712 Oakgrove Dr #230 · Brandon, FL 33510

$115,000

2 bd · 1.0 ba · 760 sqft · Condo public records · 180 Days on market

Built 1981 $450/mo HOA · 28% of rent

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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 +14.6/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 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 MLS

1 BEDROOM, 1 FULL BATH CONDO WITH SCREENED PATIO + POOL ACCESS IN BRANDON! Step inside to a BRIGHT, OPEN LIVING + DINING AREA with natural light pouring in—perfect for relaxing evenings or hosting friends. The KITCHEN stands with loads of cabinet space, a full pantry, and an easy flow that makes meal prep simple. Bedroom is generously sized, each with large closets. Enjoy your morning coffee or evening wind-down on the PRIVATE SCREENED PATIO overlooking the quiet community grounds and pool. This condo also includes RESERVED PARKING for convenience. Russellwood is a well-kept community featuring a SPARKLING POOL, clubhouse, and laundry facilities. HOA fees cover exterior maintenance, water, sewer, and trash—making this a LOW-MAINTENANCE LIFESTYLE you’ll love. Located near I-75, I-4, and the Crosstown, this home offers QUICK ACCESS to DOWNTOWN TAMPA, TAMPA INTERNATIONAL AIRPORT, MACDILL AIR FORCE BASE, hospitals, shopping, restaurants, and entertainment. It’s also only about an hour to DISNEY, ORLANDO, and FLORIDA’S WORLD-FAMOUS GULF BEACHES. This one checks all the boxes—schedule your showing today!

Key facts

• Screened patio
• Pool access
• Reserved parking

Tags

• SCREENED PATIO
• PRIVATE SCREENED PATIO
• POOL ACCESS
• RESERVED PARKING
• QUICK ACCESS TO DOWNTOWN TAMPA
• QUICK ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $27 ($320/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

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.
• Market conditions: Rents soft (-0.1%/yr); 147 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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

• It's been on market 180 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $14k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $115k implies a 423% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.38% ✓
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 6.0

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: -19.7%
• Equity multiple: 0.34×
• Total profit: $-21,301
• Equity at exit: $17,147

10-year hold

• IRR: -28.1%
• Equity multiple: -0.03×
• Total profit: $-33,167
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,588 high
• Mortgage (P&I): −$603
• Tax from tax record: −$127 /mo · $1,521/yr
• Insurance: −$48
• HOA: −$450
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $27

