237 Thorn Tree Pl #237 · Brandon, FL 33510

$139,900

2 bd · 2.0 ba · 918 sqft · Condo · 418 Days on market

Built 1985 Good condition $376/mo HOA · 23% of rent ↓ 18% since listing

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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 +10.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW PRICE! Welcome to The Hamptons at Brandon!!! A sprawling gated community nestles in the heart of Brandon! This community boasts gated access, beautiful pool areas, exercise facility, multiple laundry facilities, tennis courts, clubhouse and more! Community has close proximity to all that Brandon with its new shopping centers, restaurants, recreational facilities, hospitals, schools. A very short commute to exploding Tampa proper with 5 star shopping, dining, Tampa International Airport, Raymond James Stadium, Amalie Arena. The list goes on and on. The Hamptons at Brandon offers a perfect atmosphere for both the owner occupied resident wanting to be nestled in their quaint, tropic feel community or the investor looking to obtain a strong investment! Contact us today to schedule your private tour and Please inquire as to the multiple units we may have for sale.

Key facts

• Beautiful pool areas
• Exercise facility
• Tennis courts

Tags

• SPRAWLING GATED COMMUNITY
• BEAUTIFUL POOL AREAS
• EXERCISE FACILITY
• TENNIS COURTS
• CLOSE PROXIMITY TO AMENITIES
• SHORT COMMUTE TO TAMPA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-77 ($-925/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (8.0% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 85/100 on livability (#26 in FL, #507 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+.
• Hillsborough (suburban): math 47% / reading 50% proficiency, ranked #41 of 73 in FL (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.1%/yr); 147 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hillsborough County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 418 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $30k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• 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 $123,112 (12.0% 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 418 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.89
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -24.9%
• Equity multiple: 0.18×
• Total profit: $-32,020
• Equity at exit: $20,860

10-year hold

• IRR: -42.6%
• Equity multiple: -0.31×
• Total profit: $-51,314
• Equity at exit: $12,096

Cash invested: $39,172 (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 33510

• Home prices YoY: -21.6%
• Rents YoY: -0.1%
• Active inventory: 147
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,602 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$376
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-77

