Aurora II Plan · Quail Ridge, FL 34638

$243,890

2 bd · 2.5 ba · 1,747 sqft · Townhouse · 22 Days on market

Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• 1% rule +1.8/10.0
• Rent growth +1.6/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

The collection's largest home offers two-stories of intentional design. The two-car garage leads to the first level's open floorplan, which includes the kitchen, dining room and family room with a covered patio for outdoor entertaining. Nearby, the owner's suite features a spa-like private bathroom. Upstairs is a versatile loft space and a convenient guest bedroom.

Key facts

• Open floorplan
• Versatile loft space
• Covered patio

Tags

• OPEN FLOORPLAN
• COVERED PATIO
• SPA-LIKE PRIVATE BATHROOM
• VERSATILE LOFT SPACE
• GUEST BEDROOM

Property features AI

Finance

• Financial info: List price recorded (price details available in listing)

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: New construction plan named Aurora II; Single-family plan (Plan inventory type)
• Construction: Living area approximately 1,747 (plan); Built as part of 2026 inventory (plan date indicated)
• Exterior features: Located at 11233 Banyan Breeze Boulevard, O' Lakes, FL 34638

Interior

• Kitchen: Plan includes a kitchen (appliances not specified)
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Open living area (plan-based design); 2.5 bathrooms
• Laundry & utility: Laundry/utility locations not specified

🏗️ New construction. The $243,890 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $316,207.

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $244k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-485 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (11.8% below list).
• Recommended offer: $215k (11.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#715 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute 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 falling (-3.8%/yr); 712 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).

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 22 days — a 2% lower offer ($240k) is reasonable based on typical stale-listing flexibility.

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 $215,173 (11.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.68% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.58%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $316,207
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11028 Crescent Deer Dr	0.42mi	3/2.5 (+1)	1,673 (-4%)	2mo	$278,990	$167	67
11134 Velvet Apricot Dr	0.52mi	3/2.5 (+1)	1,673 (-4%)	1mo	$328,790	$197	63
11128 Velvet Apricot Dr	0.52mi	3/2.5 (+1)	1,673 (-4%)	1mo	$306,990	$183	63
11110 Velvet Apricot Dr	0.54mi	3/2.5 (+1)	1,673 (-4%)	1mo	$290,490	$174	62
11098 Velvet Apricot Dr	0.54mi	3/2.5 (+1)	1,673 (-4%)	1mo	$324,990	$194	62
11324 Velvet Apricot Dr	0.56mi	3/2.5 (+1)	1,673 (-4%)	0mo	$294,990	$176	61
11336 Velvet Apricot Dr	0.55mi	3/2.5 (+1)	1,673 (-4%)	2mo	$295,000	$176	61
11340 Velvet Apricot Dr	0.55mi	3/2.5 (+1)	1,673 (-4%)	2mo	$322,990	$193	61
11314 Velvet Apricot Dr	0.55mi	3/2.5 (+1)	1,673 (-4%)	2mo	$324,990	$194	61
11320 Velvet Apricot Dr	0.56mi	3/2.5 (+1)	1,673 (-4%)	2mo	$299,990	$179	60
11332 Velvet Apricot Dr	0.57mi	3/2.5 (+1)	1,673 (-4%)	1mo	$294,990	$176	60
11330 Velvet Apricot Dr	0.57mi	3/2.5 (+1)	1,673 (-4%)	2mo	$301,990	$181	60

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -31.0%
• Equity multiple: 0.00×
• Total profit: $-88,425
• Equity at exit: $47,147

10-year hold

• IRR: -54.4%
• Equity multiple: -0.59×
• Total profit: $-141,043
• Equity at exit: $27,340

Cash invested: $88,538 (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 34638

• Home prices YoY: -16.0%
• Rents YoY: -3.8%
• Active inventory: 712
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,152 high
• Mortgage (P&I): −$1,658
• Tax est. 1.5%: −$395 /mo · $4,743/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-485

