18237 Pleasantview Blvd · Connerton, FL 34638

$281,800

3 bd · 2.0 ba · 1,486 sqft · Townhouse · 24 Days on market

Built 2026

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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 +12.3/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks

This new single-story villa optimizes space and prioritizes ease of living. An open-concept design includes the kitchen, dining room and family room, along with a covered lanai to provide outdoor space. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while a cozy bedroom and versatile flex space are located down the hallway. A two-car garage completes the home.

Key facts

• Open-concept design
• Versatile flex space
• Covered lanai

Tags

• OPEN-CONCEPT DESIGN
• COVERED LANAI
• PRIVATE BATHROOM
• SPACIOUS WALK-IN CLOSET
• VERSATILE FLEX SPACE

Property features AI

Finance

• Other: Active listing (modified Jun 6, 2026)
• Financial info: List price $281,600

Exterior

• Parking: 2 covered garage spaces (2 total parking spaces)
• Home design: Single-family property (spec home); Malibu plan
• Exterior features: Property located at 18237 Pleasantview Blvd, Land O' Lakes, FL 34638

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area of approximately 1486; Spec-built Malibu floor plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $282k.

Deal economics

• At list price, monthly cash flow is $-53 ($-631/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (14.9% below list).
• Recommended offer: $240k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.3% in Connerton — 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 66/100 on livability (#596 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D+, amenities F, commute F.
• 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.
• Market conditions: Rents falling (-3.8%/yr); 712 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 24 days — a 2% lower offer ($278k) is reasonable based on typical stale-listing flexibility.

Recommended offer $239,859 (14.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 9.8

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: -21.0%
• Equity multiple: 0.29×
• Total profit: $-56,005
• Equity at exit: $42,017

10-year hold

• IRR: -23.4%
• Equity multiple: -0.02×
• Total profit: $-80,098
• Equity at exit: $24,365

Cash invested: $78,904 (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 34638

• Home prices YoY: -16.0%
• Rents YoY: -3.8%
• Active inventory: 712
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,399 high
• Mortgage (P&I): −$1,478
• Tax est. 1.5%: −$352 /mo · $4,227/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-53

Break-even live

Break-even rent $2,465

Max offer price $274,193

Occupancy floor 97%

Sensitivity live

Price	-10% $142	-5% $45	+0% $-53	+5% $-150	+10% $-247
Rent	-10% $-242	-5% $-147	+0% $-53	+5% $42	+10% $137
Rate	-1.0pp $89	-0.5pp $19	base $-53	+0.5pp $-126	+1.0pp $-200

