32135 Hazel Adler Ave · San Antonio, FL 33576

$269,900

3 bd · 2.5 ba · 1,639 sqft · Townhouse · 113 Days on market

Built 2026 Excellent condition 1-car garage $165/sqft · 5% below area Est $285k · 5% under

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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 +9.9/15.0
• Condition / age +5.0/5.0
• Schools +4.3/10.0
• Appreciation +3.8/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +2.6/5.0

Listing remarks

Welcome to The St. Sebastian - Your Ideal Townhome Awaits! Looking for the perfect townhome? The St. Sebastian offers spacious, comfortable living with 3 bedrooms, 2 bathrooms, and a 2-car garage-all spread across over 1,600 square feet. The main floor features an open-concept layout, seamlessly connecting a modern kitchen with the dining and living areas-ideal for entertaining and everyday family life. Upstairs, retreat to the three bedrooms, including a luxurious master suite complete with a spa-inspired bathroom. Enjoy your own private backyard, perfect for summer barbecues and relaxing with friends and family. Don't miss your chance to call The St. Sebastian home-schedule a tour today!

Key facts

• Garage
• Built 2026
• Listed 112 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $270k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (16.6% below list).
• Recommended offer: $225k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.5% in San Antonio — 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 69/100 on livability (#454 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety D-.
• Pasco (suburban): math 50% / reading 52% proficiency, ranked #32 of 73 in FL (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: San Antonio Elementary School (math 49% / reading 52%, grade D+, #1,055 of 2,144 statewide, top 50%, 573 students, 50% FRL); Pasco Middle School (math 38% / reading 38%, grade F, #388 of 571 statewide, top 69%, 903 students, 73% FRL); Pasco High School (math 40% / reading 40%, grade F, #296 of 667 statewide, top 45%, 1,639 students, 66% FRL).
• Market conditions: Rents flat; 510 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 85d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 35% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.3%/yr); year-one equity from $2k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Pasco County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,113 (16.6% 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 113 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. Schools are D-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: 0.83% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $285,427
• List price: $269,900
• Delta: -5.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10667 Ironwood Tree Way	0.07mi	3/2.5	1,639 (0%)	1mo	$249,900	$152	95
10670 Ironwood Tree Way	0.05mi	3/2.5	1,639 (0%)	6mo	$252,900	$154	93
32099 Eastern Redbud Br	0.17mi	3/2.5	1,639 (0%)	1mo	$259,900	$159	91
10646 Ironwood Tree Way	0.04mi	3/2.5	1,666 (+2%)	5mo	$264,900	$159	91
10650 Ironwood Tree Way	0.04mi	3/2.5	1,666 (+2%)	5mo	$260,900	$157	91
10663 Ironwood Tree Way	0.07mi	3/2.5	1,639 (0%)	7mo	$276,900	$169	91
10398 Trumpet Honeysuckle Way	0.25mi	3/2.5	1,634 (-0%)	1mo	$270,000	$165	87
10647 Ironwood Tree Way	0.07mi	3/2.5	1,684 (+3%)	9mo	$304,200	$181	85
10653 Ironwood Tree Way	0.07mi	3/2.5	1,684 (+3%)	9mo	$276,050	$164	85
32128 Eastern Redbud Br	0.14mi	3/2.5	1,694 (+3%)	9mo	$289,900	$171	81
32122 Eastern Redbud Br	0.14mi	3/2.5	1,694 (+3%)	9mo	$264,900	$156	81
32038 Pop Ash Pl	0.39mi	3/2.5	1,801 (+10%)	2mo	$273,000	$152	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.32% appreciation · 0.37% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.37×
• Total profit: $-47,276
• Equity at exit: $48,499

10-year hold

• IRR: -13.8%
• Equity multiple: 0.15×
• Total profit: $-63,938
• Equity at exit: $37,768

Cash invested: $75,572 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 93 active · 33 under contract
• Months of supply: 19.9 mo (5%/mo absorbed)
• Median asking: $275,900 ($168/sqft)
• Median days on market: 76 d
• This list price: 30% of active listings are priced below it
• ARV vs active asking: +3.5% vs current asking $/sqft