Break-even live

Break-even rent $1,554

Max offer price $115,000

Occupancy floor 93%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 Russell Ln Brandon, FL	2.0	2.0	1090	$1,495	$1.37	24d	1	0.04mi
709 Russell Ln Unit C221 Brandon, FL	2.0	1.5	1068	$1,600	$1.50	24d	1	0.04mi
122 N Kings Ave #202 Brandon, FL	2.0	1.5	1068	$1,550	$1.45	24d	1	0.05mi
711 Russell Ln #134 Brandon, FL	2.0	1.5	1068	$1,599	$1.50	4d	1	0.06mi
626 Golden Raintree Pl Unit 626 Brandon, FL	1.0	1.0	648	$1,295	$2.00	24d	1	0.15mi
626 Golden Raintree Pl Brandon, FL	1.0	1.0	900	$1,295	$1.44	24d	1	0.15mi
628 Golden Raintree Pl Brandon, FL	2.0	2.0	900	$1,500	$1.67	24d	1	0.22mi
205 Berry Tree Pl Brandon, FL	2.0	2.0	918	$1,495	$1.63	20d	1	0.22mi
211 Thorn Tree Pl Brandon, FL	2.0	2.0	918	$1,500	$1.63	24d	1	0.26mi
233 Red Maple Pl #233 Brandon, FL	2.0	2.0	918	$1,500	$1.63	3d	1	0.27mi
205 Red Maple Pl #205 Brandon, FL	2.0	2.0	918	$1,500	$1.63	24d	1	0.27mi
235 Red Maple Pl #235 Brandon, FL	2.0	2.0	918	$1,550	$1.69	4d	1	0.33mi
402 Big Cedar Way Unit A Brandon, FL	2.0	2.0	938	$1,900	$2.03	18d	1	0.35mi
804 Fairmaiden Ln Brandon, FL	1.0–2.0	1.0–1.5	912	$1,570	$1.72	24d	7	0.38mi
1212 Askew Dr Brandon, FL	1.0–3.0	1.0–2.0	1427	$1,769	$1.24	2d	8	0.57mi
200 Cook St Brandon, FL	1.0–2.0	1.0	950	$1,600	$1.68	22d	1	0.67mi
608 Lynchburg Dr Brandon, FL	2.0	1.5	1020	$1,800	$1.76	5d	1	0.75mi
109 Ruby Cir Brandon, FL	3.0	1.0	975	$1,950	$2.00	24d	1	0.75mi
408 Pinewood Ct Brandon, FL	2.0	1.0	750	$1,450	$1.93	5d	1	0.85mi
110 Summerfield Way Brandon, FL	1.0–3.0	1.0–2.0	977	$1,684	$1.72	2d	25	0.86mi
795 Ironwood Flats Cir Brandon, FL	1.0–3.0	1.0–2.0	1163	$2,315	$1.99	2d	40	0.89mi
529 S Parsons Ave Brandon, FL	1.0–2.0	1.0–2.0	705	$1,764	$2.50	2d	18	0.90mi
209 Lake Brook Cir Unit LB103 Brandon, FL	2.0	2.0	811	$1,300	$1.60	24d	1	0.99mi
214 Lake Parsons Grn #103 Brandon, FL	1.0	1.0	750	$1,450	$1.93	24d	1	0.99mi
209 Lake Brook Cir Brandon, FL	2.0	2.0	794	$1,612	$2.03	22d	2	0.99mi
314 Lake Parsons Grn #201 Brandon, FL	2.0	2.0	916	$1,750	$1.91	24d	1	1.02mi
1701 Lake Chapman Dr Brandon, FL	1.0–2.0	1.0–2.0	800	$1,777	$2.22	3d	32	1.03mi
308 Lake Parsons Grn Brandon, FL	1.0	1.0	583	$1,350	$2.31	24d	2	1.04mi
308 Lake Parsons Grn Brandon, FL	1.0	1.0	598	$1,388	$2.32	15d	2	1.04mi
221 Lake Brook Cir #208 Brandon, FL	2.0	2.0	900	$1,795	$1.99	4d	1	1.06mi
803 Lake Haven Sq #202 Brandon, FL	2.0	2.0	811	$1,500	$1.85	3d	1	1.08mi
921 Paddock Club Dr Brandon, FL	1.0–3.0	1.0–2.0	1131	$1,782	$1.58	2d	42	1.14mi
1206 E Camellia Dr Brandon, FL	3.0	2.0	1040	$1,919	$1.85	24d	1	1.36mi
1918 Plantation Key Cir Brandon, FL	1.0–3.0	1.0–2.0	915	$1,600	$1.75	2d	60	1.38mi
107 Karde Ln Apt E Brandon, FL	2.0	1.0	750	$1,495	$1.99	5d	1	1.46mi
1911 Brandon Crossing Cir Brandon, FL	2.0–3.0	2.0	1073	$1,340	$1.25	2d	14	1.47mi
104 Karde Ln Apt A Brandon, FL	1.0	1.0	575	$1,250	$2.17	5d	1	1.49mi
104 Karde Ln Unit B Brandon, FL	1.0	1.0	572	$1,375	$2.40	24d	1	1.49mi

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Likely covers: watersewertrashlandscapingexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-19
   days on market $115,000 Active 180 DOM
2. 2026-06-09
   days on market $115,000 Active 179 DOM
3. 2026-06-08
   days on market $115,000 Active 178 DOM
4. 2026-06-07
   days on market $115,000 Active 177 DOM
5. 2026-06-04
   days on market $115,000 Active 174 DOM
6. 2026-06-03
   days on market $115,000 Active 173 DOM
7. 2026-06-02
   days on market $115,000 Active 172 DOM
8. 2026-06-01
   days on market $115,000 Active 171 DOM
9. 2026-05-31
   days on market $115,000 Active 170 DOM
10. 2026-03-08
    price $115,000 1151-char remark

