8928 Coqui Song Ln · Connerton, FL 34637

$273,890

3 bd · 2.5 ba · 1,601 sqft · Townhouse · 48 Days on market

Built 2026 Good condition $171/sqft · 9% below area Est $301k · 9% under

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Why this score? — see what drove the C 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 +16.8/30.0
• ARV discount +11.5/15.0
• Schools +5.7/10.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• Appreciation +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0

Listing remarks

A porch leads into the first level of this two-story townhome where the family room, dining room and kitchen are situated among an open floorplan that maximizes the footprint of the interior. A lanai at the back is the perfect spot to enjoy a morning cup of coffee. Three bedrooms, all situated upstairs, complete this home.

Key facts

• Garage
• Built 2026
• Listed 47 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $274k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (4.4% below list).
• Recommended offer: $262k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.6% 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: amenities F, commute F, health & safety 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: Connerton Elementary School (math 48% / reading 57%, grade C-, #976 of 2,144 statewide, top 46%, 958 students, 39% FRL); Pine View Middle School (math 63% / reading 52%, grade B, #157 of 571 statewide, top 28%, 1,170 students, 32% FRL); Land O' Lakes High School (math 56% / reading 64%, grade C+, #106 of 667 statewide, top 16%, 2,248 students, 27% FRL) — zoned schools average 33% FRL vs 48% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 439 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 76d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 79% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 (-1.5%/yr); year-one equity from $2k of loan paydown is wiped out by about $4k 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 48 days — a 3% lower offer ($266k) is reasonable based on typical stale-listing flexibility.

Recommended offer $261,801 (4.4% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.75%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $300,939
• List price: $273,890
• Delta: -8.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8775 Coquil Song Ln	0.10mi	3/2.5	1,601 (0%)	10mo	$268,040	$167	87
8953 Gallantree Pl	0.25mi	3/2.5	1,601 (0%)	12mo	$300,000	$187	78
8936 Coqui Song Ln	0.00mi	3/2.5	1,851 (+16%)	2mo	$307,290	$166	73
8859 Coqui Song Ln	0.06mi	3/2.5	1,851 (+16%)	7mo	$309,990	$167	66
21850 Lyonia Ln	1.02mi	3/2.5	1,601 (0%)	0mo	$250,000	$156	65
8845 Gallantree Pl	0.27mi	3/2.5	1,861 (+16%)	1mo	$300,000	$161	62
21861 Adriatic Ln	1.08mi	3/2.5	1,601 (0%)	5mo	$315,000	$197	61
21811 Lyonia Ln	1.06mi	3/2.5	1,601 (0%)	14mo	$289,000	$181	53
21857 Adriatic Ln	1.07mi	3/2.5	1,601 (0%)	16mo	$305,000	$191	52
9443 Runaway Breeze Dr	0.59mi	3/2.5	1,851 (+16%)	16mo	$538,400	$291	34
9669 Ashworth Pl	1.07mi	3/2.5	1,861 (+16%)	13mo	$341,150	$183	29
9683 Ashworth Pl	1.08mi	3/2.5	1,861 (+16%)	17mo	$335,000	$180	26

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

Projected returns pro-forma

-1.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.79×
• Total profit: $-15,998
• Equity at exit: $59,105

10-year hold

• IRR: 2.4%
• Equity multiple: 1.21×
• Total profit: $16,302
• Equity at exit: $56,273

Cash invested: $76,689 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 28 active · 2 under contract
• Months of supply: 84.0 mo (1%/mo absorbed)
• Median asking: $307,640 ($166/sqft)
• Median days on market: 19 d
• This list price: 36% of active listings are priced below it
• ARV vs active asking: +13.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34637

• Home prices YoY: -1.2%
• Active inventory: 439
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,618 high
• Mortgage (P&I): −$1,436
• Tax est. 1.5%: −$342 /mo · $4,108/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $175

Break-even live

Break-even rent $2,396

Max offer price $273,890

Occupancy floor 88%

Sensitivity live

Price	-10% $365	-5% $270	+0% $175	+5% $81	+10% $-14
Rent	-10% $-31	-5% $72	+0% $175	+5% $279	+10% $382
Rate	-1.0pp $313	-0.5pp $245	base $175	+0.5pp $104	+1.0pp $32