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

ZIP-level market 33576

• Home prices YoY: -0.8%
• Rents YoY: 0.4%
• Active inventory: 510
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,251 high
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-87

Break-even live

Break-even rent $2,361

Max offer price $257,336

Occupancy floor 99%

Sensitivity live

Price	-10% $100	-5% $6	+0% $-87	+5% $-180	+10% $-273
Rent	-10% $-265	-5% $-176	+0% $-87	+5% $2	+10% $91
Rate	-1.0pp $49	-0.5pp $-18	base $-87	+0.5pp $-157	+1.0pp $-228

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: $67,475
• Closing costs: $8,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10647 Ironwood Tree Way San Antonio, FL	3.0	2.5	1712	$2,400	$1.40	120d	1	0.05mi
10708 Ironwood Tree Way San Antonio, FL	3.0	2.5	1600	$2,100	$1.31	113d	1	0.08mi
10715 Ironwood Tree Way San Antonio, FL	3.0	2.5	1681	$2,050	$1.22	110d	1	0.09mi
32108 Pond Apple Bnd San Antonio, FL	3.0	2.5	1694	$2,200	$1.30	64d	1	0.10mi
32118 Pond Apple Bnd San Antonio, FL	3.0	2.5	1732	$2,200	$1.27	64d	1	0.10mi
32103 Pond Apple Bnd San Antonio, FL	3.0	2.5	1681	$2,000	$1.19	32d	1	0.12mi
32123 Pond Apple Bnd San Antonio, FL	3.0	2.5	1708	$1,990	$1.17	10d	1	0.13mi
32129 Pond Apple Bnd San Antonio, FL	3.0	2.5	1681	$2,050	$1.22	84d	1	0.13mi
10759 Ironwood Tree Way San Antonio, FL	3.0	2.5	1674	$2,200	$1.31	27d	1	0.13mi
10765 Ironwood Tree Way San Antonio, FL	3.0	2.5	1674	$2,300	$1.37	85d	1	0.14mi
10771 Ironwood Tree Way San Antonio, FL	3.0	2.5	1694	$2,450	$1.45	27d	1	0.14mi
10777 Ironwood Tree Way San Antonio, FL	3.0	2.5	1694	$2,300	$1.36	32d	1	0.15mi
32079 Eastern Redbud Br San Antonio, FL	3.0	2.5	1639	$2,200	$1.34	64d	1	0.17mi
32067 Eastern Redbud Br San Antonio, FL	3.0	2.5	1639	$2,250	$1.37	120d	1	0.18mi
32077 Powderpuff Mimosa Dr San Antonio, FL	2.0	2.5	1541	$2,100	$1.36	120d	1	0.18mi
10817 Ironwood Tree Way San Antonio, FL	3.0	2.5	1694	$2,250	$1.33	97d	1	0.18mi
