14402 13th St · Dade City, FL 33523

$369,000

3 bd · 2.0 ba · 1,622 sqft · SingleFamily public records · 4 Days on market

Built 1950 10,125 sqft lot Est $368k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +7.4/15.0
• Cash flow +5.3/30.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. POOL HOME with ALL the work done for you! Updated and move in ready this home has it all! Situated on a lovely corner lot in the heart of downtown Dade City this home is walking distance or a 2 minute drive to the park, shopping and restaurants! As you drive up you see the recently painted home with new vinyl fence in the backyard and the new roof that was just completed in September of 2021 along with tons of other upgrades. Enter the home and see the interior paint and lovely laminate flooring throughout the home. .. no old carpet here. .. all the floors are new! The living room greets you at the door and leads to the kitchen and dining area. The kitchen and both bathrooms in the home have had top to bottom remodels! The kitchen boasts Quartz counters, tile backsplash, new cabinets and hardware, breakfast bar & brand new stainless steel top of the line appliances. The bedrooms are a split plan with two bedrooms on each side of the home. The master suite boasts 2 large closets and a private bath that sparkles with a brand new shower with floor to ceiling tile, new toilet, vanity, sink, faucets and hardware. The 2nd bedroom is also very large. .. it is 19 x 11.5 and has a walk in closet. Bedroom 2 adjoins the master bedroom suite so it could be a wonderful nursery / playroom or even a huge home office or bonus space. Bedrooms 3 and 4 are on the opposite side of the home; they are nicely sized with ample closet space and are adjacent to the hall bath. The hall bath has also had a complete makeover with a new tub / shower combo with spectacular tile and rain shower head! The utility room is 165 square feet with tons of possibilities! There's washer & dryer hookups as well as plenty of extra space that could be used for a pantry, storage or even a home office area. There's a door that leads to the 435 square foot screened porch. .. the perfect place to relax and enjoy the view of the pool. The pool is 33 x 17 and has a diving board and 12 foot deep end! The seller replaced missing pool tiles and painted the pool and coping. The pool light highlights the interior "fish design" inside the pool installed by a previous owner. There's even a 8 x 10 shed in the backyard for extra storage. Not only does the home have the new roof the previous seller replaced the AC in 2019. The seller just replaced the water heater so it's brand new. .. ALL the big ticket items have been done PLUS the home was painted inside and out AND the vinyl fence was added as well. Hurricane protection consists of plywood panels and there are pre-mounted screws around the BRAND NEW WINDOWS! There's even a mature avocado tree in the yard too! With no HOA, wonderful upgrades and an amazing location this home is a MUST SEE! Come and see it before it's GONE!

Key facts

• In-ground pool
• 1/4-acre corner lot
• Updated kitchen

Tags

• UPDATED KITCHEN
• WHITE SHAKER CABINETS
• GRANITE COUNTERTOPS
• COVERED AND SCREENED PATIO
• IN-GROUND POOL
• 1/4-ACRE CORNER LOT

Property features AI

Finance

• Other: Residential zoning; Property type: Residential — Single Family Residence
• Financial info: Lease restrictions apply
• HOA & community: No HOA association indicated; Pets allowed

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence; One story; Faces west
• Construction: Block construction; Shingle roof; Slab foundation; Built on a lot of about 0.23 acres
• Exterior features: Covered porch; Screened porch; Rain gutters; Vinyl fencing; Corner lot; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $369k.

Deal economics

• At list price, monthly cash flow is $-817 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (39.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (38.3% below list).
• Recommended offer: $225k (39.1% below list) — sets the bar for cash-flow.
• Cap rate 3.6% vs local median 4.6% in Dade City — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 73/100 on livability (#307 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, 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.
• Zoned schools: Rodney B. Cox Elementary School (math 27% / reading 17%, grade F, #2,080 of 2,144 statewide, top 97%, 428 students, 97% 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) — zoned schools average 79% FRL vs 48% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 51% district-wide (-18 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: 295 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).

Forward outlook

• In year one you build about $39k of equity ($3k loan paydown + $37k appreciation (10.0% local appreciation)).
• Pasco County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 4y 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: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,679 (39.1% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.62% ✗
• Cap rate: 3.64%
• Cash-on-cash: -9.49%
• DSCR: 0.58
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $368,194
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14251 13th St	0.14mi	3/2.5	1,525 (-6%)	4mo	$425,000	$279	78
37420 Magnolia Ave	0.22mi	3/2.0	1,763 (+9%)	3mo	$279,900	$159	73
13907 9th St	0.56mi	3/2.0	1,654 (+2%)	1mo	$390,000	$236	70
14646 15th St	0.32mi	3/2.0	1,454 (-10%)	3mo	$349,000	$240	65
14141 11th St	0.26mi	3/2.5	1,439 (-11%)	12mo	$300,000	$208	57
37284 Main Ave	0.29mi	4/2.0 (+1)	1,823 (+12%)	7mo	$399,900	$219	55
13750 13th St	0.62mi	3/2.5	1,512 (-7%)	3mo	$140,000	$93	55
37623 Florida Ave	0.54mi	3/2.0	1,753 (+8%)	10mo	$350,500	$200	53
37136 Meridian Ave	0.47mi	3/2.0	1,830 (+13%)	6mo	$415,000	$227	52
37142 Highland Bluff Cir	0.55mi	3/2.0	1,400 (-14%)	0mo	$262,800	$188	51
36908 Center Ave	0.72mi	3/2.0	1,488 (-8%)	4mo	$354,900	$239	50
37644 Florida Ave	0.56mi	3/2.0	1,418 (-13%)	10mo	$344,900	$243	45

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 2.44×
• Total profit: $149,009
• Equity at exit: $332,424

