11836 Orange St · San Antonio, FL 33576

$250,000

4 bd · 2.0 ba · 1,464 sqft · SingleFamily public records · 13 Days on market

Built 1988 0.33 ac lot Est $296k · 15% under

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Why this score? — see what drove the B- 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 +23.2/30.0
• ARV discount +14.5/15.0
• DSCR +7.5/10.0
• 1% rule +5.0/10.0
• Schools +4.3/10.0
• Appreciation +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks

Under contract-accepting backup offers. Back on Market! Welcome to 11836 Orange Street, located in the beautiful community of Rosewood in San Antonio, Florida with NO HOA. This well-loved home has had only one owner and offers solid construction, wonderful bones, and endless potential for someone ready to bring their vision to life. Situated on one-third of an acre, the property provides space, privacy, and room to grow. Inside, you’ll find a large open family room filled with natural light from oversized windows. The kitchen features an eat-at island, a spacious pantry, and a sliding glass door that leads to the screened-in porch—perfect for enjoying Florida’s weather ye

Key facts

• In-law suite
• Eat-at island
• Spacious pantry

Tags

• LARGE OPEN FAMILY ROOM
• EAT-AT ISLAND
• SPACIOUS PANTRY
• SCREENED-IN PORCH
• IN-LAW SUITE
• MUDROOM

Property features AI

Finance

• Other: Zoned R2; Homestead exempt; Living area reported as 1,464 (public records); Total building area reported as 1,988 (public records)
• Financial info: No lease restrictions reported
• HOA & community: No HOA association reported; Pets allowed (cats and dogs)

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Septic tank; Cable available; Electricity connected; Phone available
• Home design: Single-family residence; One story; Northwest facing
• Construction: Block construction; Shingle roof; Block foundation; Built on a 0.33-acre lot (approx. 1/4 to less than 1/2 acre)
• Exterior features: Paved lot/drive; Sliding doors

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Laminate; Other
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; Sliding doors
• Laundry & utility: Laundry room; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 8.5% vs local median 3.4% 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: Pasco High School (math 40% / reading 40%, grade F, #296 of 667 statewide, top 45%, 1,639 students, 66% FRL) — zoned schools average 66% FRL vs 48% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 364 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 39% 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.00% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.76%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $295,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32934 Osprey Peak Way	0.40mi	3/2.0 (-1)	1,560 (+7%)	3mo	$314,990	$202	63
32909 Osprey Peak Way	0.43mi	3/2.0 (-1)	1,560 (+7%)	3mo	$339,990	$218	61
12202 Meadow Ln	0.55mi	3/2.0 (-1)	1,318 (-10%)	0mo	$354,900	$269	52
32810 Rustic Rise Rd	0.70mi	3/2.0 (-1)	1,564 (+7%)	0mo	$301,721	$193	51
32821 Rustic Rise Rd	0.69mi	3/2.0 (-1)	1,564 (+7%)	2mo	$319,990	$205	50
32791 Rustic Rise Rd	0.72mi	3/2.0 (-1)	1,564 (+7%)	1mo	$319,990	$205	49
32804 Rustic Rise Rd	0.71mi	3/2.0 (-1)	1,564 (+7%)	2mo	$299,990	$192	49
32782 Rustic Rise Rd	0.73mi	3/2.0 (-1)	1,564 (+7%)	3mo	$309,990	$198	47
32785 Rustic Rise Rd	0.72mi	3/2.0 (-1)	1,564 (+7%)	3mo	$322,490	$206	47
32777 Rustic Rise Rd	0.73mi	3/2.0 (-1)	1,564 (+7%)	3mo	$310,000	$198	47
32766 Rustic Rise Rd	0.74mi	3/2.0 (-1)	1,564 (+7%)	3mo	$299,990	$192	46
32774 Rustic Rise Rd	0.74mi	3/2.0 (-1)	1,564 (+7%)	4mo	$313,990	$201	46

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: -4.1%
• Equity multiple: 0.84×
• Total profit: $-11,055
• Equity at exit: $44,923