10817 Ironwood Tree Way San Antonio, FL	3.0	2.5	1694	$2,250	$1.33	120d	1	0.18mi
32127 Powderpuff Mimosa Dr San Antonio, FL	3.0	2.5	1634	$2,100	$1.29	120d	1	0.20mi
10443 Lavender Aster Trl San Antonio, FL	3.0	2.5	1666	$1,950	$1.17	120d	1	0.22mi
32235 Powderpuff Mimosa Dr San Antonio, FL	3.0	2.5	1634	$2,050	$1.25	27d	1	0.23mi
32201 Powderpuff Mimosa Dr San Antonio, FL	3.0	3.0	1634	$2,000	$1.22	64d	1	0.23mi
32146 Powderpuff Mimosa Dr San Antonio, FL	3.0	2.5	1801	$2,050	$1.14	115d	1	0.24mi
10375 Trumpet Honeysuckle Way San Antonio, FL	3.0	2.5	1666	$1,900	$1.14	64d	1	0.27mi
10583 Tupper Cay Dr San Antonio, FL	3.0	2.0	1770	$2,950	$1.67	99d	1	0.28mi
10356 Honey Hammock Way San Antonio, FL	3.0	2.5	1666	$1,890	$1.13	94d	1	0.28mi
10334 Trumpet Honeysuckle Way San Antonio, FL	3.0	3.0	1634	$2,000	$1.22	120d	1	0.31mi
10321 Trumpet Honeysuckle Way San Antonio, FL	3.0	2.5	1666	$2,000	$1.20	117d	1	0.31mi
10300 Honey Hammock Way San Antonio, FL	3.0	2.5	1666	$1,899	$1.14	40d	1	0.33mi
10288 Honey Hammock Way San Antonio, FL	3.0	2.5	1787	$2,099	$1.17	78d	1	0.34mi
11708 Radiant Shore Loop San Antonio, FL	4.0	2.5	1870	$2,500	$1.34	7d	1	0.36mi
10268 Honey Hammock Way Unit 10268 San Antonio, FL	2.0	2.5	1541	$1,975	$1.28	43d	1	0.36mi
10268 Honey Hammock Way San Antonio, FL	2.0	2.5	1541	$1,895	$1.23	10d	1	0.36mi
10268 Trumpet Honeysuckle Way San Antonio, FL	3.0	2.5	1787	$1,950	$1.09	32d	1	0.37mi
10268 Trumpet Honeysuckle Way San Antonio, FL	3.0	3.0	1787	$1,950	$1.09	6d	1	0.37mi
11672 Radiant Shore Loop San Antonio, FL	4.0	2.5	1870	$2,495	$1.33	110d	1	0.37mi
10250 Honey Hammock Way San Antonio, FL	3.0	2.5	1676	$1,979	$1.18	120d	1	0.38mi
11629 Radiant Shore Loop San Antonio, FL	3.0	2.0	1448	$2,100	$1.45	56d	1	0.38mi
11629 Radiant Shore Loop San Antonio, FL	3.0	2.0	1448	$2,145	$1.48	88d	1	0.38mi
10203 Trumpet Honeysuckle Way San Antonio, FL	3.0	2.5	1634	$1,900	$1.16	60d	1	0.43mi
32094 Hawthorne Cottage Pl San Antonio, FL	4.0	2.0	1936	$2,795	$1.44	120d	1	0.43mi

