31840 Folk Top St · San Antonio, FL 33576

$255,490

2 bd · 2.0 ba · 1,616 sqft · Townhouse · 88 Days on market

Built 2026 Good condition Garage $158/sqft · 6% below area Est $272k · 6% 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).

• Cash flow +11.5/30.0
• ARV discount +10.2/15.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Appreciation +3.8/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +2.6/5.0

Listing remarks

This comfortable single-story home includes a versatile flex room and an open floorplan with a well-equipped kitchen, and shared dining and family room down the hall. The attached patio offers indoor-outdoor living experiences, while the nearby owner's suite is a private oasis with an en-suite bathroom. Plus, this home includes a convenient storage space for a golf cart or other recreational vehicles.

Key facts

• Open floorplan
• Private oasis
• Storage space

Tags

• OPEN FLOORPLAN
• WELL-EQUIPPED KITCHEN
• ATTACHED PATIO
• PRIVATE OASIS
• EN-SUITE BATHROOM
• STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (16.8% below list).
• Recommended offer: $213k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.5% in San Antonio — 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 69/100 on livability (#454 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety D-.
• 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: San Antonio Elementary School (math 49% / reading 52%, grade D+, #1,055 of 2,144 statewide, top 50%, 573 students, 50% FRL); Pasco Middle School (math 38% / reading 38%, grade F, #388 of 571 statewide, top 69%, 903 students, 73% FRL); Pasco High School (math 40% / reading 40%, grade F, #296 of 667 statewide, top 45%, 1,639 students, 66% FRL).
• Market conditions: Rents flat; 510 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 94d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 33% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.3%/yr); year-one equity from $2k of loan paydown is wiped out by about $6k 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 88 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.

Recommended offer $212,686 (16.8% 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. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $271,803
• List price: $255,490
• Delta: -6.00%
• 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
10398 Trumpet Honeysuckle Way	0.46mi	3/2.5 (+1)	1,634 (+1%)	1mo	$270,000	$165	69
10667 Ironwood Tree Way	0.48mi	3/2.5 (+1)	1,639 (+1%)	1mo	$249,900	$152	67
10670 Ironwood Tree Way	0.50mi	3/2.5 (+1)	1,639 (+1%)	6mo	$252,900	$154	62
10663 Ironwood Tree Way	0.48mi	3/2.5 (+1)	1,639 (+1%)	7mo	$276,900	$169	62
10646 Ironwood Tree Way	0.49mi	3/2.5 (+1)	1,666 (+3%)	5mo	$264,900	$159	61
32099 Eastern Redbud Br	0.62mi	3/2.5 (+1)	1,639 (+1%)	1mo	$259,900	$159	61
10650 Ironwood Tree Way	0.49mi	3/2.5 (+1)	1,666 (+3%)	5mo	$260,900	$157	61
32038 Pop Ash Pl	0.27mi	3/2.5 (+1)	1,801 (+11%)	2mo	$273,000	$152	60
10647 Ironwood Tree Way	0.47mi	3/2.5 (+1)	1,684 (+4%)	9mo	$304,200	$181	57
10653 Ironwood Tree Way	0.47mi	3/2.5 (+1)	1,684 (+4%)	9mo	$276,050	$164	57
32122 Eastern Redbud Br	0.61mi	3/2.5 (+1)	1,694 (+5%)	9mo	$264,900	$156	49
32128 Eastern Redbud Br	0.61mi	3/2.5 (+1)	1,694 (+5%)	9mo	$289,900	$171	49

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

Projected returns pro-forma

-2.32% appreciation · 0.37% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.37×
• Total profit: $-44,946
• Equity at exit: $45,909

10-year hold

• IRR: -13.9%
• Equity multiple: 0.15×
• Total profit: $-60,918
• Equity at exit: $35,751

Cash invested: $71,537 (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: 77 active · 24 under contract
• Months of supply: 30.8 mo (3%/mo absorbed)
• Median asking: $275,900 ($168/sqft)
• Median days on market: 69 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: -0.1% vs current asking $/sqft

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

ZIP-level market 33576

• Home prices YoY: -0.8%
• Rents YoY: 0.4%
• Active inventory: 510
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,127 high
• Mortgage (P&I): −$1,340
• Tax est. 1.5%: −$319 /mo · $3,832/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-85

Break-even live

Break-even rent $2,235

Max offer price $243,130

Occupancy floor 99%

Sensitivity live

Price	-10% $91	-5% $3	+0% $-85	+5% $-174	+10% $-262
Rent	-10% $-253	-5% $-169	+0% $-85	+5% $-1	+10% $83
Rate	-1.0pp $43	-0.5pp $-20	base $-85	+0.5pp $-152	+1.0pp $-219

