9828 Feaster Dr · Pasadena Hills, FL 33545

$420,490

6 bd · 3.0 ba · 3,086 sqft · SingleFamily · 114 Days on market

Built 2026 Good condition Garage $136/sqft · 23% below area Est $547k · 23% 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).

• ARV discount +15.0/15.0
• Cash flow +8.3/30.0
• Schools +6.1/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• DSCR +2.2/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

One of the largest plans in this collection, this two-story home has an abundance of space with six bedrooms to offer restful retreats for the whole family. Off the foyer is a versatile flex space, followed by a modern free-flowing design to add a sense of unity amid the open kitchen, dining room and family room. The second floor is host to the sprawling owner's suite and a large loft for shared entertainment.

Key facts

• 2 garage spots
• Built 2026
• Listed 113 days

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $420k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-388 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $364k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $319k (24.2% below list).
• Recommended offer: $319k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.9% in Pasadena Hills — 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 63/100 on livability (#723 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime 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: Watergrass Elementary School (math 50% / reading 62%, grade C+, #832 of 2,144 statewide, top 40%, 865 students, 41% FRL); Thomas E. Weightman Middle School (math 48% / reading 53%, grade C, #246 of 571 statewide, top 44%, 1,250 students, 40% FRL); Wesley Chapel High School (math 52% / reading 58%, grade C, #135 of 667 statewide, top 20%, 1,826 students, 40% FRL).
• Market conditions: Rents soft (-2.7%/yr); 831 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 43d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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).
• This rent runs 32% of the median local income ($119k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 114 days — a 9% lower offer ($383k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $318,722 (24.2% 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 114 days. Have you received any prior offers? Is the seller open to a 24% 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 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?
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: 0.76% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.95%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (median comp): $547,490
• List price: $420,490
• Delta: -23.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33457 Twilight Sea Pl	0.46mi	5/3.5 (-1)	3,183 (+3%)	2mo	$539,990	$170	64
33515 Twilight Sea Pl	0.51mi	5/3.5 (-1)	3,190 (+3%)	2mo	$549,990	$172	62
33526 Hammock Beach Way	0.53mi	5/3.5 (-1)	3,183 (+3%)	2mo	$556,990	$175	61
33700 Noble Creek Pl	0.72mi	5/3.0 (-1)	3,011 (-2%)	2mo	$474,990	$158	55
33503 Twilight Sea Pl	0.50mi	6/4.0	3,364 (+9%)	4mo	$577,490	$172	55
33565 Twilight Sea Pl	0.54mi	6/4.0	3,364 (+9%)	1mo	$595,990	$177	55
33566 Hammock Beach Way	0.56mi	6/4.0	3,364 (+9%)	0mo	$580,890	$173	54
33507 Hammock Beach Way	0.53mi	6/4.0	3,364 (+9%)	2mo	$583,000	$173	54
33567 Hammock Beach Way	0.58mi	6/4.0	3,364 (+9%)	0mo	$583,490	$173	54
33555 Hammock Beach Way	0.57mi	6/4.0	3,357 (+9%)	1mo	$587,290	$175	54
33499 Twilight Sea Pl	0.49mi	5/3.0 (-1)	2,752 (-11%)	2mo	$454,990	$165	52
33553 Twilight Sea Pl	0.54mi	5/4.0 (-1)	3,364 (+9%)	1mo	$586,790	$174	50

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: -26.3%
• Equity multiple: 0.13×
• Total profit: $-102,142
• Equity at exit: $62,696

10-year hold

• IRR: -37.7%
• Equity multiple: -0.33×
• Total profit: $-156,667
• Equity at exit: $36,356

Cash invested: $117,737 (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: 59 active · 21 under contract
• Months of supply: 13.6 mo (7%/mo absorbed)
• Median asking: $424,990 ($161/sqft)
• Median days on market: 57 d
• This list price: 42% of active listings are priced below it
• ARV vs active asking: +9.9% vs current asking $/sqft

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

ZIP-level market 33545

• Home prices YoY: -17.4%
• Rents YoY: -2.7%
• Active inventory: 831
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $3,187 high
• Mortgage (P&I): −$2,205
• Tax est. 1.5%: −$526 /mo · $6,307/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $-388

Break-even live

Break-even rent $3,678

Max offer price $364,345

Occupancy floor —

Sensitivity live

Price	-10% $-97	-5% $-243	+0% $-388	+5% $-533	+10% $-679
Rent	-10% $-640	-5% $-514	+0% $-388	+5% $-262	+10% $-136
Rate	-1.0pp $-176	-0.5pp $-281	base $-388	+0.5pp $-497	+1.0pp $-608