    Show marketing remark (1151 chars)

    1 BEDROOM, 1 FULL BATH CONDO WITH SCREENED PATIO + POOL ACCESS IN BRANDON! Step inside to a BRIGHT, OPEN LIVING + DINING AREA with natural light pouring in—perfect for relaxing evenings or hosting friends. The KITCHEN stands with loads of cabinet space, a full pantry, and an easy flow that makes meal prep simple. Bedroom is generously sized, each with large closets. Enjoy your morning coffee or evening wind-down on the PRIVATE SCREENED PATIO overlooking the quiet community grounds and pool. This condo also includes RESERVED PARKING for convenience. Russellwood is a well-kept community featuring a SPARKLING POOL, clubhouse, and laundry facilities. HOA fees cover exterior maintenance, water, sewer, and trash—making this a LOW-MAINTENANCE LIFESTYLE you’ll love. Located near I-75, I-4, and the Crosstown, this home offers QUICK ACCESS to DOWNTOWN TAMPA, TAMPA INTERNATIONAL AIRPORT, MACDILL AIR FORCE BASE, hospitals, shopping, restaurants, and entertainment. It’s also only about an hour to DISNEY, ORLANDO, and FLORIDA’S WORLD-FAMOUS GULF BEACHES. This one checks all the boxes—schedule your showing today!

11. 2025-12-12
    listed $129,500 Active 1151-char remark

    Show marketing remark (1151 chars)

    1 BEDROOM, 1 FULL BATH CONDO WITH SCREENED PATIO + POOL ACCESS IN BRANDON! Step inside to a BRIGHT, OPEN LIVING + DINING AREA with natural light pouring in—perfect for relaxing evenings or hosting friends. The KITCHEN stands with loads of cabinet space, a full pantry, and an easy flow that makes meal prep simple. Bedroom is generously sized, each with large closets. Enjoy your morning coffee or evening wind-down on the PRIVATE SCREENED PATIO overlooking the quiet community grounds and pool. This condo also includes RESERVED PARKING for convenience. Russellwood is a well-kept community featuring a SPARKLING POOL, clubhouse, and laundry facilities. HOA fees cover exterior maintenance, water, sewer, and trash—making this a LOW-MAINTENANCE LIFESTYLE you’ll love. Located near I-75, I-4, and the Crosstown, this home offers QUICK ACCESS to DOWNTOWN TAMPA, TAMPA INTERNATIONAL AIRPORT, MACDILL AIR FORCE BASE, hospitals, shopping, restaurants, and entertainment. It’s also only about an hour to DISNEY, ORLANDO, and FLORIDA’S WORLD-FAMOUS GULF BEACHES. This one checks all the boxes—schedule your showing today!

12. 2024-02-29
    historical $1,350
13. 2024-02-13
    listed $1,350
14. 2012-11-02
    soldstatus $22,000
15. 2003-10-01
    soldstatus $55,000
16. 2002-09-09
    soldstatus $47,900
17. 1995-11-27
    soldstatus $37,500
18. 1986-12-01
    soldstatus $39,000

ⓘ 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: $1,521 · $127/mo
• Projected year-2 tax: $1,521 · $127/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 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 · 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: $19,054
• − Mortgage interest: −$6,442
• − Property taxes: −$1,521
• − Insurance: −$575
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − HOA: −$5,400
• − Depreciation: −$3,345
• Taxable loss: −$1,278
• Est. tax savings @ 24.0%: +$307
• After-tax cash flow: $627/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

+194.9% since first listed

9 events — show timeline

• 2026-03-08 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-12 Listed $129,500 Stellar MLS as Distributed by MLS Grid
• 2024-02-29 Rental Removed $1,350 STELLARMLS
• 2024-02-13 Listed for Rent $1,350 STELLARMLS
• 2012-11-02 Sold (Public Records) $22,000 Public Records
• 2003-10-01 Sold (Public Records) $55,000 Public Records
• 2002-09-09 Sold (Public Records) $47,900 Public Records
• 1995-11-27 Sold (Public Records) $37,500 Public Records
• 1986-12-01 Sold (Public Records) $39,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $1,521 · +10.6% YoY. Source: county tax records.