3602 Southview Ct · Bloomingdale, FL 33511

$149,900

3 bd · 2.0 ba · 1,613 sqft · SingleFamily public records · 1 Days on market

Built 1974 10,320 sqft lot

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Why this score? — see what drove the B- 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 +28.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3/2 POOL HOME W/ VIEW OF POND IN BACKYARD. ROOF REPLACED NOV 2003, ALL APPLIANCES STAY (SMOOTH TOP RANGE & REFRIGERATOR 2 YEARS OLD), LIV/DIN COMBOWITH SEPARATE FAMILY ROOM. CEILING FANS THRUOUT, HUGE 33X16 GUNITE HEATED POOL W/ SCREEN ENCLOSURE. IRREGULAR CUL DE SAC LOT. NO DEED RESTRICTIONS. NOTE: SELLER IS REPLACING STORM DAMAGED SCREENS IN REAR, POOL DECK TO BE PRESSURE-CLEANED. SELLER REQUIRES APPROVAL LETTER WITH ANY CONTRACTS. CONVE NIENT TO INTERSTATE & SELMON XPRESSWAY. * * UNDER CONTRACT - SELLER TAKING BACKUPS * * CALL LA OFFICE FOR APPOINTMENT TO SHOW!!!

Key facts

• 0.24 acre lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

Location & tenants

• Location reads 71/100 on livability (#383 in FL) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: schools D+, amenities F, health & safety F.
• 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.
• Market conditions: Rents soft (-1.2%/yr); 313 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 34% of the median local income ($81k/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 $1k of loan paydown is wiped out by about $4k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y ago 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

• Watch-outs: property tax is 3.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.53% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.96%
• DSCR: 1.62
• GRM: 5.5

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $293
• Equity at exit: $22,351

10-year hold

• IRR: 5.8%
• Equity multiple: 1.36×
• Total profit: $15,185
• Equity at exit: $12,961

Cash invested: $41,972 (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 33511

• Rents YoY: -1.2%
• Active inventory: 313
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,292 high
• Mortgage (P&I): −$786
• Tax from tax record: −$474 /mo · $5,688/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $488

Break-even live

Break-even rent $1,674

Max offer price $149,900

Occupancy floor 74%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3812 Pinedale St Brandon, FL	4.0	2.0	1586	$2,295	$1.45	18d	1	0.12mi
808 Pebblewood Dr Brandon, FL	3.0	2.0	1145	$2,075	$1.81	12d	1	0.19mi
3818 Southview Dr Brandon, FL	3.0	2.0	1373	$2,245	$1.64	24d	1	0.21mi
602 Pine Forest Dr Brandon, FL	3.0	2.0	1450	$2,595	$1.79	24d	1	0.23mi
816 Centerwood Ct Brandon, FL	3.0	2.0	1391	$2,009	$1.44	24d	1	0.27mi
622 Breezeway Ct Brandon, FL	4.0	2.5	1854	$2,300	$1.24	3d	1	0.38mi
1024 Hallwood Loop Brandon, FL	3.0	2.0	1466	$2,295	$1.57	24d	1	0.41mi
1407 Trail Boss Ln Brandon, FL	4.0	2.0	1857	$2,395	$1.29	18d	1	0.55mi
1002 Creekbridge Rd Brandon, FL	2.0–3.0	2.0	1062	$1,736	$1.63	2d	6	0.69mi
856 Creekway Ct Brandon, FL	3.0	2.0	1556	$2,045	$1.31	22d	1	0.69mi
3124 Bloomingdale Villas Ct Brandon, FL	3.0	2.0	1200	$1,800	$1.50	24d	1	0.72mi
609 Princeton St Brandon, FL	4.0	2.0	1681	$2,150	$1.28	24d	1	0.90mi
544 Emberwood Dr Brandon, FL	4.0	2.0	2112	$3,000	$1.42	24d	1	1.01mi
826 Milano Cir Brandon, FL	1.0–3.0	1.0–2.0	1034	$2,029	$1.96	2d	17	1.09mi
5790 Stockport St Riverview, FL	1.0–2.0	1.0–2.0	936	$2,180	$2.33	3d	37	1.25mi
3039 Annadale Cir Brandon, FL	4.0	2.0	1549	$2,320	$1.50	3d	1	1.30mi
6523 Watson Rd Riverview, FL	3.0	2.0	1937	$2,950	$1.52	20d	1	1.32mi
1407 Wakefield Dr Brandon, FL	3.0	2.0	1728	$2,200	$1.27	22d	1	1.33mi
5422 Watson Rd Riverview, FL	4.0	2.0	2080	$2,495	$1.20	12d	1	1.36mi
924 Ridge Haven Dr Brandon, FL	4.0	2.0	1956	$2,700	$1.38	24d	1	1.36mi
924 Ridge Haven Dr Brandon, FL	4.0	2.0	1956	$2,700	$1.38	5d	1	1.36mi
557 Rapid Falls Dr Brandon, FL	3.0	2.0	1348	$2,300	$1.71	18d	1	1.37mi
11112 Swansea St Riverview, FL	2.0	2.0	1731	$2,500	$1.44	17d	1	1.39mi
1305 Lakehurst Way Brandon, FL	4.0	2.0	2221	$2,550	$1.15	3d	1	1.42mi
724 Fortuna Dr Brandon, FL	4.0	2.0	1784	$2,450	$1.37	24d	1	1.43mi
5403 Lindburg St Riverview, FL	4.0	2.0	1830	$2,300	$1.26	24d	1	1.44mi
2810 Manor Hill Dr Brandon, FL	4.0	2.0	1649	$2,279	$1.38	2d	1	1.45mi
734 Sandy Creek Dr Brandon, FL	4.0	2.0	1916	$2,395	$1.25	24d	1	1.50mi

