 64 DOM
19. 2026-10-08
    price $354,740 Active 63 DOM
20. 2026-10-07
    days on market $362,740 Active 63 DOM
21. 2026-10-06
    days on market $362,740 Active 62 DOM
22. 2026-10-05
    days on market $362,740 Active 61 DOM
23. 2026-10-04
    days on market $362,740 Active 60 DOM
24. 2026-10-03
    days on market $362,740 Active 59 DOM
25. 2026-10-02
    days on market $362,740 Active 58 DOM
26. 2026-10-01
    days on market $362,740 Active 57 DOM
27. 2026-09-30
    pricedays on market $362,740 Active 56 DOM
28. 2026-09-29
    price $372,740 Active 55 DOM
29. 2026-09-29
    days on market $367,740 Active 55 DOM
30. 2026-09-28
    days on market $367,740 Active 54 DOM
31. 2026-09-27
    days on market $367,740 Active 53 DOM
32. 2026-09-25
    days on market $367,740 Active 51 DOM
33. 2026-09-24
    days on market $367,740 Active 50 DOM
34. 2026-09-22
    pricedays on market $367,740 Active 48 DOM
35. 2026-09-21
    days on market $370,740 Active 47 DOM
36. 2026-09-20
    days on market $370,740 Active 46 DOM
37. 2026-09-19
    days on market $370,740 Active 45 DOM
38. 2026-09-18
    days on market $370,740 Active 44 DOM
39. 2026-09-17
    days on market $370,740 Active 43 DOM
40. 2026-09-16
    pricedays on market $370,740 Active 42 DOM
41. 2026-09-15
    days on market $369,240 Active 41 DOM
42. 2026-09-14
    days on market $369,240 Active 40 DOM
43. 2026-09-13
    days on market $369,240 Active 39 DOM
44. 2026-09-12
    days on market $369,240 Active 38 DOM
45. 2026-09-11
    pricedays on market $369,240 Active 37 DOM
46. 2026-09-05
    days on market $368,940 Active 31 DOM
47. 2026-09-04
    days on market $368,940 Active 30 DOM
48. 2026-09-03
    pricedays on market $368,940 Active 29 DOM
49. 2026-08-31
    days on market $368,590 Active 26 DOM
50. 2026-08-30
    days on market $368,590 Active 25 DOM

ⓘ 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: $42,510
• − Mortgage interest: −$19,591
• − Property taxes: −$5,246
• − Insurance: −$1,749
• − Repairs & maintenance: −$3,401
• − Management: −$3,401
• − Depreciation: −$10,174
• Taxable loss: −$1,052
• Est. tax savings @ 24.0%: +$252
• After-tax cash flow: $4,831/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 · 14 photos

Good 80/100 Cosmetic rehab Est. rehab $12,900–$38,700 screening

This single-family home is in good condition with a modern kitchen and bathrooms. It has a good roof and exterior, and the landscaping adds to its curb appeal. Minor maintenance and painting could further enhance its value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary James Tillman Elementary Magnet School D FL #1,088/2,144 Nat'l #12,785/41,679 Middle Buffalo Creek Middle School B- FL #180/571 Nat'l #2,482/14,009 High Palmetto High School F FL #456/667 Nat'l #11,621/17,239

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 · 447,342 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: 16% of renters

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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%

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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%
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 2% Other Asian/Pacific 1%

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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

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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

Property features AI

Finance

• Financial info: List price $361,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family residenceConcord floor plan
• Exterior features: Living area approximately 2,580

Interior

• Bedrooms: 6 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Spec new-construction home (Concord plan)