32135 Hazel Adler Ave · San Antonio, FL 33576

$269,900

3 bd · 2.5 ba · 1,639 sqft · Townhouse · 102 Days on market

Built 2026 Excellent condition 1-car garage $165/sqft · 6% below area Est $287k · 6% 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 +11.3/30.0
• ARV discount +10.2/15.0
• Condition / age +5.0/5.0
• Schools +4.3/10.0
• Appreciation +3.8/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• DSCR +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 101 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 $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (17.2% below list).
• Recommended offer: $224k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.6% 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; 426 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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 102 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 $223,611 (17.2% 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 102 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: 5.85%
• Cash-on-cash: -1.57%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $287,231
• List price: $269,900
• Delta: -6.03%
• 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
10670 Ironwood Tree Way	0.05mi	3/2.5	1,639 (0%)	4mo	$252,900	$154	94
10646 Ironwood Tree Way	0.04mi	3/2.5	1,666 (+2%)	4mo	$264,900	$159	92
10650 Ironwood Tree Way	0.04mi	3/2.5	1,666 (+2%)	4mo	$260,900	$157	92
10663 Ironwood Tree Way	0.07mi	3/2.5	1,639 (0%)	6mo	$276,900	$169	92
10647 Ironwood Tree Way	0.07mi	3/2.5	1,684 (+3%)	7mo	$304,200	$181	86
10653 Ironwood Tree Way	0.07mi	3/2.5	1,684 (+3%)	7mo	$276,050	$164	86
32122 Eastern Redbud Br	0.14mi	3/2.5	1,694 (+3%)	7mo	$264,900	$156	82
32128 Eastern Redbud Br	0.14mi	3/2.5	1,694 (+3%)	7mo	$289,900	$171	82
32111 Eastern Redbud Br	0.17mi	3/2.5	1,684 (+3%)	8mo	$306,100	$182	81
32103 Eastern Redbud Br	0.17mi	3/2.5	1,684 (+3%)	8mo	$288,700	$171	81
32089 Eastern Redbud Br	0.17mi	3/2.5	1,684 (+3%)	8mo	$318,450	$189	81
32038 Pop Ash Pl	0.39mi	3/2.5	1,801 (+10%)	0mo	$273,000	$152	65

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: -17.2%
• Equity multiple: 0.36×
• Total profit: $-47,993
• Equity at exit: $48,499

10-year hold

• IRR: -14.2%
• Equity multiple: 0.13×
• Total profit: $-65,386
• 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: 84 active · 33 under contract
• Months of supply: 21.0 mo (5%/mo absorbed)
• Median asking: $275,900 ($168/sqft)
• Median days on market: 85 d
• This list price: 26% of active listings are priced below it
• ARV vs active asking: +4.1% 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: 426
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,236 high
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-99

Break-even live

Break-even rent $2,361

Max offer price $255,619

Occupancy floor 99%

Sensitivity live

Price	-10% $88	-5% $-5	+0% $-99	+5% $-192	+10% $-285
Rent	-10% $-275	-5% $-187	+0% $-99	+5% $-10	+10% $78
Rate	-1.0pp $37	-0.5pp $-30	base $-99	+0.5pp $-169	+1.0pp $-240

