22585 Nebula Way

Connerton, FL 34637

$301,900C-

3 bd · 2.0 ba · 1,448 sqft · Built 2026 · SingleFamily · Active · 28 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,599/mo
• Mortgage (P&I): −$1,583
• Tax + insurance: −$503
• HOA: −$0
• Vac / Maint / Mgmt: −$546
• Net cashflow: $-34/mo
• Annual: $-402/yr
• Cap rate: 6.16%
• Cash-on-cash: -0.48%
• DSCR: 0.98
• 1% rule: 0.86%
• Cash to close: $84,532

Investor read

• This is a 3-bed/2.0-bath single-family listed at $302k. Condition is rated good.
• At list price, monthly cash flow is $-34 ($-402/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (13.9% below list).
• It's been on market 28 days — a 2% lower offer ($297k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $260k (13.9% below list) — sets the bar for 1% rule.
• Local home prices are declining (-1.5%/yr); year-one equity from $2k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• 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: 503 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 78d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• Pasco County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• Cap rate 6.2% vs local median 4.7% 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.

Questions for listing agent

• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.