Break-even live

Break-even rent $2,766

Max offer price $245,975

Occupancy floor —

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: $79,052
• Closing costs: $9,486
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11028 Crescent Deer Dr Land O Lakes, FL	3.0	2.5	1673	$2,075	$1.24	15d	1	0.42mi
11028 Crescent Deer Dr Land O Lakes, FL	3.0	2.5	1673	$2,075	$1.24	24d	1	0.42mi
11071 Crescent Deer Dr Land O Lakes, FL	3.0	2.5	1673	$2,100	$1.26	24d	1	0.45mi
11070 Crescent Deer Dr Land O Lakes, FL	3.0	2.5	1673	$1,950	$1.17	24d	1	0.47mi
11147 Crescent Deer Dr Land O Lakes, FL	3.0	2.5	1673	$1,995	$1.19	24d	1	0.49mi
17608 Nectar Flume Dr Land O Lakes, FL	3.0	2.5	1634	$2,100	$1.29	24d	1	0.54mi
11236 Crescent Deer Dr Land O Lakes, FL	3.0	2.5	1673	$2,000	$1.20	15d	1	0.56mi
11262 Crescent Deer Dr Land O Lakes, FL	3.0	2.5	1673	$2,195	$1.31	5d	1	0.58mi
17425 Nectar Flume Dr Land O Lakes, FL	3.0	2.5	1666	$1,900	$1.14	24d	1	0.66mi
11450 Crescent Deer Dr Land O Lakes, FL	3.0	2.5	1673	$1,995	$1.19	18d	1	0.73mi
10981 Wishing Cloud Rd Land O Lakes, FL	3.0	2.5	1787	$2,000	$1.12	20d	1	0.81mi
11103 Wishing Cloud Rd Land O Lakes, FL	3.0	2.5	1787	$2,350	$1.32	24d	1	0.85mi
17512 Shirewood Way Land O Lakes, FL	3.0	2.0	1448	$2,200	$1.52	24d	1	0.86mi
11115 Wishing Cloud Rd Land O Lakes, FL	3.0	2.5	1666	$2,250	$1.35	24d	1	0.86mi
18039 Turning Leaf Cir Land O Lakes, FL	3.0	2.0	1516	$2,895	$1.91	24d	1	1.05mi
17784 Turning Leaf Cir Land O Lakes, FL	3.0	2.0	1532	$2,450	$1.60	24d	1	1.18mi
18267 Turning Leaf Cir Land O Lakes, FL	3.0	2.0	1516	$2,095	$1.38	24d	1	1.25mi
18276 Turning Leaf Cir Land O Lakes, FL	3.0	2.0	1532	$2,250	$1.47	24d	1	1.26mi
10735 Hawks Landing Dr Land O Lakes, FL	3.0	3.0	1848	$2,495	$1.35	15d	1	1.35mi
10179 Gliding Eagle Way Land O Lakes, FL	3.0	2.0	1829	$2,800	$1.53	18d	1	1.44mi
9896 Dancing Goat Pl Land O' Lakes, FL	3.0	2.0	1486	$2,175	$1.46	24d	1	1.47mi

Listing history 14 events

1. 2026-06-18
   price $243,890 Active 22 DOM
2. 2026-06-18
   days on market $268,490 Active 22 DOM
3. 2026-06-17
   days on market $268,490 Active 21 DOM
4. 2026-06-16
   days on market $268,490 Active 20 DOM
5. 2026-06-15
   days on market $268,490 Active 19 DOM
6. 2026-06-13
   days on market $268,490 Active 17 DOM
7. 2026-06-09
   days on market $268,490 Active 13 DOM
8. 2026-06-08
   days on market $268,490 Active 12 DOM
9. 2026-06-07
   days on market $268,490 Active 11 DOM
10. 2026-06-04
    days on market $268,490 Active 8 DOM
11. 2026-06-03
    days on market $268,490 Active 7 DOM
12. 2026-06-02
    days on market $268,490 Active 6 DOM
13. 2026-06-01
    days on market $268,490 Active 5 DOM
14. 2026-05-31
    days on market $268,490 Active 4 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,821
• − Mortgage interest: −$17,713
• − Property taxes: −$4,743
• − Insurance: −$1,581
• − Repairs & maintenance: −$2,066
• − Management: −$2,066
• − Depreciation: −$9,199
• Taxable loss: −$11,546
• Est. tax savings @ 24.0%: +$2,771
• After-tax cash flow: $-3,053/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

This townhouse is in good condition with a modern and well-maintained interior and exterior. It offers a good balance of updates and maintenance, making it a solid investment opportunity.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers
• Both Adding smart home features — Smart home features can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers ↑
• Both Adding smart home features — Smart home features 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: 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 — Quail Ridge

• Score: 63/100
• State rank: #715
• US rank: #15264

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pasco County · 524,098 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 37,644
• Household income: $123,899
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 354.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 25% Two or more races 16% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Cuban 4% Dominican 3%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 76% English-only · Spanish 16% Other Indo-European 2% Arabic 2%

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: ▼ -57.02%
• Current HPI: 299.2018
• Rent YoY: ▼ -3.78%
• 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