706 Westwood Cir · Brandon, FL 33511

$299,900

5 bd · 2.0 ba · 2,305 sqft · SingleFamily public records · 9 Days on market

Built 1969 0.31 ac lot

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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 +13.1/30.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• DSCR +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Short Sale. Walk into this brick-faced home through the double door entry. Explore the large rooms throughout, from the formal living spaces to the bedrooms. The yard/lot is an over sized pie-shape lot, with lots of space in the front and the back. There is a shed for extra storage, 2 Car garage, and a large screened/covered lanai. Three bedrooms are upstairs and the fourth over sized bedroom is downstairs - making a perfect guest room or office. This home is conveniently located near Hwy 75, minutes from the Mall, Shopping, and restaurants. Don't miss this opportunity to live the lifestyle you so richly deserve.

Key facts

• Extra storage space
• Sizable backyard
• Large screened lanai

Tags

• TWO STORY HOME
• OVERSIZED LOT
• LARGE SCREENED LANAI
• SIZABLE BACKYARD
• MATURE LANDSCAPING
• EXTRA STORAGE SPACE

Property features AI

Finance

• Other: Zoning: RSC-6
• HOA & community: Pets allowed

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Water source: see remarks; Sewer: other; Utilities: other
• Home design: Single family residence; Two-story; Faces east; Residential property
• Construction: Brick and wood siding construction; Shingle roof; Slab foundation; Built as two levels
• Exterior features: Patio; Screened porch; Private mailbox

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: 5 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Open floor plan
• Laundry & utility: Laundry room (other features)

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-9 ($-107/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (6.8% below list).
• Recommended offer: $280k (6.8% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Yates Elementary School (math 38% / reading 52%, grade D-, #1,271 of 2,144 statewide, top 60%, 664 students, 71% FRL); Mclane Middle School (math 20% / reading 20%, grade F, #558 of 571 statewide, top 98%, 817 students, 74% FRL); Brandon High School (math 32% / reading 36%, grade F, #394 of 667 statewide, top 60%, 1,560 students, 57% FRL) — zoned schools average 68% FRL vs 52% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 48% district-wide (-16 pts) — the specific schools serving this property underperform the Hillsborough average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.2%/yr); 316 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 41% 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 $2k of loan paydown is wiped out by about $9k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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.
• Current owner paid $142k; list at $300k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $279,552 (6.8% 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 1969 — 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. 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: 0.93% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 8.9

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: -20.1%
• Equity multiple: 0.32×
• Total profit: $-57,228
• Equity at exit: $44,716

10-year hold

• IRR: -22.3%
• Equity multiple: 0.03×
• Total profit: $-81,694
• Equity at exit: $25,930

Cash invested: $83,972 (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: 316
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,796 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$520 /mo · $6,237/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $-9

Break-even live

Break-even rent $2,807

Max offer price $298,320

Occupancy floor 95%

Sensitivity live

Price	-10% $161	-5% $76	+0% $-9	+5% $-94	+10% $-179
Rent	-10% $-230	-5% $-119	+0% $-9	+5% $101	+10% $212
Rate	-1.0pp $142	-0.5pp $67	base $-9	+0.5pp $-87	+1.0pp $-166

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 Sunset Dr Brandon, FL	4.0	2.0	2335	$2,600	$1.11	26d	1	0.51mi
101 Emily Ln Brandon, FL	5.0	1.0	1840	$3,000	$1.63	26d	1	0.92mi
612 Angelica Pl Brandon, FL	5.0	3.0	2064	$2,765	$1.34	13d	1	1.10mi
758 Burlwood St Brandon, FL	4.0	2.5	1910	$2,400	$1.26	6d	1	1.11mi
1332 Hatcher Loop Dr Brandon, FL	4.0	2.5	2185	$2,500	$1.14	26d	1	1.42mi
1307 Sweet Gum Dr Brandon, FL	4.0	2.0	2011	$2,249	$1.12	0d	1	1.42mi
609 Cedar Waxwing Dr Brandon, FL	4.0	3.0	2404	$2,800	$1.16	4d	1	1.45mi
1434 Hatcher Loop Dr Brandon, FL	4.0	2.0	1885	$2,795	$1.48	0d	1	1.47mi
855 E Brandon Blvd Brandon, FL	5.0	3.0	2464	$3,000	$1.22	26d	1	1.49mi

Listing history 8 events

1. 2026-06-18
   status $299,900 Pending 9 DOM
2. 2026-06-17
   days on market $299,900 Active 9 DOM
3. 2026-06-16
   days on market $299,900 Active 8 DOM
4. 2026-06-15
   days on market $299,900 Active 7 DOM
5. 2026-06-13
   days on market $299,900 Active 5 DOM
6. 2026-06-13
   days on market $299,900 Active 4 DOM
7. 2026-06-08
   remarks 573-char remark
8. 2026-06-08
   listed $299,900 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: $6,237 · $520/mo
• Projected year-2 tax: $6,237 · $520/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: $33,546
• − Mortgage interest: −$16,799
• − Property taxes: −$6,237
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,684
• − Management: −$2,684
• − Depreciation: −$8,724
• Taxable loss: −$5,081
• Est. tax savings @ 24.0%: +$1,219
• After-tax cash flow: $1,112/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): 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

+212.4% since first listed

7 events — show timeline

• 2026-06-08 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2013-04-10 Sold (Public Records) $142,000 Public Records
• 2013-04-02 Sold (MLS) $142,000 Stellar MLS as Distributed by MLS Grid
• 2012-11-02 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2008-01-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-12-27 Listed $218,400 Stellar MLS as Distributed by MLS Grid
• 2002-01-24 Sold (Public Records) $96,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $6,237 · +11.8% YoY. Source: county tax records.