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: $68,472
• Closing costs: $8,217
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8879 Coqui Song Ln Land O' Lakes, FL	3.0	2.5	1851	$2,300	$1.24	44d	1	0.06mi
8938 Gallantree Pl Land O Lakes, FL	3.0	2.5	1851	$2,550	$1.38	79d	1	0.22mi
8948 Gallantree Pl Land O Lakes, FL	3.0	2.5	1601	$2,145	$1.34	44d	1	0.23mi
8948 Gallantree Pl Land O Lakes, FL	3.0	2.5	1601	$2,050	$1.28	29d	1	0.23mi
8948 Gallantree Pl Land O Lakes, FL	3.0	2.5	1601	$2,050	$1.28	32d	1	0.23mi
8862 Gallantree Pl Unit 8862-Townhouse Land O' Lakes, FL	3.0	2.5	1601	$2,195	$1.37	108d	1	0.24mi
9001 Gallantree Pl Land O Lakes, FL	3.0	2.5	1601	$2,100	$1.31	62d	1	0.26mi
9094 Gallantree Pl Land O Lakes, FL	3.0	2.5	1601	$2,100	$1.31	10d	1	0.31mi
22430 Blazing Star Run Land O' Lakes, FL	4.0	2.0	1936	$2,550	$1.32	40d	1	0.32mi
22310 Blazing Star Run Land O Lakes, FL	4.0	2.5	1870	$2,450	$1.31	75d	1	0.36mi
8897 Flourish Dr Land O Lakes, FL	3.0	2.0	1614	$2,149	$1.33	10d	1	0.57mi
21816 Crest Meadow Dr Land O Lakes, FL	4.0	3.0	2061	$3,200	$1.55	64d	1	0.65mi
8930 Ehren Cutoff Land O Lakes, FL	3.0	2.0	1296	$2,200	$1.70	10d	1	0.67mi
9436 Scouter Bee Pl Land O' Lakes, FL	2.0	2.5	1951	$2,350	$1.20	100d	1	0.84mi
9645 Carabiner Way Land O' Lakes, FL	4.0	2.5	1870	$2,500	$1.34	77d	1	0.91mi
9344 Bella Vita Cir Land O Lakes, FL	3.0	2.0	2072	$2,900	$1.40	75d	1	0.92mi
8827 Sentiero Dr Land O Lakes, FL	3.0	2.0	2050	$2,795	$1.36	74d	1	0.98mi
8827 Sentiero Dr Land O Lakes, FL	3.0	2.0	2050	$2,795	$1.36	78d	1	0.98mi
9676 Nyssa St Land O Lakes, FL	3.0	2.5	1601	$2,050	$1.28	80d	1	0.98mi
21818 Lyonia Ln Land O Lakes, FL	3.0	2.5	1601	$2,250	$1.41	110d	1	1.01mi
21881 Lyonia Ln Land O Lakes, FL	3.0	2.5	1601	$2,000	$1.25	4d	1	1.02mi
21869 Adriatic Ln Land O Lakes, FL	3.0	2.5	1601	$2,400	$1.50	120d	1	1.06mi
21831 Adriatic Ln Land O Lakes, FL	3.0	3.0	1601	$1,995	$1.25	100d	1	1.08mi
21831 Adriatic Ln Land O Lakes, FL	3.0	3.0	1601	$1,945	$1.21	77d	1	1.08mi
21831 Adriatic Ln Land O Lakes, FL	3.0	3.0	1601	$1,995	$1.25	95d	1	1.08mi
9750 Campanula Ct Land O Lakes, FL	3.0	2.5	2208	$2,700	$1.22	120d	1	1.10mi
9890 Red Bay Loop Land O Lakes, FL	3.0	2.0	1949	$2,595	$1.33	78d	1	1.20mi
9967 Red Bay Loop Land O Lakes, FL	3.0	2.0	1968	$2,199	$1.12	6d	1	1.28mi

Listing history 10 events

1. 2026-06-15
   pricedays on market $273,890 Active 48 DOM
2. 2026-06-13
   pricedays on market $272,890 Active 46 DOM
3. 2026-06-09
   days on market $272,790 Active 42 DOM
4. 2026-06-08
   days on market $272,790 Active 41 DOM
5. 2026-06-07
   pricedays on market $272,790 Active 40 DOM
6. 2026-06-04
   days on market $272,690 Active 37 DOM
7. 2026-06-03
   days on market $272,690 Active 36 DOM
8. 2026-06-02
   pricedays on market $272,690 Active 35 DOM
9. 2026-06-01
   days on market $274,640 Active 34 DOM
10. 2026-05-31
    days on market $274,640 Active 33 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: $31,416
• − Mortgage interest: −$15,342
• − Property taxes: −$4,108
• − Insurance: −$1,369
• − Repairs & maintenance: −$2,513
• − Management: −$2,513
• − Depreciation: −$7,968
• Taxable loss: −$2,398
• Est. tax savings @ 24.0%: +$576
• After-tax cash flow: $2,681/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab Est. rehab $8,005–$24,015 screening

This two-story townhome is in excellent condition with minimal repairs needed. Painting and landscaping improvements would significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New windows and doors — Enhances energy efficiency and curb appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 57/100

Zoned Schools

Elementary Connerton Elementary School C- FL #976/2,144 Nat'l #11,114/41,679 Middle Pine View Middle School B FL #157/571 Nat'l #2,146/14,009 High Land O' Lakes High School C+ FL #106/667 Nat'l #3,545/17,239

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

C Composite livability gradescore 66/100

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

• Census place: Connerton, FL
• County: Pasco County · 570,045 people
• City population: 11,398
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 13,049
• Household income: $115,214
• Rent vs Own: 8.7% rent · 91.3% own

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 16% Two or more races 10% Black 7% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 10% Cuban 1%
• Common ancestry: Romanian 5% Italian 3% Iranian 2%
• Foreign-born: 8% · Canada
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 4% Tagalog/Filipino 1%

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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: ▼ -1.54%
• Current HPI: 126.1415
• Rent YoY: —
• Metro: Tampa-St. Petersburg-Clearwater, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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