17921 Pleasantview Blvd · Connerton, FL 34638

$381,200

5 bd · 2.5 ba · 2,215 sqft · SingleFamily · 67 Days on market

Built 2026 Good condition $172/sqft · 7% below area Est $412k · 7% under

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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).

• ARV discount +10.9/15.0
• Cash flow +8.9/30.0
• Schools +5.7/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks

This spacious two-story home boasts five bedrooms with room to spare. The first floor contains a breezy living room, dining room and kitchen in an open design. The spacious owner's suite is tucked away on the second floor, along with all the secondary bedrooms, just off the versatile loft space.

Key facts

• 2 garage spots
• Built 2026
• Listed 67 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $381k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-304 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $337k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (22.6% below list).
• Recommended offer: $295k (22.6% below list) — sets the bar for 1% rule.

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: Rents falling (-3.8%/yr); 873 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 37d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 67 days — a 6% lower offer ($358k) is reasonable based on typical stale-listing flexibility.

Recommended offer $295,006 (22.6% 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. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.77% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.42%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (median comp): $412,005
• List price: $381,200
• Delta: -7.48%
• 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
17848 Acorn Drop Rd	0.27mi	4/2.5 (-1)	2,305 (+4%)	2mo	$419,990	$182	74
17881 Acorn Drop Rd	0.31mi	4/2.5 (-1)	2,305 (+4%)	0mo	$379,990	$165	74
17889 Acorn Drop Rd	0.32mi	4/2.5 (-1)	2,305 (+4%)	2mo	$404,990	$176	72
17616 Acorn Drop Rd	0.31mi	4/2.5 (-1)	2,045 (-8%)	1mo	$419,990	$205	67
17851 Acorn Drop Rd	0.29mi	5/3.0	2,453 (+11%)	0mo	$399,990	$163	66
17854 Acorn Drop Rd	0.27mi	5/3.0	2,453 (+11%)	1mo	$399,990	$163	66
17886 Acorn Drop Rd	0.30mi	5/3.0	2,453 (+11%)	0mo	$399,990	$163	66
17919 Acorn Drop Rd	0.34mi	5/3.0	2,453 (+11%)	0mo	$394,990	$161	64
17516 Acorn Drop Rd	0.38mi	4/2.5 (-1)	2,045 (-8%)	1mo	$404,990	$198	64
17513 Maple Grove Rd	0.39mi	4/2.5 (-1)	2,045 (-8%)	2mo	$433,430	$212	62
17492 Maple Grove Rd	0.42mi	4/2.5 (-1)	2,045 (-8%)	1mo	$409,999	$200	62
17484 Maple Grove Rd	0.43mi	4/2.5 (-1)	2,045 (-8%)	1mo	$409,990	$200	61

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.4%
• Equity multiple: 0.16×
• Total profit: $-89,723
• Equity at exit: $56,838

10-year hold

• IRR: -34.8%
• Equity multiple: -0.28×
• Total profit: $-136,279
• Equity at exit: $32,959

Cash invested: $106,736 (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: 55 active · 35 under contract
• Months of supply: 6.9 mo (15%/mo absorbed)
• Median asking: $404,200 ($186/sqft)
• Median days on market: 45 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: +-0.0% vs current asking $/sqft

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

ZIP-level market 34638

• Home prices YoY: -16.0%
• Rents YoY: -3.8%
• Active inventory: 873
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,950 high
• Mortgage (P&I): −$1,999
• Tax est. 1.5%: −$476 /mo · $5,718/yr
• Insurance: −$159
• HOA: −$0
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $-304

Break-even live

Break-even rent $3,335

Max offer price $337,234

Occupancy floor —

Sensitivity live

Price	-10% $-40	-5% $-172	+0% $-304	+5% $-436	+10% $-567
Rent	-10% $-537	-5% $-420	+0% $-304	+5% $-187	+10% $-71
Rate	-1.0pp $-112	-0.5pp $-207	base $-304	+0.5pp $-403	+1.0pp $-503