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	73d	1	0.05mi
10708 Ironwood Tree Way San Antonio, FL	3.0	2.5	1600	$2,100	$1.31	67d	1	0.08mi
10715 Ironwood Tree Way San Antonio, FL	3.0	2.5	1681	$2,050	$1.22	64d	1	0.09mi
32108 Pond Apple Bnd San Antonio, FL	3.0	2.5	1694	$2,200	$1.30	18d	1	0.10mi
32118 Pond Apple Bnd San Antonio, FL	3.0	2.5	1732	$2,200	$1.27	18d	1	0.10mi
32112 Pond Apple Bnd Unit 1 San Antonio, FL	3.0	2.5	1700	$2,000	$1.18	73d	1	0.10mi
32123 Pond Apple Bnd San Antonio, FL	3.0	2.5	1708	$2,025	$1.19	9d	1	0.13mi
32129 Pond Apple Bnd San Antonio, FL	3.0	2.5	1681	$2,050	$1.22	38d	1	0.13mi
10765 Ironwood Tree Way San Antonio, FL	3.0	2.5	1674	$2,300	$1.37	38d	1	0.14mi
32079 Eastern Redbud Br San Antonio, FL	3.0	2.5	1639	$2,200	$1.34	18d	1	0.17mi
32067 Eastern Redbud Br San Antonio, FL	3.0	2.5	1639	$2,250	$1.37	73d	1	0.18mi
32077 Powderpuff Mimosa Dr San Antonio, FL	2.0	2.5	1541	$2,100	$1.36	73d	1	0.18mi
10817 Ironwood Tree Way San Antonio, FL	3.0	2.5	1694	$2,250	$1.33	51d	1	0.18mi
10817 Ironwood Tree Way San Antonio, FL	3.0	2.5	1694	$2,250	$1.33	73d	1	0.18mi
32127 Powderpuff Mimosa Dr San Antonio, FL	3.0	2.5	1634	$2,100	$1.29	73d	1	0.20mi
10443 Lavender Aster Trl San Antonio, FL	3.0	2.5	1666	$1,950	$1.17	73d	1	0.22mi
32201 Powderpuff Mimosa Dr San Antonio, FL	3.0	3.0	1634	$2,000	$1.22	18d	1	0.23mi
32146 Powderpuff Mimosa Dr San Antonio, FL	3.0	2.5	1801	$2,050	$1.14	69d	1	0.24mi
10375 Trumpet Honeysuckle Way San Antonio, FL	3.0	2.5	1666	$1,900	$1.14	18d	1	0.27mi
10583 Tupper Cay Dr San Antonio, FL	3.0	2.0	1770	$2,950	$1.67	53d	1	0.28mi
10356 Honey Hammock Way San Antonio, FL	3.0	2.5	1666	$1,890	$1.13	47d	1	0.28mi
10334 Trumpet Honeysuckle Way San Antonio, FL	3.0	3.0	1634	$2,000	$1.22	73d	1	0.31mi
10321 Trumpet Honeysuckle Way San Antonio, FL	3.0	2.5	1666	$2,000	$1.20	71d	1	0.31mi
10300 Honey Hammock Way San Antonio, FL	3.0	2.5	1666	$1,999	$1.20	21d	1	0.33mi
10288 Honey Hammock Way San Antonio, FL	3.0	2.5	1787	$2,099	$1.17	31d	1	0.34mi
11672 Radiant Shore Loop San Antonio, FL	4.0	2.5	1870	$2,495	$1.33	64d	1	0.37mi
10250 Honey Hammock Way San Antonio, FL	3.0	2.5	1676	$1,979	$1.18	73d	1	0.38mi
11629 Radiant Shore Loop San Antonio, FL	3.0	2.0	1448	$2,145	$1.48	41d	1	0.38mi
11629 Radiant Shore Loop San Antonio, FL	3.0	2.0	1448	$2,100	$1.45	9d	1	0.38mi
10203 Trumpet Honeysuckle Way San Antonio, FL	3.0	2.5	1634	$1,900	$1.16	13d	1	0.43mi
32094 Hawthorne Cottage Pl San Antonio, FL	4.0	2.0	1936	$2,795	$1.44	73d	1	0.43mi
11545 Radiant Shore Loop San Antonio, FL	3.0	2.0	1451	$2,250	$1.55	73d	1	0.45mi
10171 Trumpet Honeysuckle Way San Antonio, FL	3.0	2.5	1634	$1,900	$1.16	73d	1	0.46mi
32009 Spiceberry St San Antonio, FL	2.0	2.5	1513	$1,900	$1.26	67d	1	0.49mi
31700 Cannon Rush Dr Zephyrhills, FL	2.0	2.0	1959	$2,500	$1.28	29d	1	0.49mi
10121 Honey Hammock Way San Antonio, FL	3.0	2.5	1666	$2,100	$1.26	73d	1	0.50mi
10114 Honey Hammock Way San Antonio, FL	3.0	2.5	1634	$1,895	$1.16	69d	1	0.51mi
10110 Honey Hammock Way San Antonio, FL	2.0	2.5	1513	$1,995	$1.32	73d	1	0.51mi
32067 Spiceberry St San Antonio, FL	3.0	2.5	1634	$1,900	$1.16	48d	1	0.51mi
32010 Spiceberry St San Antonio, FL	3.0	2.5	1634	$1,900	$1.16	18d	1	0.51mi