Break-even live

Break-even rent $1,700

Max offer price $128,744

Occupancy floor 100%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Red Maple Pl #205 Brandon, FL	2.0	2.0	918	$1,500	$1.63	24d	1	0.01mi
233 Red Maple Pl #233 Brandon, FL	2.0	2.0	918	$1,500	$1.63	3d	1	0.01mi
211 Thorn Tree Pl Brandon, FL	2.0	2.0	918	$1,500	$1.63	24d	1	0.02mi
235 Red Maple Pl #235 Brandon, FL	2.0	2.0	918	$1,550	$1.69	4d	1	0.05mi
205 Berry Tree Pl Brandon, FL	2.0	2.0	918	$1,495	$1.63	20d	1	0.07mi
628 Golden Raintree Pl Brandon, FL	2.0	2.0	900	$1,500	$1.67	24d	1	0.07mi
402 Big Cedar Way Unit A Brandon, FL	2.0	2.0	938	$1,900	$2.03	18d	1	0.09mi
626 Golden Raintree Pl Unit 626 Brandon, FL	1.0	1.0	648	$1,295	$2.00	24d	1	0.14mi
626 Golden Raintree Pl Brandon, FL	1.0	1.0	900	$1,295	$1.44	24d	1	0.14mi
122 N Kings Ave #202 Brandon, FL	2.0	1.5	1068	$1,550	$1.45	24d	1	0.23mi
701 Russell Ln Brandon, FL	2.0	2.0	1090	$1,495	$1.37	24d	1	0.24mi
709 Russell Ln Unit C221 Brandon, FL	2.0	1.5	1068	$1,600	$1.50	24d	1	0.29mi
711 Russell Ln #134 Brandon, FL	2.0	1.5	1068	$1,599	$1.50	3d	1	0.31mi
109 Ruby Cir Brandon, FL	3.0	1.0	975	$1,950	$2.00	24d	1	0.47mi
200 Cook St Brandon, FL	1.0–2.0	1.0	950	$1,600	$1.68	22d	1	0.50mi
110 Summerfield Way Brandon, FL	1.0–3.0	1.0–2.0	977	$1,684	$1.72	2d	25	0.59mi
408 Pinewood Ct Brandon, FL	2.0	1.0	750	$1,450	$1.93	5d	1	0.60mi
804 Fairmaiden Ln Brandon, FL	1.0–2.0	1.0–1.5	912	$1,570	$1.72	24d	7	0.61mi
1212 Askew Dr Brandon, FL	1.0–3.0	1.0–2.0	1427	$1,769	$1.24	2d	8	0.83mi
529 S Parsons Ave Brandon, FL	1.0–2.0	1.0–2.0	705	$1,764	$2.50	2d	18	0.84mi
608 Lynchburg Dr Brandon, FL	2.0	1.5	1020	$1,800	$1.76	5d	1	0.87mi
314 Lake Parsons Grn #201 Brandon, FL	2.0	2.0	916	$1,750	$1.91	24d	1	0.96mi
214 Lake Parsons Grn #103 Brandon, FL	1.0	1.0	750	$1,450	$1.93	24d	1	0.96mi
209 Lake Brook Cir Unit LB103 Brandon, FL	2.0	2.0	811	$1,300	$1.60	24d	1	0.97mi
209 Lake Brook Cir Brandon, FL	2.0	2.0	794	$1,612	$2.03	22d	2	0.97mi
308 Lake Parsons Grn Brandon, FL	1.0	1.0	598	$1,388	$2.32	15d	2	0.99mi
308 Lake Parsons Grn Brandon, FL	1.0	1.0	583	$1,350	$2.31	24d	2	0.99mi
221 Lake Brook Cir #208 Brandon, FL	2.0	2.0	900	$1,795	$1.99	3d	1	1.03mi
803 Lake Haven Sq #202 Brandon, FL	2.0	2.0	811	$1,500	$1.85	3d	1	1.04mi
795 Ironwood Flats Cir Brandon, FL	1.0–3.0	1.0–2.0	1163	$2,315	$1.99	2d	40	1.05mi
1206 E Camellia Dr Brandon, FL	3.0	2.0	1040	$1,919	$1.85	24d	1	1.20mi
1701 Lake Chapman Dr Brandon, FL	1.0–2.0	1.0–2.0	800	$1,777	$2.22	3d	32	1.24mi
601 Highview Ter S Brandon, FL	3.0	2.0	1022	$1,935	$1.89	3d	1	1.41mi
921 Paddock Club Dr Brandon, FL	1.0–3.0	1.0–2.0	1131	$1,782	$1.58	2d	42	1.41mi

HOA detail condo

• Monthly dues: $376 · $4,512/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $139,900 Active 418 DOM
2. 2026-06-17
   days on market $139,900 Active 417 DOM
3. 2026-06-16
   days on market $139,900 Active 416 DOM
4. 2026-06-15
   days on market $139,900 Active 415 DOM
5. 2026-06-13
   days on market $139,900 Active 413 DOM
6. 2026-06-13
   days on market $139,900 Active 412 DOM
7. 2026-06-09
   days on market $139,900 Active 409 DOM
8. 2026-06-08
   days on market $139,900 Active 408 DOM
9. 2026-06-07
   days on market $139,900 Active 407 DOM
10. 2026-06-04
    days on market $139,900 Active 404 DOM
11. 2026-06-03
    days on market $139,900 Active 403 DOM
12. 2026-06-02
    days on market $139,900 Active 402 DOM
13. 2026-06-01
    days on market $139,900 Active 401 DOM
14. 2026-05-31
    days on market $139,900 Active 400 DOM
15. 2026-05-12
    price $139,900 887-char remark

    Show marketing remark (887 chars)

    NEW PRICE! Welcome to The Hamptons at Brandon!!! A sprawling gated community nestles in the heart of Brandon! This community boasts gated access, beautiful pool areas, exercise facility, multiple laundry facilities, tennis courts, clubhouse and more! Community has close proximity to all that Brandon with its new shopping centers, restaurants, recreational facilities, hospitals, schools. A very short commute to exploding Tampa proper with 5 star shopping, dining, Tampa International Airport, Raymond James Stadium, Amalie Arena. The list goes on and on. The Hamptons at Brandon offers a perfect atmosphere for both the owner occupied resident wanting to be nestled in their quaint, tropic feel community or the investor looking to obtain a strong investment! Contact us today to schedule your private tour and Please inquire as to the multiple units we may have for sale.