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: $63,872
• Closing costs: $7,665
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10583 Tupper Cay Dr San Antonio, FL	3.0	2.0	1770	$2,950	$1.67	99d	1	0.22mi
31856 Cardinal Yard Dr San Antonio, FL	2.0	2.0	1783	$2,500	$1.40	119d	1	0.23mi
31700 Cannon Rush Dr San Antonio, FL	2.0	2.0	1959	$2,500	$1.28	44d	1	0.28mi
32040 Griffin Sands Ln San Antonio, FL	2.0	2.0	1616	$2,350	$1.45	10d	1	0.28mi
32009 Spiceberry St San Antonio, FL	2.0	2.5	1513	$1,900	$1.26	113d	1	0.29mi
10462 Weldon Cork Way San Antonio, FL	2.0	2.5	1747	$2,200	$1.26	110d	1	0.29mi
10443 Lavender Aster Trl San Antonio, FL	3.0	2.5	1666	$1,950	$1.17	119d	1	0.30mi
32010 Spiceberry St San Antonio, FL	3.0	2.5	1634	$1,900	$1.16	64d	1	0.30mi
32067 Spiceberry St San Antonio, FL	3.0	2.5	1634	$1,900	$1.16	94d	1	0.35mi
32077 Powderpuff Mimosa Dr San Antonio, FL	2.0	2.5	1541	$2,100	$1.36	119d	1	0.37mi
32146 Powderpuff Mimosa Dr San Antonio, FL	3.0	2.5	1801	$2,050	$1.14	115d	1	0.38mi
32127 Powderpuff Mimosa Dr San Antonio, FL	3.0	2.5	1634	$2,100	$1.29	119d	1	0.39mi
31921 Conchshell Sail St Wesley Chapel, FL	3.0–4.0	2.5	1848	$2,642	$1.43	0d	13	0.41mi
10250 Honey Hammock Way San Antonio, FL	3.0	2.5	1676	$1,979	$1.18	119d	1	0.42mi
10300 Honey Hammock Way San Antonio, FL	3.0	2.5	1666	$1,899	$1.14	40d	1	0.42mi
10288 Honey Hammock Way San Antonio, FL	3.0	2.5	1787	$2,099	$1.17	78d	1	0.42mi
10268 Honey Hammock Way Unit 10268 San Antonio, FL	2.0	2.5	1541	$1,975	$1.28	43d	1	0.42mi
10268 Honey Hammock Way San Antonio, FL	2.0	2.5	1541	$1,895	$1.23	10d	1	0.42mi
10121 Honey Hammock Way San Antonio, FL	3.0	2.5	1666	$2,100	$1.26	119d	1	0.42mi
31493 Cannon Rush Dr Wesley Chapel, FL	2.0	2.0	1968	$2,750	$1.40	69d	1	0.42mi
10356 Honey Hammock Way San Antonio, FL	3.0	2.5	1666	$1,890	$1.13	94d	1	0.42mi
32201 Powderpuff Mimosa Dr San Antonio, FL	3.0	3.0	1634	$2,000	$1.22	64d	1	0.44mi
10321 Trumpet Honeysuckle Way San Antonio, FL	3.0	2.5	1666	$2,000	$1.20	117d	1	0.44mi
10203 Trumpet Honeysuckle Way San Antonio, FL	3.0	2.5	1634	$1,900	$1.16	60d	1	0.44mi
10199 Trumpet Honeysuckle Way San Antonio, FL	3.0	2.5	1634	$1,925	$1.18	10d	1	0.44mi
10375 Trumpet Honeysuckle Way San Antonio, FL	3.0	2.5	1666	$1,900	$1.14	64d	1	0.44mi
10114 Honey Hammock Way San Antonio, FL	3.0	2.5	1634	$1,895	$1.16	116d	1	0.45mi
10110 Honey Hammock Way San Antonio, FL	2.0	2.5	1513	$1,995	$1.32	119d	1	0.45mi
10171 Trumpet Honeysuckle Way San Antonio, FL	3.0	2.5	1634	$1,900	$1.16	119d	1	0.45mi
32235 Powderpuff Mimosa Dr San Antonio, FL	3.0	2.5	1634	$2,050	$1.25	27d	1	0.46mi
10268 Trumpet Honeysuckle Way San Antonio, FL	3.0	2.5	1787	$1,950	$1.09	32d	1	0.46mi
10268 Trumpet Honeysuckle Way San Antonio, FL	3.0	3.0	1787	$1,950	$1.09	5d	1	0.46mi
10334 Trumpet Honeysuckle Way San Antonio, FL	3.0	3.0	1634	$2,000	$1.22	119d	1	0.47mi
31427 Cannon Rush Dr San Antonio, FL	2.0	2.0	1800	$2,575	$1.43	4d	1	0.47mi
10647 Ironwood Tree Way San Antonio, FL	3.0	2.5	1712	$2,400	$1.40	119d	1	0.47mi
10715 Ironwood Tree Way San Antonio, FL	3.0	2.5	1681	$2,050	$1.22	110d	1	0.51mi
10708 Ironwood Tree Way San Antonio, FL	3.0	2.5	1600	$2,100	$1.31	113d	1	0.53mi
10759 Ironwood Tree Way San Antonio, FL	3.0	2.5	1674	$2,200	$1.31	27d	1	0.54mi
10765 Ironwood Tree Way San Antonio, FL	3.0	2.5	1674	$2,300	$1.37	85d	1	0.54mi
10771 Ironwood Tree Way San Antonio, FL	3.0	2.5	1694	$2,450	$1.45	27d	1	0.54mi

