37253 Westview Ave · Dade City, FL 33525

$286,000

3 bd · 2.0 ba · 1,269 sqft · SingleFamily public records · 18 Days on market

Built 1978 0.28 ac lot Est $288k · 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).

• Cash flow +11.4/30.0
• ARV discount +7.8/15.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Rent growth +3.3/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Up for sale is a beautifully renovated 5 bedroom 2 bath home no HOA

Key facts

• 0.28 acre lot
• Built 1978
• Listed 17 days

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Zoning: X; Universal property ID on record; Directions provided to property
• Financial info: No lease restrictions
• HOA & community: No association fees

Exterior

• Utilities: Public water; Public sewer; Other utilities; Electric water heater
• Home design: Single-family residence; One story; Faces south; Entry level: One
• Construction: Block and concrete construction; Shingle roof; Slab foundation; Built area approximately 1,556 total (living area appraiser-sourced 1,269)
• Exterior features: Dirt and gravel road access; Lot approximately 0.28 acres (1/4 to less than 1/2 acre)

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 5 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Thermostat; Walk-in closet(s)
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $286k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (17.7% below list).
• Recommended offer: $235k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.6% in Dade City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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-, schools D+, amenities 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 rising (+3.0%/yr); 667 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 41% of the median local income ($69k/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.
• 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 18 days — a 2% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $100k; list at $286k implies a 186% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,479 (17.7% 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 1978 — 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: 0.82% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.50%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $288,063
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37236 Poinsettia Ave	0.16mi	3/2.0	1,304 (+3%)	5mo	$135,000	$104	84
14348 Graham St	0.70mi	3/2.0	1,246 (-2%)	4mo	$295,000	$237	61
37950 Coleman Ave	0.69mi	3/2.0	1,311 (+3%)	5mo	$330,000	$252	58
37153 Mcminn Ave	0.39mi	3/2.0	1,144 (-10%)	11mo	$325,000	$284	56
37049 Suwanee Way	0.61mi	3/2.0	1,340 (+6%)	8mo	$240,000	$179	56
37137 Florida Ave	0.23mi	3/2.0	1,441 (+14%)	14mo	$335,000	$232	55
13922 12th St	0.40mi	3/2.0	1,386 (+9%)	13mo	$209,000	$151	55
37722 Granada Ave	0.49mi	3/2.0	1,144 (-10%)	9mo	$260,000	$227	54
37644 Florida Ave	0.43mi	3/2.0	1,418 (+12%)	9mo	$344,900	$243	53
38011 Dixie Ave	0.74mi	3/2.0	1,176 (-7%)	3mo	$193,405	$164	50
36547 Jackson Ave	0.74mi	3/2.0	1,102 (-13%)	3mo	$232,000	$211	42
14141 11th St	0.61mi	3/2.5	1,439 (+13%)	12mo	$300,000	$208	37

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 · 3.02% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.34×
• Total profit: $-52,649
• Equity at exit: $42,644

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-53,759
• Equity at exit: $24,728

Cash invested: $80,080 (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 33525

• Home prices YoY: -15.4%
• Rents YoY: 3.0%
• Active inventory: 667
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,355 high
• Mortgage (P&I): −$1,500
• Tax from tax record: −$341 /mo · $4,097/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-100