16. 2026-01-20
    price $144,900 887-char remark

    Show marketing remark (887 chars)

    NEW PRICE! Welcome to The Hamptons at Brandon!!! A sprawling gated community nestles in the heart of Brandon! This community boasts gated access, beautiful pool areas, exercise facility, multiple laundry facilities, tennis courts, clubhouse and more! Community has close proximity to all that Brandon with its new shopping centers, restaurants, recreational facilities, hospitals, schools. A very short commute to exploding Tampa proper with 5 star shopping, dining, Tampa International Airport, Raymond James Stadium, Amalie Arena. The list goes on and on. The Hamptons at Brandon offers a perfect atmosphere for both the owner occupied resident wanting to be nestled in their quaint, tropic feel community or the investor looking to obtain a strong investment! Contact us today to schedule your private tour and Please inquire as to the multiple units we may have for sale.

17. 2026-01-20
    status Active 887-char remark

    Show marketing remark (887 chars)

    NEW PRICE! Welcome to The Hamptons at Brandon!!! A sprawling gated community nestles in the heart of Brandon! This community boasts gated access, beautiful pool areas, exercise facility, multiple laundry facilities, tennis courts, clubhouse and more! Community has close proximity to all that Brandon with its new shopping centers, restaurants, recreational facilities, hospitals, schools. A very short commute to exploding Tampa proper with 5 star shopping, dining, Tampa International Airport, Raymond James Stadium, Amalie Arena. The list goes on and on. The Hamptons at Brandon offers a perfect atmosphere for both the owner occupied resident wanting to be nestled in their quaint, tropic feel community or the investor looking to obtain a strong investment! Contact us today to schedule your private tour and Please inquire as to the multiple units we may have for sale.

18. 2025-12-31
    historical 887-char remark

    Show marketing remark (887 chars)

    NEW PRICE! Welcome to The Hamptons at Brandon!!! A sprawling gated community nestles in the heart of Brandon! This community boasts gated access, beautiful pool areas, exercise facility, multiple laundry facilities, tennis courts, clubhouse and more! Community has close proximity to all that Brandon with its new shopping centers, restaurants, recreational facilities, hospitals, schools. A very short commute to exploding Tampa proper with 5 star shopping, dining, Tampa International Airport, Raymond James Stadium, Amalie Arena. The list goes on and on. The Hamptons at Brandon offers a perfect atmosphere for both the owner occupied resident wanting to be nestled in their quaint, tropic feel community or the investor looking to obtain a strong investment! Contact us today to schedule your private tour and Please inquire as to the multiple units we may have for sale.

19. 2025-08-25
    price $155,000 887-char remark

    Show marketing remark (887 chars)

    NEW PRICE! Welcome to The Hamptons at Brandon!!! A sprawling gated community nestles in the heart of Brandon! This community boasts gated access, beautiful pool areas, exercise facility, multiple laundry facilities, tennis courts, clubhouse and more! Community has close proximity to all that Brandon with its new shopping centers, restaurants, recreational facilities, hospitals, schools. A very short commute to exploding Tampa proper with 5 star shopping, dining, Tampa International Airport, Raymond James Stadium, Amalie Arena. The list goes on and on. The Hamptons at Brandon offers a perfect atmosphere for both the owner occupied resident wanting to be nestled in their quaint, tropic feel community or the investor looking to obtain a strong investment! Contact us today to schedule your private tour and Please inquire as to the multiple units we may have for sale.