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: $95,300
• Closing costs: $11,436
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17761 Pleasantview Blvd Land O' Lakes, FL	4.0	2.5	1870	$2,600	$1.39	69d	1	0.12mi
17786 Acorn Drop Rd Land O' Lakes, FL	4.0	2.5	2260	$2,650	$1.17	13d	1	0.22mi
18114 Cypress Bay Pkwy Land O Lakes, FL	4.0	2.0	1484	$2,000	$1.35	7d	1	0.32mi
17534 Shirewood Way Land O Lakes, FL	4.0	2.5	1870	$2,495	$1.33	7d	1	0.43mi
17534 Shirewood Way Land O Lakes, FL	4.0	2.5	1870	$2,750	$1.47	40d	1	0.43mi
18236 Hunters Meadow Walk Land O Lakes, FL	4.0	2.0	2023	$2,195	$1.09	42d	1	0.47mi
10503 Farm Hill Ave Land O Lakes, FL	4.0	3.0	2756	$3,800	$1.38	9d	1	0.63mi
10583 Gentle Rain Dr Land O Lakes, FL	5.0	3.0	2453	$3,450	$1.41	51d	1	0.70mi
10583 Gentle Rain Dr Land O Lakes, FL	5.0	3.0	2453	$3,200	$1.30	33d	1	0.70mi
10583 Gentle Rain Dr Land O Lakes, FL	5.0	3.0	2453	$2,995	$1.22	17d	1	0.70mi
10583 Gentle Rain Dr Land O Lakes, FL	5.0	3.0	2453	$3,450	$1.41	73d	1	0.70mi
10328 Hawks Landing Dr Land O Lakes, FL	4.0	3.0	2417	$3,450	$1.43	13d	1	0.90mi
10328 Hawks Landing Dr Land O Lakes, FL	4.0	3.0	2417	$3,250	$1.34	9d	1	0.90mi
10124 Coldwater Loop Land O Lakes, FL	4.0	2.0	1888	$2,555	$1.35	7d	1	0.90mi
18846 Quarry Badger Rd Land O Lakes, FL	4.0	2.0	1855	$3,000	$1.62	73d	1	1.06mi
17747 Tawny Malt Pl Land O Lakes, FL	4.0	2.5	2466	$2,750	$1.12	24d	1	1.07mi
10120 Perthshire Cir Land O Lakes, FL	4.0	2.5	1872	$1,200	$0.64	73d	1	1.08mi
9543 Maxson Dr Land O Lakes, FL	4.0	2.5	1860	$2,250	$1.21	73d	1	1.08mi
10108 Perthshire Cir Land O Lakes, FL	4.0	2.5	1885	$2,306	$1.22	29d	1	1.09mi
18937 Quarry Badger Rd Land O Lakes, FL	4.0	2.5	2322	$3,450	$1.49	73d	1	1.14mi
9126 Tollison Loop Land O Lakes, FL	4.0	2.5	2652	$2,600	$0.98	73d	1	1.39mi
9247 Wellstone Dr Land O Lakes, FL	4.0	2.5	2103	$2,399	$1.14	37d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $381,200 Active 67 DOM
2. 2026-06-18
   price $381,200 Active 66 DOM
3. 2026-06-17
   pricedays on market $378,200 Active 66 DOM
4. 2026-06-16
   days on market $378,100 Active 65 DOM
5. 2026-06-15
   price $378,100 Active 64 DOM
6. 2026-06-15
   pricedays on market $377,100 Active 64 DOM
7. 2026-06-13
   pricedays on market $377,000 Active 62 DOM
8. 2026-06-09
   days on market $376,800 Active 58 DOM
9. 2026-06-08
   days on market $376,800 Active 57 DOM
10. 2026-06-08
    price $376,800 Active 56 DOM
11. 2026-06-07
    pricedays on market $376,700 Active 56 DOM
12. 2026-06-04
    days on market $375,600 Active 53 DOM
13. 2026-06-03
    days on market $375,600 Active 52 DOM
14. 2026-06-02
    pricedays on market $375,600 Active 51 DOM
15. 2026-06-01
    days on market $381,400 Active 50 DOM
16. 2026-06-01
    price $381,400 Active 49 DOM
17. 2026-05-31
    pricedays on market $381,300 Active 49 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: $35,401
• − Mortgage interest: −$21,353
• − Property taxes: −$5,718
• − Insurance: −$1,906
• − Repairs & maintenance: −$2,832
• − Management: −$2,832
• − Depreciation: −$11,089
• Taxable loss: −$10,330
• Est. tax savings @ 24.0%: +$2,479
• After-tax cash flow: $-1,167/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $11,075–$33,225 screening

This spacious two-story home is in excellent condition with minimal repairs needed. It's move-in ready and would benefit from a fresh coat of paint on the exterior trim to enhance curb appeal.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps home in good condition ↑

ⓘ 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

• County: Pasco County · 570,045 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: 11% of renters

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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: 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%

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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: ▼ -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

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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