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 48 events

1. 2026-08-08
   days on market $269,900 Active 102 DOM
2. 2026-08-06
   days on market $269,900 Active 100 DOM
3. 2026-08-05
   days on market $269,900 Active 99 DOM
4. 2026-08-04
   days on market $269,900 Active 98 DOM
5. 2026-08-03
   days on market $269,900 Active 97 DOM
6. 2026-07-31
   days on market $269,900 Active 94 DOM
7. 2026-07-30
   days on market $269,900 Active 92 DOM
8. 2026-07-28
   days on market $269,900 Active 91 DOM
9. 2026-07-26
   days on market $269,900 Active 89 DOM
10. 2026-07-24
    days on market $269,900 Active 87 DOM
11. 2026-07-23
    days on market $269,900 Active 86 DOM
12. 2026-07-22
    days on market $269,900 Active 85 DOM
13. 2026-07-21
    days on market $269,900 Active 84 DOM
14. 2026-07-20
    days on market $269,900 Active 83 DOM
15. 2026-07-18
    days on market $269,900 Active 80 DOM
16. 2026-07-16
    days on market $269,900 Active 79 DOM
17. 2026-07-15
    days on market $269,900 Active 78 DOM
18. 2026-07-13
    days on market $269,900 Active 76 DOM
19. 2026-07-13
    days on market $269,900 Active 75 DOM
20. 2026-07-11
    days on market $269,900 Active 74 DOM
21. 2026-07-10
    days on market $269,900 Active 73 DOM
22. 2026-07-09
    days on market $269,900 Active 72 DOM
23. 2026-07-07
    days on market $269,900 Active 70 DOM
24. 2026-07-06
    days on market $269,900 Active 69 DOM
25. 2026-07-06
    days on market $269,900 Active 68 DOM
26. 2026-07-05
    days on market $269,900 Active 67 DOM
27. 2026-07-03
    days on market $269,900 Active 66 DOM
28. 2026-07-03
    days on market $269,900 Active 65 DOM
29. 2026-07-01
    days on market $269,900 Active 64 DOM
30. 2026-06-30
    days on market $269,900 Active 63 DOM
31. 2026-06-29
    days on market $269,900 Active 62 DOM
32. 2026-06-28
    days on market $269,900 Active 61 DOM
33. 2026-06-27
    days on market $269,900 Active 60 DOM
34. 2026-06-26
    days on market $269,900 Active 59 DOM
35. 2026-06-24
    days on market $269,900 Active 57 DOM
36. 2026-06-18
    days on market $269,900 Active 51 DOM
37. 2026-06-17
    days on market $269,900 Active 50 DOM
38. 2026-06-16
    days on market $269,900 Active 49 DOM
39. 2026-06-15
    days on market $269,900 Active 48 DOM
40. 2026-06-13
    days on market $269,900 Active 46 DOM
41. 2026-06-09
    days on market $269,900 Active 42 DOM
42. 2026-06-08
    days on market $269,900 Active 41 DOM
43. 2026-06-07
    pricedays on market $269,900 Active 40 DOM
44. 2026-06-04
    days on market $264,900 Active 37 DOM
45. 2026-06-03
    days on market $264,900 Active 36 DOM
46. 2026-06-02
    days on market $264,900 Active 35 DOM
47. 2026-06-01
    days on market $264,900 Active 34 DOM
48. 2026-05-31
    days on market $264,900 Active 33 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: $26,833
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,147
• − Management: −$2,147
• − Depreciation: −$7,852
• Taxable loss: −$5,828
• Est. tax savings @ 24.0%: +$1,399
• After-tax cash flow: $214/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)