20. 2025-08-25
    status Active 887-char remark

    Show marketing remark (887 chars)

    NEW PRICE! Welcome to The Hamptons at Brandon!!! A sprawling gated community nestles in the heart of Brandon! This community boasts gated access, beautiful pool areas, exercise facility, multiple laundry facilities, tennis courts, clubhouse and more! Community has close proximity to all that Brandon with its new shopping centers, restaurants, recreational facilities, hospitals, schools. A very short commute to exploding Tampa proper with 5 star shopping, dining, Tampa International Airport, Raymond James Stadium, Amalie Arena. The list goes on and on. The Hamptons at Brandon offers a perfect atmosphere for both the owner occupied resident wanting to be nestled in their quaint, tropic feel community or the investor looking to obtain a strong investment! Contact us today to schedule your private tour and Please inquire as to the multiple units we may have for sale.

21. 2025-07-31
    historical 887-char remark

    Show marketing remark (887 chars)

    NEW PRICE! Welcome to The Hamptons at Brandon!!! A sprawling gated community nestles in the heart of Brandon! This community boasts gated access, beautiful pool areas, exercise facility, multiple laundry facilities, tennis courts, clubhouse and more! Community has close proximity to all that Brandon with its new shopping centers, restaurants, recreational facilities, hospitals, schools. A very short commute to exploding Tampa proper with 5 star shopping, dining, Tampa International Airport, Raymond James Stadium, Amalie Arena. The list goes on and on. The Hamptons at Brandon offers a perfect atmosphere for both the owner occupied resident wanting to be nestled in their quaint, tropic feel community or the investor looking to obtain a strong investment! Contact us today to schedule your private tour and Please inquire as to the multiple units we may have for sale.

22. 2025-06-24
    price $159,900 887-char remark

    Show marketing remark (887 chars)

    NEW PRICE! Welcome to The Hamptons at Brandon!!! A sprawling gated community nestles in the heart of Brandon! This community boasts gated access, beautiful pool areas, exercise facility, multiple laundry facilities, tennis courts, clubhouse and more! Community has close proximity to all that Brandon with its new shopping centers, restaurants, recreational facilities, hospitals, schools. A very short commute to exploding Tampa proper with 5 star shopping, dining, Tampa International Airport, Raymond James Stadium, Amalie Arena. The list goes on and on. The Hamptons at Brandon offers a perfect atmosphere for both the owner occupied resident wanting to be nestled in their quaint, tropic feel community or the investor looking to obtain a strong investment! Contact us today to schedule your private tour and Please inquire as to the multiple units we may have for sale.

23. 2025-05-13
    status Active 887-char remark

    Show marketing remark (887 chars)

    NEW PRICE! Welcome to The Hamptons at Brandon!!! A sprawling gated community nestles in the heart of Brandon! This community boasts gated access, beautiful pool areas, exercise facility, multiple laundry facilities, tennis courts, clubhouse and more! Community has close proximity to all that Brandon with its new shopping centers, restaurants, recreational facilities, hospitals, schools. A very short commute to exploding Tampa proper with 5 star shopping, dining, Tampa International Airport, Raymond James Stadium, Amalie Arena. The list goes on and on. The Hamptons at Brandon offers a perfect atmosphere for both the owner occupied resident wanting to be nestled in their quaint, tropic feel community or the investor looking to obtain a strong investment! Contact us today to schedule your private tour and Please inquire as to the multiple units we may have for sale.

24. 2025-01-12
    status Pending 887-char remark

    Show marketing remark (887 chars)

    NEW PRICE! Welcome to The Hamptons at Brandon!!! A sprawling gated community nestles in the heart of Brandon! This community boasts gated access, beautiful pool areas, exercise facility, multiple laundry facilities, tennis courts, clubhouse and more! Community has close proximity to all that Brandon with its new shopping centers, restaurants, recreational facilities, hospitals, schools. A very short commute to exploding Tampa proper with 5 star shopping, dining, Tampa International Airport, Raymond James Stadium, Amalie Arena. The list goes on and on. The Hamptons at Brandon offers a perfect atmosphere for both the owner occupied resident wanting to be nestled in their quaint, tropic feel community or the investor looking to obtain a strong investment! Contact us today to schedule your private tour and Please inquire as to the multiple units we may have for sale.