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: $105,122
• Closing costs: $12,615
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9820 Feaster Dr Wesley Chapel, FL	6.0	3.0	3326	$3,500	$1.05	10d	1	0.02mi
9877 Allendale St Wesley Chapel South, FL	6.0	3.0	2590	$2,895	$1.12	5d	1	0.10mi
9947 Allendale St Wesley Chapel South, FL	5.0	2.5	2215	$2,900	$1.31	30d	1	0.10mi
10171 Boger Ranch Ct Wesley Chapel, FL	5.0	2.5	2896	$2,800	$0.97	5d	1	0.44mi
10171 Boger Ranch Ct Wesley Chapel, FL	5.0	2.5	2896	$3,100	$1.07	67d	1	0.44mi
10032 Branching Ship Trce Wesley Chapel, FL	5.0	2.5	2215	$2,450	$1.11	64d	1	0.53mi
10032 Branching Ship Trce Wesley Chapel, FL	5.0	2.5	2215	$2,545	$1.15	72d	1	0.53mi
9825 Branching Ship Trce Wesley Chapel, FL	5.0	2.5	2896	$2,675	$0.92	119d	1	0.54mi
10069 Branching Ship Trce Wesley Chapel, FL	5.0	2.5	2217	$2,700	$1.22	32d	1	0.58mi
9663 Branching Ship Trce Wesley Chapel, FL	5.0	2.5	2896	$3,850	$1.33	27d	1	0.61mi
10112 Branching Ship Trce Wesley Chapel, FL	5.0	2.5	2389	$2,800	$1.17	7d	1	0.62mi
10126 Branching Ship Trce Wesley Chapel, FL	6.0	3.0	2585	$3,300	$1.28	119d	1	0.63mi
9095 Rally Spring Loop Wesley Chapel, FL	5.0	3.0	2861	$3,400	$1.19	119d	1	0.88mi
9058 Rally Spring Loop Wesley Chapel, FL	5.0	3.0	2615	$2,975	$1.14	119d	1	0.91mi
10315 Honey Hammock Way San Antonio, FL	5.0	2.5	2251	$2,550	$1.13	119d	1	0.98mi
10607 Quail Grove Way San Antonio, FL	5.0	3.0	2605	$2,995	$1.15	113d	1	1.04mi
10438 Quail Grove Way San Antonio, FL	5.0	3.0	2605	$2,400	$0.92	23d	1	1.10mi
8750 Ivy Stark Blvd Wesley Chapel, FL	7.0	5.0	3648	$5,500	$1.51	119d	1	1.28mi
31650 Baronne St Wesley Chapel, FL	5.0	3.0	2589	$2,995	$1.16	5d	1	1.33mi
11298 Radiant Shore Loop San Antonio, FL	6.0	3.0	2580	$3,199	$1.24	30d	1	1.36mi
11142 Radiant Shore Loop San Antonio, FL	5.0	2.5	2389	$2,700	$1.13	43d	1	1.38mi
11317 Radiant Shore Loop San Antonio, FL	6.0	3.0	2580	$2,950	$1.14	113d	1	1.39mi
11412 Radiant Shore Loop San Antonio, FL	6.0	3.0	2580	$2,950	$1.14	0d	1	1.41mi
11131 Radiant Shore Loop San Antonio, FL	5.0	2.5	2389	$2,650	$1.11	32d	1	1.41mi
32309 Wishing Haven Dr San Antonio, FL	6.0	3.0	3092	$3,395	$1.10	28d	1	1.46mi
11009 Radiant Shore Loop San Antonio, FL	5.0	2.5	2389	$2,800	$1.17	100d	1	1.48mi
11571 Radiant Shore Loop San Antonio, FL	5.0	2.5	2215	$2,550	$1.15	98d	1	1.48mi
11634 Radiant Shore Loop San Antonio, FL	6.0	3.0	2580	$2,600	$1.01	32d	1	1.49mi
11750 Radiant Shore Loop San Antonio, FL	6.0	3.0	2580	$2,720	$1.05	43d	1	1.50mi

Property features AI

Finance

• Other: Address: 9828 Feaster Dr, Pasadena Hills, FL 33545Listing status: ActiveLast updated: 2026-05-20
• Financial info: List price $434,990

Exterior

• Parking: 2 garage spaces2 total parking spaces
• Home design: Single-family home
• Exterior features: Living area 3086

Interior

• Bedrooms: 6 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Spec home (new construction)Plan name: Richmond

