11917 Mountain Island Trl · Ruskin, FL 34219

$419,990

5 bd · 3.0 ba · 2,605 sqft · Land · 37 Days on market

Built 2026 7,200 sqft lot $147/mo HOA · 4% of rent ↓ 2% 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 +11.5/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This all-concrete block constructed, two-story, two-car garage plan has a large open-concept downstairs which includes a well-appointed kitchen, living room, dining area, secondary bedroom, and full bath. Upstairs, the oversized Bedroom 1 can easily fit a king size bed and includes a large walk-in closet as well as Bathroom 1 with double vanity. Three other bedrooms share a second upstairs bathroom while the loft provides an extra area for work or play. This home comes with refrigerator, built-in dishwasher, electric range, and microwave as well as washer and dryer. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation.

Key facts

• Dog park
• Resort-style pool
• Playground

Tags

• RESORT-STYLE POOL
• DOG PARK
• PLAYGROUND
• FULLY EQUIPPED FITNESS CENTER
• LAKE MANATEE STATE PARK
• SCENIC WALKING TRAILS

Property features AI

Finance

• Other: Home warranty provided; Total annual fees $1,764
• Financial info: Other annual assessment $1,675; Lease restrictions apply
• HOA & community: Monthly HOA $147 (required) — ICON Management Services Florida, LLC; HOA amenities: clubhouse, playground, pool; Community features: fitness center, reclaimed water irrigation, playground, pool, sidewalks; Pets allowed; Association approval required

Exterior

• Parking: Attached 2-car garage (20x20)
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single family residence; Two-story; Under construction (projected completion August 21, 2026); Faces northeast
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction by D.R. Horton (model: Hayden)
• Exterior features: Sliding doors; Pond view

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 5 bedrooms
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; Blinds
• Laundry & utility: Laundry room; Washer; Dryer

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath land listed at $420k.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $395k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $328k (21.9% below list).
• Recommended offer: $328k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.7% in Ruskin — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 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.
• 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 35% 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 $13k 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 37 days — a 3% lower offer ($407k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $328,201 (21.9% 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 37 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 10.7

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: -21.9%
• Equity multiple: 0.26×
• Total profit: $-86,596
• Equity at exit: $62,622

10-year hold

• IRR: -24.6%
• Equity multiple: -0.06×
• Total profit: $-124,218
• Equity at exit: $36,313

Cash invested: $117,597 (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: 10.7×

Monthly cashflow live

• Estimated rent: $3,282 high
• Mortgage (P&I): −$2,202
• Tax from tax record: −$208 /mo · $2,490/yr
• Insurance: −$175
• HOA: −$147
• Vacancy / Maint / Mgmt: −$689
• Net cashflow: $-139

Break-even live

Break-even rent $3,458

Max offer price $395,399

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: $104,998
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.16mi
10225 Kalamazoo Pl Unit NA Parrish, FL	4.0	2.5	2260	$2,689	$1.19	10d	1	0.16mi
12067 Kingsley Trl Parrish, FL	4.0	2.5	2045	$2,495	$1.22	3d	1	0.34mi
11007 Tamarack Pl Unit NA Duette, FL	4.0	3.0	2537	$3,000	$1.18	11d	1	0.70mi
11512 Gallatin Trl Parrish, FL	4.0	2.5	1929	$3,300	$1.71	23d	1	0.73mi
10832 Charlotte Dr Parrish, FL	5.0	3.0	2964	$2,899	$0.98	11d	1	0.94mi

HOA detail

• Monthly dues: $147 · $1,764/yr
• Likely covers: electric

Listing history 12 events

1. 2026-06-13
   status $419,990 Pending 37 DOM
2. 2026-06-10
   days on market $419,990 Active 37 DOM
3. 2026-06-09
   days on market $419,990 Active 36 DOM
4. 2026-06-08
   days on market $419,990 Active 35 DOM
5. 2026-06-08
   days on market $419,990 Active 34 DOM
6. 2026-06-03
   days on market $419,990 Active 30 DOM
7. 2026-06-02
   days on market $419,990 Active 29 DOM
8. 2026-06-01
   days on market $419,990 Active 28 DOM
9. 2026-05-31
   days on market $419,990 Active 27 DOM
10. 2026-05-06
    price $419,990
11. 2026-05-05
    listed $419,990 Active 879-char remark

    Show marketing remark (879 chars)

    This all-concrete block constructed, two-story, two-car garage plan has a large open-concept downstairs which includes a well-appointed kitchen, living room, dining area, secondary bedroom, and full bath. Upstairs, the oversized Bedroom 1 can easily fit a king size bed and includes a large walk-in closet as well as Bathroom 1 with double vanity. Three other bedrooms share a second upstairs bathroom while the loft provides an extra area for work or play. This home comes with refrigerator, built-in dishwasher, electric range, and microwave as well as washer and dryer. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation.

12. 2026-05-04
    listed $429,990 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: $2,490 · $208/mo
• Projected year-2 tax: $3,486 · $290/mo
• Expected delta: +$996/yr (+$83/mo · 40.0%)

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

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 ≥107°F today · 28 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: $39,384
• − Mortgage interest: −$23,526
• − Property taxes: −$2,490
• − Insurance: −$2,100
• − Repairs & maintenance: −$3,151
• − Management: −$3,151
• − HOA: −$1,764
• − Depreciation: −$12,218
• Taxable loss: −$9,015
• Est. tax savings @ 24.0%: +$2,164
• After-tax cash flow: $493/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: 33,319
• 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

-2.3% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $419,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Listed $419,990 Zillow
• 2026-05-04 Listed $429,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+16.9%/yr

Latest (2025): $2,490 · +35.7% YoY. Source: county tax records.