25. 2024-11-11
    listed $169,900 Active 887-char remark

    Show marketing remark (887 chars)

    NEW PRICE! Welcome to The Hamptons at Brandon!!! A sprawling gated community nestles in the heart of Brandon! This community boasts gated access, beautiful pool areas, exercise facility, multiple laundry facilities, tennis courts, clubhouse and more! Community has close proximity to all that Brandon with its new shopping centers, restaurants, recreational facilities, hospitals, schools. A very short commute to exploding Tampa proper with 5 star shopping, dining, Tampa International Airport, Raymond James Stadium, Amalie Arena. The list goes on and on. The Hamptons at Brandon offers a perfect atmosphere for both the owner occupied resident wanting to be nestled in their quaint, tropic feel community or the investor looking to obtain a strong investment! Contact us today to schedule your private tour and Please inquire as to the multiple units we may have for sale.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 26 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,226
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − HOA: −$4,512
• − Depreciation: −$4,070
• Taxable loss: −$3,066
• Est. tax savings @ 24.0%: +$736
• After-tax cash flow: $-189/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 75/100 Cosmetic rehab

This condo is in good condition with cosmetic updates needed to enhance its resale and rental value. The property is located in a well-maintained gated community with amenities and a short commute to major attractions.

Repairs flagged

• Minor Kitchen appliances — Appliances appear functional but dated.
• Minor Bathroom fixtures — Bathtub and sink appear functional but dated.
• Minor Landscaping — Landscaping is maintained but could be improved with some updates.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the home's appearance and value.
• Both Replace kitchen appliances — Modern appliances can increase both resale and rental value.
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and property value.
• Both HVAC maintenance — Efficient HVAC can improve comfort and reduce energy costs, increasing value.
• Both Replace bathroom fixtures — Modern fixtures can increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Appliances appear functional but dated.	Minor	$500–3,000
Bathroom fixtures · Bathtub and sink appear functional but dated.	Minor	$500–3,000
Landscaping · Landscaping is maintained but could be improved with some updates.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the home's appearance and value. ↑
• Both Replace kitchen appliances — Modern appliances can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and property value. ↑
• Both HVAC maintenance — Efficient HVAC can improve comfort and reduce energy costs, increasing value. ↑
• Both Replace bathroom fixtures — Modern fixtures can increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hillsborough
• NCES district ID: 1200870
• Math proficiency: 47% ▼ -8.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $50,622
• Composite: 41.6/100
• National rank: #3435
• State rank: #41 of 73 in FL

Livability — Brandon

• Score: 85/100
• State rank: #26
• US rank: #507

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brandon, FL
• County: Hillsborough County · 1,540,968 people
• City population: 92,716
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 30,578
• Household income: $74,245
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 1192.0

Population outlook (Hillsborough County) Hauer SSP2

• Today (2025): 1,607,022 people
• By 2030: 1,733,968 · +7.9%
• By 2040: 1,979,565 · +23.2%
• By 2050: 2,203,427 · +37.1%
• By 2075: 2,667,893 · +66.0%
• By 2100: 2,891,558 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 40% Hispanic / Latino 34% Black 16% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 14% Cuban 7% Dominican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Hispanic 2%
• Foreign-born: 18% · Canada, Jamaica, Vietnam
• Languages at home: 68% English-only · Spanish 25% Other Indo-European 3% Tagalog/Filipino 1%

Political lean MEDSL · Hillsborough

• 2024 margin: Toss-up / Even · D 47.8% · R 50.9% · Other 1.3%
• 2008→2024 swing: -10.2pp toward R · 2008: 7.1pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: D+6.9 2016: D+6.8 2012: D+6.7 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.54%
• Current HPI: 328.43
• Rent YoY: ▬ -0.05%
• 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

-17.7% since first listed

11 events — show timeline

• 2026-05-12 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Price Changed $144,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-25 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-07-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-24 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-01-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-11-11 Listed $169,900 Stellar MLS as Distributed by MLS Grid