Listing history 50 events

1. 2026-08-14
   days on market $420,490 Active 114 DOM
2. 2026-08-13
   days on market $420,490 Active 113 DOM
3. 2026-08-12
   days on market $420,490 Active 112 DOM
4. 2026-08-11
   days on market $420,490 Active 111 DOM
5. 2026-08-10
   days on market $420,490 Active 110 DOM
6. 2026-08-09
   days on market $420,490 Active 109 DOM
7. 2026-08-08
   pricedays on market $420,490 Active 108 DOM
8. 2026-08-06
   days on market $420,240 Active 106 DOM
9. 2026-08-05
   price $420,240 Active 105 DOM
10. 2026-08-05
    days on market $419,990 Active 105 DOM
11. 2026-08-04
    pricedays on market $419,990 Active 104 DOM
12. 2026-08-03
    days on market $424,990 Active 103 DOM
13. 2026-07-31
    days on market $424,990 Active 100 DOM
14. 2026-07-30
    days on market $424,990 Active 98 DOM
15. 2026-07-28
    days on market $424,990 Active 97 DOM
16. 2026-07-26
    days on market $424,990 Active 95 DOM
17. 2026-07-24
    days on market $424,990 Active 93 DOM
18. 2026-07-23
    days on market $424,990 Active 92 DOM
19. 2026-07-22
    days on market $424,990 Active 91 DOM
20. 2026-07-21
    days on market $424,990 Active 90 DOM
21. 2026-07-20
    pricedays on market $424,990 Active 89 DOM
22. 2026-07-18
    days on market $424,490 Active 86 DOM
23. 2026-07-16
    days on market $424,490 Active 85 DOM
24. 2026-07-15
    days on market $424,490 Active 84 DOM
25. 2026-07-13
    days on market $424,490 Active 82 DOM
26. 2026-07-13
    days on market $424,490 Active 81 DOM
27. 2026-07-12
    price $424,490 Active 80 DOM
28. 2026-07-11
    days on market $423,990 Active 80 DOM
29. 2026-07-10
    days on market $423,990 Active 79 DOM
30. 2026-07-10
    price $423,990 Active 78 DOM
31. 2026-07-09
    pricedays on market $453,990 Active 78 DOM
32. 2026-07-07
    days on market $443,990 Active 76 DOM
33. 2026-07-06
    days on market $443,990 Active 75 DOM
34. 2026-07-06
    days on market $443,990 Active 74 DOM
35. 2026-07-05
    days on market $443,990 Active 73 DOM
36. 2026-07-03
    days on market $443,990 Active 72 DOM
37. 2026-07-03
    pricedays on market $443,990 Active 71 DOM
38. 2026-07-01
    days on market $437,990 Active 70 DOM
39. 2026-06-30
    days on market $437,990 Active 69 DOM
40. 2026-06-29
    price $437,990 Active 68 DOM
41. 2026-06-29
    days on market $437,490 Active 68 DOM
42. 2026-06-28
    days on market $437,490 Active 67 DOM
43. 2026-06-27
    days on market $437,490 Active 66 DOM
44. 2026-06-26
    days on market $437,490 Active 65 DOM
45. 2026-06-24
    days on market $437,490 Active 63 DOM
46. 2026-06-18
    price $437,490 Active 57 DOM
47. 2026-06-18
    days on market $436,990 Active 57 DOM
48. 2026-06-17
    days on market $436,990 Active 56 DOM
49. 2026-06-16
    days on market $436,990 Active 55 DOM
50. 2026-06-15
    pricedays on market $436,990 Active 54 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $38,247
• − Mortgage interest: −$23,554
• − Property taxes: −$6,307
• − Insurance: −$2,102
• − Repairs & maintenance: −$3,060
• − Management: −$3,060
• − Depreciation: −$12,232
• Taxable loss: −$12,069
• Est. tax savings @ 24.0%: +$2,897
• After-tax cash flow: $-1,760/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 $15,430–$46,290 screening

This two-story home is in good condition with a modern design and ample space. It is move-in ready with minor maintenance items to address.

Value-add opportunities

• Resale Paint the exterior siding — Enhances curb appeal and adds value ↑
• Rental Replace the carpet with hardwood flooring — Improves the living space and attracts renters ↑

ⓘ 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.

C Composite school gradezoned avg 61/100

Zoned Schools

Elementary Woodlands Elementary School A FL #141/2,144 Nat'l #1,513/41,679 Middle Thomas E. Weightman Middle School C FL #246/571 Nat'l #3,367/14,009 High Wesley Chapel High School C FL #135/667 Nat'l #4,413/17,239

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 63/100

Livability — Pasadena Hills

• Score: 63/100
• State rank: #723
• US rank: #15499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pasadena Hills, FL
• County: Pasco County · 570,045 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 30,222
• Household income: $118,889
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 18% of renters

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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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 45% Hispanic / Latino 30% Two or more races 20% Black 14% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10% Cuban 2% Dominican 3%
• Common ancestry: Hispanic 2% Romanian 2% Lithuanian 1%
• Foreign-born: 16% · Canada, Vietnam, Jamaica
• Languages at home: 74% English-only · Spanish 17% Other Indo-European 3% French/Haitian/Cajun 2%

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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: ▼ -57.59%
• Current HPI: 273.0769
• Rent YoY: ▼ -2.68%
• 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

• Other: Address: 9828 Feaster Dr, Pasadena Hills, FL 33545Listing status: ActiveLast updated: 2026-05-20
• Financial info: List price $434,990

Exterior

• Parking: 2 garage spaces2 total parking spaces
• Home design: Single-family home
• Exterior features: Living area 3086

Interior

• Bedrooms: 6 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Spec home (new construction)Plan name: Richmond