1363 Corner Oaks Dr · Brandon, FL 33510

$229,000

3 bd · 2.0 ba · 1,545 sqft · SingleFamily public records · 2 Days on market

Built 1985 7,920 sqft lot $12/mo HOA · 1% of rent

---

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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.2/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention Investors! Structural Damage. Being sold-as-is; requires significant repairs. This 3 bed 2 bath home in a quiet neighborhood has lots of potential. This home is walking distance to Limona Elementary School, about 2.5 miles from Mann Middle School and about 1.5 miles to Brandon High School. Low HOA fee of $147.00 annually. This location offers easy access to I-75, I-4, and the Selmon Expressway. Less than 30 minutes to Downtown and close to SR 60 with easy access to shopping and restaurants.

Key facts

• Easy access to i-4
• Easy access to i-75
• 7,920 sq ft lot

Tags

• EASY ACCESS TO I-75
• EASY ACCESS TO I-4
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO RESTAURANTS

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: HOA: Lakeview Village Homeowners' Association of Brando; HOA required; $147 annually ($12.25/month); Pets allowed

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Public sewer; Broadband/High-speed internet available
• Home design: Single-family residence; One-story; Faces north; Homestead exempt
• Construction: Block construction; Shingle roof; Slab foundation; Built on a 72 x 110 lot (0.18 acres)
• Exterior features: Sidewalk

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: No additional interior features listed
• Laundry & utility: Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $229k).

Location & tenants

• Location reads 85/100 on livability (#26 in FL, #507 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+.
• Hillsborough (suburban): math 47% / reading 50% proficiency, ranked #41 of 73 in FL (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brandon High School (math 32% / reading 36%, grade F, #394 of 667 statewide, top 60%, 1,560 students, 57% FRL).
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Hillsborough average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.1%/yr); 147 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 38% of the median local income ($74k/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 $7k of value loss. Plan a longer hold.
• Hillsborough County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $79k; list at $229k implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 8.40%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• 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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-18,420
• Equity at exit: $34,145

10-year hold

• IRR: -2.6%
• Equity multiple: 0.85×
• Total profit: $-9,729
• Equity at exit: $19,800

Cash invested: $64,120 (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 33510

• Home prices YoY: -21.6%
• Rents YoY: -0.1%
• Active inventory: 147
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,331 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$132 /mo · $1,584/yr
• Insurance: −$95
• HOA: −$12
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $402

Break-even live

Break-even rent $1,823

Max offer price $229,000

Occupancy floor 78%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1326 Corner Oaks Dr Brandon, FL	4.0	2.5	2217	$3,400	$1.53	5d	1	0.18mi
613 N Highview Ter Brandon, FL	3.0	2.0	1274	$2,500	$1.96	24d	1	0.19mi
710 Hazy Meadow Ct Brandon, FL	3.0	2.0	1414	$1,900	$1.34	24d	1	0.23mi
802 Windsor Cir Brandon, FL	4.0	2.0	1359	$2,300	$1.69	24d	1	0.25mi
1218 Windsor Cir Brandon, FL	4.0	2.0	1400	$1,949	$1.39	3d	1	0.29mi
1124 Vinetree Dr Brandon, FL	4.0	2.0	1663	$2,329	$1.40	5d	1	0.76mi
1309 Canyon Oaks Dr Brandon, FL	3.0	2.0	1920	$2,640	$1.38	24d	1	0.83mi
1805 Lake Crest Ave Brandon, FL	3.0	2.0	1908	$2,345	$1.23	2d	1	0.91mi
2902 Forest Cir Seffner, FL	4.0	2.0	2131	$2,625	$1.23	2d	1	0.92mi
1110 Londonwood St Brandon, FL	3.0	2.0	1564	$2,540	$1.62	15d	1	0.97mi
311 E Windhorst Rd Brandon, FL	3.0	2.0	1511	$2,089	$1.38	22d	1	1.03mi
3104 Clovewood Pl Seffner, FL	4.0	2.0	1937	$2,950	$1.52	18d	1	1.05mi
1690 Palm Leaf Dr Brandon, FL	3.0	2.5	1512	$2,095	$1.39	14d	1	1.09mi
2120 Redleaf Dr Brandon, FL	3.0	2.0	1632	$2,255	$1.38	5d	1	1.10mi
2130 Redleaf Dr Brandon, FL	3.0	2.0	1496	$2,700	$1.80	5d	1	1.12mi
2047 Sarah Louise Dr Brandon, FL	3.0	2.0	1290	$2,235	$1.73	2d	1	1.14mi
1516 Blue Magnolia Rd Brandon, FL	3.0	3.0	1638	$2,330	$1.42	2d	1	1.22mi
2617 Chelsea Manor Blvd Brandon, FL	2.0	1.5	1211	$1,795	$1.48	24d	1	1.23mi
1513 Deer Tree Ln Brandon, FL	3.0	2.5	1508	$2,150	$1.43	15d	1	1.29mi
730 Straw Lake Dr Brandon, FL	4.0	2.0	1883	$2,950	$1.57	24d	1	1.30mi
908 Westmore Ave Brandon, FL	3.0	2.0	1210	$1,900	$1.57	24d	1	1.37mi
110 Summerfield Way Brandon, FL	1.0–3.0	1.0–2.0	977	$2,056	$2.10	2d	25	1.37mi
2119 Lennox Dale Ln Brandon, FL	3.0	2.5	1536	$2,095	$1.36	5d	1	1.41mi
11037 Black Swan Ct Seffner, FL	2.0	1.5	1154	$1,650	$1.43	18d	1	1.42mi
11033 Black Swan Ct Seffner, FL	2.0	2.0	1140	$1,595	$1.40	24d	1	1.43mi
2136 Lennox Dale Ln Unit Main Brandon, FL	3.0	2.0	1470	$2,250	$1.53	18d	1	1.44mi
3419 High Hampton Cir Tampa, FL	2.0	2.5	1696	$1,825	$1.08	24d	1	1.46mi
11022 Black Swan Ct Seffner, FL	2.0	1.5	1252	$1,650	$1.32	5d	1	1.47mi
3566 High Hampton Cir Tampa, FL	2.0	2.5	1696	$2,100	$1.24	15d	1	1.49mi
3430 High Hampton Cir Tampa, FL	2.0	2.5	1696	$2,150	$1.27	24d	1	1.49mi