Break-even live

Break-even rent $2,482

Max offer price $268,311

Occupancy floor 99%

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: $71,500
• Closing costs: $8,580
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13911 19th St Dade City, FL	2.0	1.0	1600	$1,495	$0.93	3d	1	0.30mi
13911 19th St Dade City, FL	2.0	1.0	1600	$1,495	$0.93	4d	1	0.30mi
13921 19th St Unit 1234474P Dade City, FL	2.0	1.0	936	$2,013	$2.15	16d	1	0.30mi
37215 Grassy Hill Ln Dade City, FL	3.0	2.0	1212	$1,495	$1.23	24d	1	0.46mi
37135 Grassy Hill Ln Unit 1234475P Dade City, FL	3.0	2.0	1205	$3,535	$2.93	2d	1	0.48mi
37135 Grassy Hill Ln Unit 1 Dade City, FL	3.0	2.0	1212	$3,500	$2.89	24d	1	0.48mi
37228 Grassy Hill Ln Unit 1 Dade City, FL	3.0	2.0	1212	$1,750	$1.44	3d	1	0.48mi
37132 Grassy Hill Ln Unit 1234477P Dade City, FL	3.0	2.0	1205	$3,594	$2.98	2d	1	0.50mi
37132 Grassy Hill Ln Unit 1 Dade City, FL	3.0	2.0	1212	$3,500	$2.89	24d	1	0.50mi
37329 Magnolia Ave Unit 1234471P Dade City, FL	3.0	2.0	1216	$3,391	$2.79	4d	1	0.60mi
13650 5th St Dade City, FL	2.0	1.0	900	$1,350	$1.50	12d	1	0.71mi
13917 2nd St Dade City, FL	3.0	1.0	1312	$1,950	$1.49	24d	1	0.89mi
36350 Spanish Rose Dr Dade City, FL	4.0	2.0	1828	$2,149	$1.18	4d	1	0.93mi
14635 State St Dade City, FL	3.0	1.5	1040	$1,761	$1.69	21d	1	0.98mi
37802 Whitehouse Ave Dade City, FL	2.0	1.0	1344	$1,150	$0.86	23d	1	1.17mi
12945 Ogden Glade Rd Dade City, FL	4.0	2.0	1815	$2,195	$1.21	17d	1	1.31mi
36132 Trinity Glade Rd Dade City, FL	3.0	2.0	1515	$2,425	$1.60	14d	1	1.33mi
37011 Bear Branch Dr Dade City, FL	3.0–4.0	2.0–3.0	1730	$1,837	$1.06	1d	16	1.35mi
13253 Waterford Castle Dr Dade City, FL	3.0	2.0	1189	$1,749	$1.47	2d	1	1.35mi
37015 Waldo Dr Dade City, FL	4.0	2.0	1480	$3,750	$2.53	24d	1	1.47mi

Listing history 24 events

1. 2026-06-15
   days on market $286,000 Active 18 DOM
2. 2026-06-13
   days on market $286,000 Active 16 DOM
3. 2026-06-09
   days on market $286,000 Active 12 DOM
4. 2026-06-08
   days on market $286,000 Active 11 DOM
5. 2026-06-07
   days on market $286,000 Active 10 DOM
6. 2026-06-04
   days on market $286,000 Active 7 DOM
7. 2026-06-03
   days on market $286,000 Active 6 DOM
8. 2026-06-02
   days on market $286,000 Active 5 DOM
9. 2026-06-01
   days on market $286,000 Active 4 DOM
10. 2026-05-31
    days on market $286,000 Active 3 DOM
11. 2026-05-28
    listed $286,000 Active
12. 2020-04-02
    soldstatus $100,000
13. 2020-03-01
    historical
14. 2020-02-26
    price $125,000
15. 2020-02-21
    price $127,500
16. 2020-02-18
    price $128,500
17. 2020-02-10
    price $129,000
18. 2020-02-03
    price $129,999
19. 2020-01-29
    price $132,500
20. 2020-01-21
    status Active
21. 2020-01-20
    status Pending
22. 2020-01-11
    price $135,000
23. 2019-12-22
    listed $139,900 Active
24. 1999-11-04
    soldstatus $74,000

ⓘ 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: $4,097 · $341/mo
• Projected year-2 tax: $4,097 · $341/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 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: $28,257
• − Mortgage interest: −$16,020
• − Property taxes: −$4,097
• − Insurance: −$1,430
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − Depreciation: −$8,320
• Taxable loss: −$6,131
• Est. tax savings @ 24.0%: +$1,472
• After-tax cash flow: $270/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
• County: Pasco County · 524,098 people
• City population: 21,077
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 21,077
• Household income: $69,068
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 322.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 7% Black 3%
• Hispanic origin (detail): Mexican 9% Puerto Rican 3%
• Common ancestry: Lithuanian 2% Romanian 2% Serbian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 87% English-only · Spanish 11% Other Asian/Pacific 1% Other Indo-European 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: ▼ -65.48%
• Current HPI: 358.2149
• Rent YoY: ▲ 3.02%
• 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

+286.5% since first listed

14 events — show timeline

• 2026-05-28 Listed $286,000 Stellar MLS as Distributed by MLS Grid
• 2020-04-02 Sold (Public Records) $100,000 Public Records
• 2020-03-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-02-26 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2020-02-21 Price Changed $127,500 Stellar MLS as Distributed by MLS Grid
• 2020-02-18 Price Changed $128,500 Stellar MLS as Distributed by MLS Grid
• 2020-02-10 Price Changed $129,000 Stellar MLS as Distributed by MLS Grid
• 2020-02-03 Price Changed $129,999 Stellar MLS as Distributed by MLS Grid
• 2020-01-29 Price Changed $132,500 Stellar MLS as Distributed by MLS Grid
• 2020-01-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-01-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-01-11 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2019-12-22 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 1999-11-04 Sold (Public Records) $74,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $4,097 · +7.5% YoY. Source: county tax records.