Property features AI

Finance

• Financial info: List price $264,900

Exterior

• Parking: 1-car garage / 1 total parking space
• Home design: Single-family propertyActive listing
• Exterior features: Living area approximately 1,639

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Spec home (St Sebastian plan)

Listing history 50 events

1. 2026-08-19
   days on market $269,900 Active 113 DOM
2. 2026-08-18
   days on market $269,900 Active 112 DOM
3. 2026-08-17
   days on market $269,900 Active 111 DOM
4. 2026-08-16
   days on market $269,900 Active 110 DOM
5. 2026-08-15
   days on market $269,900 Active 109 DOM
6. 2026-08-14
   days on market $269,900 Active 108 DOM
7. 2026-08-13
   days on market $269,900 Active 107 DOM
8. 2026-08-12
   days on market $269,900 Active 106 DOM
9. 2026-08-11
   days on market $269,900 Active 105 DOM
10. 2026-08-10
    days on market $269,900 Active 104 DOM
11. 2026-08-09
    days on market $269,900 Active 103 DOM
12. 2026-08-08
    days on market $269,900 Active 102 DOM
13. 2026-08-06
    days on market $269,900 Active 100 DOM
14. 2026-08-05
    days on market $269,900 Active 99 DOM
15. 2026-08-04
    days on market $269,900 Active 98 DOM
16. 2026-08-03
    days on market $269,900 Active 97 DOM
17. 2026-07-31
    days on market $269,900 Active 94 DOM
18. 2026-07-30
    days on market $269,900 Active 92 DOM
19. 2026-07-28
    days on market $269,900 Active 91 DOM
20. 2026-07-26
    days on market $269,900 Active 89 DOM
21. 2026-07-24
    days on market $269,900 Active 87 DOM
22. 2026-07-23
    days on market $269,900 Active 86 DOM
23. 2026-07-22
    days on market $269,900 Active 85 DOM
24. 2026-07-21
    days on market $269,900 Active 84 DOM
25. 2026-07-20
    days on market $269,900 Active 83 DOM
26. 2026-07-18
    days on market $269,900 Active 80 DOM
27. 2026-07-16
    days on market $269,900 Active 79 DOM
28. 2026-07-15
    days on market $269,900 Active 78 DOM
29. 2026-07-13
    days on market $269,900 Active 76 DOM
30. 2026-07-13
    days on market $269,900 Active 75 DOM
31. 2026-07-11
    days on market $269,900 Active 74 DOM
32. 2026-07-10
    days on market $269,900 Active 73 DOM
33. 2026-07-09
    days on market $269,900 Active 72 DOM
34. 2026-07-07
    days on market $269,900 Active 70 DOM
35. 2026-07-06
    days on market $269,900 Active 69 DOM
36. 2026-07-06
    days on market $269,900 Active 68 DOM
37. 2026-07-05
    days on market $269,900 Active 67 DOM
38. 2026-07-03
    days on market $269,900 Active 66 DOM
39. 2026-07-03
    days on market $269,900 Active 65 DOM
40. 2026-07-01
    days on market $269,900 Active 64 DOM
41. 2026-06-30
    days on market $269,900 Active 63 DOM
42. 2026-06-29
    days on market $269,900 Active 62 DOM
43. 2026-06-28
    days on market $269,900 Active 61 DOM
44. 2026-06-27
    days on market $269,900 Active 60 DOM
45. 2026-06-26
    days on market $269,900 Active 59 DOM
46. 2026-06-24
    days on market $269,900 Active 57 DOM
47. 2026-06-18
    days on market $269,900 Active 51 DOM
48. 2026-06-17
    days on market $269,900 Active 50 DOM
49. 2026-06-16
    days on market $269,900 Active 49 DOM
50. 2026-06-15
    days on market $269,900 Active 48 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,014
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,161
• − Management: −$2,161
• − Depreciation: −$7,852
• Taxable loss: −$5,677
• Est. tax savings @ 24.0%: +$1,362
• After-tax cash flow: $321/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 · 12 photos

Excellent 100/100 None rehab

This townhome is in excellent condition with no visible repairs needed. It offers a modern and well-maintained living space with potential for minor updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Kitchen appliances — Modernizes the space and adds value ↑
• Both Bathroom fixtures — Modernizes the space and adds value ↑

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary San Antonio Elementary School D+ FL #1,055/2,144 Nat'l #12,398/41,679 Middle Pasco Middle School F FL #388/571 Nat'l #6,571/14,009 High Pasco High School F FL #296/667 Nat'l #8,112/17,239

Schools (NCES district)

• District: Pasco
• NCES district ID: 1201530
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 52% ▼ -5.00%
• Median HH income: $45,039
• Composite: 43.14/100
• National rank: #3074
• State rank: #32 of 73 in FL

C Composite livability gradescore 69/100

Livability — San Antonio

• Score: 69/100
• State rank: #454
• US rank: #8221

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pasco County · 570,045 people
• City population: 6,273
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 6,273
• Household income: $76,388
• Rent vs Own: 4.5% rent · 95.5% own

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Population outlook (Pasco County) Hauer SSP2

• Today (2025): 570,045 people
• By 2030: 605,844 · +6.3%
• By 2040: 674,806 · +18.4%
• By 2050: 736,022 · +29.1%
• By 2075: 862,900 · +51.4%
• By 2100: 906,364 · +59.0%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 12% Two or more races 5% Black 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1%

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Political lean MEDSL · Pasco

• 2024 margin: Strong R (+25.2) · D 36.9% · R 62.1% · Other 1.0%
• 2008→2024 swing: -21.6pp toward R · 2008: -3.6pp · 2024: -25.2pp
• All cycles: 2024: R+25.2 2020: R+20.1 2016: R+21.6 2012: R+6.7 2008: R+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.32%
• Current HPI: 281.7138
• Rent YoY: ▲ 0.37%
• Metro: Tampa-St. Petersburg-Clearwater, 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 $264,900

Exterior

• Parking: 1-car garage / 1 total parking space
• Home design: Single-family propertyActive listing
• Exterior features: Living area approximately 1,639

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Spec home (St Sebastian plan)