HOA detail

• Monthly dues: $12 · $144/yr

Listing history 3 events

1. 2026-05-31
   status $229,000 Pending 2 DOM
2. 2026-05-28
   listed $229,000 Active
3. 1985-10-01
   soldstatus $79,000

ⓘ 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: $1,584 · $132/mo
• Projected year-2 tax: $1,901 · $158/mo
• Expected delta: +$316/yr (+$26/mo · 20.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,977
• − Mortgage interest: −$12,828
• − Property taxes: −$1,584
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,238
• − Management: −$2,238
• − HOA: −$144
• − Depreciation: −$6,662
• Taxable income: $1,138
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $4,545/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: Hillsborough
• NCES district ID: 1200870
• Math proficiency: 47% ▼ -8.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $50,622
• Composite: 41.6/100
• National rank: #3435
• State rank: #41 of 73 in FL

Livability — Brandon

• Score: 85/100
• State rank: #26
• US rank: #507

Category grades

Amenities A+ Commute A Cost of living A- Crime B Employment C+ Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brandon, FL
• County: Hillsborough County · 1,540,968 people
• City population: 92,716
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 30,578
• Household income: $74,245
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 1192.0

Population outlook (Hillsborough County) Hauer SSP2

• Today (2025): 1,607,022 people
• By 2030: 1,733,968 · +7.9%
• By 2040: 1,979,565 · +23.2%
• By 2050: 2,203,427 · +37.1%
• By 2075: 2,667,893 · +66.0%
• By 2100: 2,891,558 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 40% Hispanic / Latino 34% Black 16% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 14% Cuban 7% Dominican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Hispanic 2%
• Foreign-born: 18% · Canada, Jamaica, Vietnam
• Languages at home: 68% English-only · Spanish 25% Other Indo-European 3% Tagalog/Filipino 1%

Political lean MEDSL · Hillsborough

• 2024 margin: Toss-up / Even · D 47.8% · R 50.9% · Other 1.3%
• 2008→2024 swing: -10.2pp toward R · 2008: 7.1pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: D+6.9 2016: D+6.8 2012: D+6.7 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.54%
• Current HPI: 328.43
• Rent YoY: ▬ -0.05%
• Metro: Tampa-St. Petersburg-Clearwater, 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

+189.9% since first listed

2 events — show timeline

• 2026-05-28 Listed $229,000 Stellar MLS as Distributed by MLS Grid
• 1985-10-01 Sold (Public Records) $79,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,584 · +11.2% YoY. Source: county tax records.