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $8,246
• Equity at exit: $34,983

Cash invested: $70,000 (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 33576

• Home prices YoY: -0.8%
• Rents YoY: 0.4%
• Active inventory: 364
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,512 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$117 /mo · $1,403/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $453

Break-even live

Break-even rent $1,939

Max offer price $250,000

Occupancy floor 77%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32909 Osprey Peak Way San Antonio, FL	3.0	2.0	1560	$2,350	$1.51	24d	1	0.43mi
32783 Osprey Peak Way San Antonio, FL	4.0	2.0	1846	$2,200	$1.19	24d	1	0.51mi
32650 Osprey Peak Way San Antonio, FL	4.0	2.0	1846	$2,600	$1.41	12d	1	0.62mi
10959 Cotton Vale Pl San Antonio, FL	3.0	2.0	1844	$2,100	$1.14	20d	1	0.91mi
10959 Cotton Vale Pl San Antonio, FL	3.0	2.0	1844	$2,100	$1.14	3d	1	0.91mi
11545 Radiant Shore Loop San Antonio, FL	3.0	2.0	1451	$2,250	$1.55	24d	1	0.92mi
10888 Quail Grove Way San Antonio, FL	3.0	2.0	1690	$2,400	$1.42	24d	1	0.98mi
11608 Ascend Mirada Blvd San Antonio, FL	1.0–3.0	1.0–2.0	1178	$2,550	$2.16	2d	21	1.00mi
11672 Radiant Shore Loop San Antonio, FL	4.0	2.5	1870	$2,495	$1.33	15d	1	1.04mi
31825 Kestrel Calling Dr San Antonio, FL	3.0	2.5	1602	$2,300	$1.44	24d	1	1.11mi
31478 Ocean Ave San Antonio, FL	1.0–3.0	1.0–2.5	1119	$2,499	$2.23	3d	47	1.19mi
32067 Eastern Redbud Br San Antonio, FL	3.0	2.5	1639	$2,250	$1.37	24d	1	1.23mi
32112 Pond Apple Bnd Unit 1 San Antonio, FL	3.0	2.5	1700	$2,000	$1.18	24d	1	1.26mi
32118 Pond Apple Bnd San Antonio, FL	3.0	2.5	1732	$2,400	$1.39	24d	1	1.26mi
10817 Ironwood Tree Way San Antonio, FL	3.0	2.5	1694	$2,250	$1.33	24d	1	1.27mi
10817 Ironwood Tree Way San Antonio, FL	3.0	2.5	1694	$2,250	$1.33	2d	1	1.27mi
10708 Ironwood Tree Way San Antonio, FL	3.0	2.5	1600	$2,100	$1.31	18d	1	1.31mi
10715 Ironwood Tree Way San Antonio, FL	3.0	2.5	1681	$2,050	$1.22	15d	1	1.32mi
10647 Ironwood Tree Way San Antonio, FL	3.0	2.5	1712	$2,400	$1.40	24d	1	1.37mi
11126 Tidepool Ct Unit Na San Antonio, FL	3.0	2.5	1788	$3,200	$1.79	20d	1	1.43mi
11126 Tidepool Ct San Antonio, FL	3.0	2.5	1788	$3,200	$1.79	22d	1	1.43mi

Listing history 4 events

1. 2026-05-19
   status Pending
2. 2026-05-11
   status Active
3. 2026-04-21
   status Pending
4. 2026-04-16
   listed $250,000 Active

ⓘ 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: $1,403 · $117/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$672/yr (+$56/mo · 47.9%)

ⓘ 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 · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,148
• − Mortgage interest: −$14,004
• − Property taxes: −$1,403
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,412
• − Management: −$2,412
• − Depreciation: −$7,273
• Taxable income: $1,395
• Est. tax owed @ 24.0%: −$335
• After-tax cash flow: $5,097/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 — 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

• Census place: San Antonio, FL
• County: Pasco County · 524,098 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
• Severe rent burden: 31.0

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 (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%

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

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

4 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Listed $250,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2025): $1,403 · +3.3% YoY. Source: county tax records.