10-year hold

• IRR: 16.6%
• Equity multiple: 5.64×
• Total profit: $479,876
• Equity at exit: $716,886

Cash invested: $103,320 (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 33523

• Home prices YoY: 3.8%
• Active inventory: 295
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$1,935
• Tax from tax record: −$528 /mo · $6,334/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-817

Break-even live

Break-even rent $3,312

Max offer price $224,679

Occupancy floor —

Sensitivity live

Price	-10% $-608	-5% $-713	+0% $-817	+5% $-921	+10% $-1,026
Rent	-10% $-997	-5% $-907	+0% $-817	+5% $-727	+10% $-637
Rate	-1.0pp $-631	-0.5pp $-723	base $-817	+0.5pp $-913	+1.0pp $-1,010

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37329 Magnolia Ave Unit 1234471P Dade City, FL	3.0	2.0	1216	$3,331	$2.74	1d	1	0.30mi
37802 Whitehouse Ave Dade City, FL	2.0	1.0	1344	$1,150	$0.86	25d	1	0.36mi
13911 19th St Dade City, FL	2.0	1.0	1600	$1,495	$0.93	5d	1	0.73mi
13911 19th St Dade City, FL	2.0	1.0	1600	$1,495	$0.93	6d	1	0.73mi
13917 2nd St Dade City, FL	3.0	1.0	1312	$1,950	$1.49	26d	1	0.77mi
37848 Bougainvillea Ave Unit The Carriage House Dade City, FL	2.0	2.0	2000	$2,800	$1.40	23d	1	0.87mi
37215 Grassy Hill Ln Dade City, FL	3.0	2.0	1212	$1,495	$1.23	26d	1	1.27mi
37228 Grassy Hill Ln Unit 1 Dade City, FL	3.0	2.0	1212	$1,750	$1.44	5d	1	1.28mi
37135 Grassy Hill Ln Unit 1 Dade City, FL	3.0	2.0	1212	$3,500	$2.89	26d	1	1.29mi
37135 Grassy Hill Ln Unit 1234475P Dade City, FL	3.0	2.0	1205	$3,535	$2.93	4d	1	1.29mi
37132 Grassy Hill Ln Unit 1 Dade City, FL	3.0	2.0	1212	$3,500	$2.89	26d	1	1.32mi
37132 Grassy Hill Ln Unit 1234477P Dade City, FL	3.0	2.0	1205	$3,379	$2.80	1d	1	1.32mi
13576 Whiskey Daisy Dr Dade City, FL	4.0	2.5	2238	$2,500	$1.12	1d	1	1.33mi
14907 Lucca Way Unit 1 Dade City, FL	3.0	2.5	1386	$2,100	$1.52	26d	1	1.42mi

Listing history 3 events

1. 2026-06-21
   days on market $369,000 Active 4 DOM
2. 2026-06-17
   remarks 693-char remark
3. 2026-06-17
   listed $369,000 Active 1 DOM

ⓘ 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: $6,334 · $528/mo
• Projected year-2 tax: $6,334 · $528/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,338
• − Mortgage interest: −$20,670
• − Property taxes: −$6,334
• − Insurance: −$1,845
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − Depreciation: −$10,735
• Taxable loss: −$16,620
• Est. tax savings @ 24.0%: +$3,989
• After-tax cash flow: $-5,815/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 — Dade City

• Score: 73/100
• State rank: #307
• US rank: #5215

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dade City, FL
• City population: 21,077
• Population (ZIP): 19,296

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 57% Hispanic / Latino 28% Black 10% Two or more races 10% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 21% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 5% Slovak 1% Romanian 1%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 75% English-only · Spanish 21% Other Indo-European 2% Chinese 1%

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: ▲ 16.36%
• Current HPI: 448.7
• Rent YoY: —
• Metro: —
• 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

+195.2% since first listed

31 events — show timeline

• 2026-06-17 Listed $369,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-14 Rental Removed $1,799 Tricon
• 2025-11-06 Price Changed $1,799 Tricon
• 2025-11-01 Price Changed $1,869 Tricon
• 2025-10-14 Price Changed $1,939 Tricon
• 2025-10-09 Price Changed $1,999 Tricon
• 2025-10-04 Price Changed $2,039 Tricon
• 2025-10-01 Price Changed $2,079 Tricon
• 2025-09-26 Price Changed $2,169 Tricon
• 2025-09-23 Price Changed $2,259 Tricon
• 2025-09-11 Price Changed $2,349 Tricon
• 2025-09-04 Listed for Rent $2,649 Tricon
• 2025-08-28 Rental Removed $2,199 Tricon
• 2025-08-09 Price Changed $2,199 Tricon
• 2025-07-31 Listed for Rent $3,199 Tricon
• 2023-08-04 Rental Removed $1,895 APPFOLIO
• 2023-07-31 Listed for Rent $1,895 APPFOLIO
• 2022-09-21 Sold (Public Records) $332,500 Public Records
• 2022-08-19 Sold (MLS) $332,500 Stellar MLS as Distributed by MLS Grid
• 2022-07-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-07-17 Listed $339,900 Stellar MLS as Distributed by MLS Grid
• 2022-07-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-07-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-07-08 Price Changed $350,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-27 Price Changed $369,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-19 Price Changed $379,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-26 Price Changed $389,500 Stellar MLS as Distributed by MLS Grid
• 2022-03-26 Price Changed $389,999 Stellar MLS as Distributed by MLS Grid
• 2022-03-16 Listed $399,999 Stellar MLS as Distributed by MLS Grid
• 2021-08-16 Sold (Public Records) $125,000 Public Records

Property tax history

+18.8%/yr

Latest (2025): $6,334 · +4.2% YoY. Source: county tax records.