Listing history 11 events

1. 2025-02-05
   status Pending
2. 2025-02-04
   listed $149,900 Active
3. 2024-10-29
   status Pending
4. 2024-10-26
   historical
5. 2024-09-25
   listed $299,999 Active
6. 2004-11-29
   soldstatus $161,000
7. 2004-11-19
   soldstatus $161,000 591-char remark

   Show marketing remark (591 chars)

   3/2 POOL HOME W/ VIEW OF POND IN BACKYARD. ROOF REPLACED NOV 2003, ALL APPLIANCES STAY (SMOOTH TOP RANGE & REFRIGERATOR 2 YEARS OLD), LIV/DIN COMBOWITH SEPARATE FAMILY ROOM. CEILING FANS THRUOUT, HUGE 33X16 GUNITE HEATED POOL W/ SCREEN ENCLOSURE. IRREGULAR CUL DE SAC LOT. NO DEED RESTRICTIONS. NOTE: SELLER IS REPLACING STORM DAMAGED SCREENS IN REAR, POOL DECK TO BE PRESSURE-CLEANED. SELLER REQUIRES APPROVAL LETTER WITH ANY CONTRACTS. CONVE NIENT TO INTERSTATE & SELMON XPRESSWAY. * * UNDER CONTRACT - SELLER TAKING BACKUPS * * CALL LA OFFICE FOR APPOINTMENT TO SHOW!!!

8. 2004-10-04
   listed $161,000 591-char remark

   Show marketing remark (591 chars)

   3/2 POOL HOME W/ VIEW OF POND IN BACKYARD. ROOF REPLACED NOV 2003, ALL APPLIANCES STAY (SMOOTH TOP RANGE & REFRIGERATOR 2 YEARS OLD), LIV/DIN COMBOWITH SEPARATE FAMILY ROOM. CEILING FANS THRUOUT, HUGE 33X16 GUNITE HEATED POOL W/ SCREEN ENCLOSURE. IRREGULAR CUL DE SAC LOT. NO DEED RESTRICTIONS. NOTE: SELLER IS REPLACING STORM DAMAGED SCREENS IN REAR, POOL DECK TO BE PRESSURE-CLEANED. SELLER REQUIRES APPROVAL LETTER WITH ANY CONTRACTS. CONVE NIENT TO INTERSTATE & SELMON XPRESSWAY. * * UNDER CONTRACT - SELLER TAKING BACKUPS * * CALL LA OFFICE FOR APPOINTMENT TO SHOW!!!

9. 1999-07-15
   soldstatus $99,900
10. 1984-07-01
    soldstatus $95,000
11. 1981-01-01
    soldstatus $75,500

ⓘ 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: $5,688 · $474/mo
• Projected year-2 tax: $5,688 · $474/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 26 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,504
• − Mortgage interest: −$8,397
• − Property taxes: −$5,688
• − Insurance: −$750
• − Repairs & maintenance: −$2,200
• − Management: −$2,200
• − Depreciation: −$4,361
• Taxable income: $3,908
• Est. tax owed @ 24.0%: −$938
• After-tax cash flow: $4,920/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 — Bloomingdale

• Score: 71/100
• State rank: #383
• US rank: #6757

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bloomingdale, FL
• County: Hillsborough County · 1,540,968 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 62,138
• Household income: $81,301
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 3073.0

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 0.68)
• Race & ethnicity: White 45% Hispanic / Latino 30% Two or more races 18% Black 15% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10% Cuban 6% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 72% English-only · Spanish 22% Other Indo-European 2% Other Asian/Pacific 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: ▼ -279.49%
• Current HPI: 333.4744
• Rent YoY: ▼ -1.17%
• 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

+98.5% since first listed

11 events — show timeline

• 2025-02-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-02-04 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-10-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-09-25 Listed $299,999 Stellar MLS as Distributed by MLS Grid
• 2004-11-29 Sold (Public Records) $161,000 Public Records
• 2004-11-19 Sold (MLS) $161,000 Stellar MLS as Distributed by MLS Grid
• 2004-10-04 Listed $161,000 Stellar MLS as Distributed by MLS Grid
• 1999-07-15 Sold (Public Records) $99,900 Public Records
• 1984-07-01 Sold (Public Records) $95,000 Public Records
• 1981-01-01 Sold (Public Records) $75,500 Public Records

Property tax history

+11.2%/yr

Latest (2025): $5,688 · +11.2% YoY. Source: county tax records.