Property features AI

Finance

• Financial info: List price $270,490

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family new construction (Spec)Dayspring II plan
• Exterior features: Property located at 31840 Folk Top St, San Antonio, FL 33576

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec-built Dayspring II planLiving area approximately 1,616

Listing history 27 events

1. 2026-07-09
   pricedays on market $255,490 Active 88 DOM
2. 2026-07-07
   days on market $270,490 Active 86 DOM
3. 2026-07-06
   days on market $270,490 Active 85 DOM
4. 2026-07-06
   days on market $270,490 Active 84 DOM
5. 2026-07-05
   days on market $270,490 Active 83 DOM
6. 2026-07-03
   days on market $270,490 Active 82 DOM
7. 2026-07-03
   days on market $270,490 Active 81 DOM
8. 2026-07-01
   days on market $270,490 Active 80 DOM
9. 2026-06-30
   days on market $270,490 Active 79 DOM
10. 2026-06-29
    days on market $270,490 Active 78 DOM
11. 2026-06-28
    days on market $270,490 Active 77 DOM
12. 2026-06-27
    days on market $270,490 Active 76 DOM
13. 2026-06-26
    days on market $270,490 Active 75 DOM
14. 2026-06-24
    days on market $270,490 Active 73 DOM
15. 2026-06-18
    days on market $270,490 Active 67 DOM
16. 2026-06-17
    days on market $270,490 Active 66 DOM
17. 2026-06-16
    days on market $270,490 Active 65 DOM
18. 2026-06-15
    days on market $270,490 Active 64 DOM
19. 2026-06-13
    days on market $270,490 Active 62 DOM
20. 2026-06-09
    days on market $270,490 Active 58 DOM
21. 2026-06-08
    days on market $270,490 Active 57 DOM
22. 2026-06-07
    days on market $270,490 Active 56 DOM
23. 2026-06-04
    days on market $270,490 Active 53 DOM
24. 2026-06-03
    days on market $270,490 Active 52 DOM
25. 2026-06-02
    days on market $270,490 Active 51 DOM
26. 2026-06-01
    days on market $270,490 Active 50 DOM
27. 2026-05-31
    days on market $270,490 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: $25,522
• − Mortgage interest: −$14,311
• − Property taxes: −$3,832
• − Insurance: −$1,277
• − Repairs & maintenance: −$2,042
• − Management: −$2,042
• − Depreciation: −$7,432
• Taxable loss: −$5,415
• Est. tax savings @ 24.0%: +$1,300
• After-tax cash flow: $275/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 $8,080–$24,240 screening

This single-story townhouse is in good condition with a modern and well-maintained interior and exterior. It offers a good investment opportunity with potential for modest updates to enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring to a more modern style — Modern flooring can improve the home's resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental appeal by offering convenience and modern amenities. ↑

ⓘ 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.

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary San Antonio Elementary School D+ FL #1,055/2,144 Nat'l #12,398/41,679 Middle Pasco Middle School F FL #388/571 Nat'l #6,571/14,009 High Pasco High School F FL #296/667 Nat'l #8,112/17,239

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 69/100

Livability — San Antonio

• Score: 69/100
• State rank: #454
• US rank: #8221

Category grades

Amenities F Commute F Cost of living A Crime A+ Employment A- Housing A+ Health & safety D- User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pasco County · 570,045 people
• City population: 6,273
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 6,273
• Household income: $76,388
• Rent vs Own: 4.5% rent · 95.5% 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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 12% Two or more races 5% Black 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 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: ▼ -2.32%
• Current HPI: 281.7138
• Rent YoY: ▲ 0.37%
• 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

Property features AI

Finance

• Financial info: List price $270,490

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family new construction (Spec)Dayspring II plan
• Exterior features: Property located at 31840 Folk Top St, San Antonio, FL 33576

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec-built Dayspring II planLiving area approximately 1,616