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: $70,450
• Closing costs: $8,454
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9896 Dancing Goat Pl Land O' Lakes, FL	3.0	2.0	1486	$2,175	$1.46	25d	1	0.04mi
17761 Pleasantview Blvd Land O' Lakes, FL	4.0	2.5	1870	$2,600	$1.39	21d	1	0.38mi
10179 Gliding Eagle Way Land O Lakes, FL	3.0	2.0	1829	$2,800	$1.53	18d	1	0.43mi
17512 Shirewood Way Land O Lakes, FL	3.0	2.0	1448	$2,200	$1.52	24d	1	0.68mi
10735 Hawks Landing Dr Land O Lakes, FL	3.0	3.0	1848	$2,495	$1.35	15d	1	0.74mi
18846 Quarry Badger Rd Land O Lakes, FL	4.0	2.0	1855	$3,000	$1.62	25d	1	0.82mi
9543 Maxson Dr Land O Lakes, FL	4.0	2.5	1860	$2,250	$1.21	25d	1	0.83mi
10120 Perthshire Cir Land O Lakes, FL	4.0	2.5	1872	$1,200	$0.64	25d	1	0.87mi
18916 Randall Pl Land O Lakes, FL	3.0	2.5	1545	$2,200	$1.42	25d	1	0.88mi
17784 Turning Leaf Cir Land O Lakes, FL	3.0	2.0	1532	$2,450	$1.60	25d	1	0.90mi
18276 Turning Leaf Cir Land O Lakes, FL	3.0	2.0	1532	$2,250	$1.47	25d	1	0.94mi
18267 Turning Leaf Cir Land O Lakes, FL	3.0	2.0	1516	$2,095	$1.38	25d	1	0.97mi
10567 Heron Hideaway Loop Land O Lakes, FL	3.0	2.0	1532	$2,050	$1.34	13d	1	0.98mi
18039 Turning Leaf Cir Land O Lakes, FL	3.0	2.0	1516	$2,895	$1.91	25d	1	1.00mi
18774 Grand Live Oak Blvd Land O' Lakes, FL	3.0	2.0	1303	$2,349	$1.80	0d	1	1.06mi
18772 Grand Live Oak BLVD HOWEY IN HLS, FL	1.0–3.0	1.0–3.0	1076	$2,682	$2.49	0d	173	1.12mi
10981 Wishing Cloud Rd Land O Lakes, FL	3.0	2.5	1787	$2,000	$1.12	21d	1	1.14mi
11103 Wishing Cloud Rd Land O Lakes, FL	3.0	2.5	1787	$2,350	$1.32	25d	1	1.24mi
11115 Wishing Cloud Rd Land O Lakes, FL	3.0	2.5	1666	$2,250	$1.35	25d	1	1.25mi
11070 Crescent Deer Dr Land O Lakes, FL	3.0	2.5	1673	$1,950	$1.17	25d	1	1.27mi
11028 Crescent Deer Dr Land O Lakes, FL	3.0	2.5	1673	$2,075	$1.24	15d	1	1.29mi
11028 Crescent Deer Dr Land O Lakes, FL	3.0	2.5	1673	$2,075	$1.24	25d	1	1.29mi
11071 Crescent Deer Dr Land O Lakes, FL	3.0	2.5	1673	$2,100	$1.26	24d	1	1.30mi
11147 Crescent Deer Dr Land O Lakes, FL	3.0	2.5	1673	$1,995	$1.19	25d	1	1.34mi
11236 Crescent Deer Dr Land O Lakes, FL	3.0	2.5	1673	$2,000	$1.20	15d	1	1.38mi
11262 Crescent Deer Dr Land O Lakes, FL	3.0	2.5	1673	$2,195	$1.31	5d	1	1.40mi
11450 Crescent Deer Dr Land O Lakes, FL	3.0	2.5	1673	$1,995	$1.19	18d	1	1.47mi

Listing history 9 events

1. 2026-06-18
   days on market $281,800 Active 24 DOM
2. 2026-06-17
   days on market $281,800 Active 23 DOM
3. 2026-06-16
   days on market $281,800 Active 22 DOM
4. 2026-06-15
   days on market $281,800 Active 21 DOM
5. 2026-06-13
   pricedays on market $281,800 Active 19 DOM
6. 2026-06-09
   days on market $281,600 Active 15 DOM
7. 2026-06-08
   days on market $281,600 Active 14 DOM
8. 2026-06-07
   remarks 401-char remark
9. 2026-06-07
   listed $281,600 Active 13 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,783
• − Mortgage interest: −$15,785
• − Property taxes: −$4,227
• − Insurance: −$1,409
• − Repairs & maintenance: −$2,303
• − Management: −$2,303
• − Depreciation: −$8,198
• Taxable loss: −$5,441
• Est. tax savings @ 24.0%: +$1,306
• After-tax cash flow: $675/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: 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

Livability — Connerton

• Score: 66/100
• State rank: #596
• US rank: #11437

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pasco County · 524,098 people
• City population: 11,398
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 37,644
• Household income: $123,899
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 354.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 25% Two or more races 16% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Cuban 4% Dominican 3%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 76% English-only · Spanish 16% Other Indo-European 2% Arabic 2%

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: ▼ -57.02%
• Current HPI: 299.2018
• Rent YoY: ▼ -3.78%
• 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