2635 Glenview Dr · Land O' Lakes, FL 34639

$230,000

3 bd · 2.0 ba · 1,286 sqft · SingleFamily public records · 63 Days on market

Built 1989 8,327 sqft lot Est $324k · 29% 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.3/10.0
• Schools +4.3/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Land O' Lakes, Florida in-ground pool home near I-75, shopping, medical facilities including the VA hospitalBaycare, and ZSt. Josephs Hospital, Advent Health, and just minutes from the Land O' Lakes Recreation Center and Public Library. 3-bedroom, 2-bath 2 gar attached garage is located in Lake Padgett Estates in Land O'Lakes and is priced under appraised value and ready for your vision. Florida home features a private in-ground pool, a modern granite and wood cabinet kitchen with gas cooktop and double oven, a cozy fireplace, and walk-in closets in all bedrooms. While it needs new flooring and a thorough cleaning, the bones look solid with a newer roof and 10 year young 13 SeeR AC. House o

Key facts

• Gas cooktop
• In-ground pool
• Walk-in closets

Tags

• IN-GROUND POOL
• MODERN GRANITE KITCHEN
• GAS COOKTOP
• DOUBLE OVEN
• COZY FIREPLACE
• WALK-IN CLOSETS

Property features AI

Finance

• Other: Property zoned PUD; Lot approximately 0.19 acres; Solar energy generation present; Turnkey furnished
• HOA & community: Pets allowed (cats and dogs)

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Propane available; Cable and high-speed internet available; Underground utilities
• Home design: Single-family residence; Residential property; One story; Faces east; Condition listed as fixer
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built with approximately 1,566 total building area
• Exterior features: Sliding doors; In-ground private pool with deck; Spa (in-ground)

Interior

• Kitchen: Built-in oven; Cooktop
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Open floor plan; Wood-burning fireplace in living room
• Laundry & utility: Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $216k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.7% in Land O' Lakes — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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 Elementary School (math 29% / reading 30%, grade F, #1,896 of 2,144 statewide, top 90%, 586 students, 89% FRL); Land O' Lakes High School (math 56% / reading 64%, grade C+, #106 of 667 statewide, top 16%, 2,248 students, 27% FRL).
• Market conditions: Rents flat; 173 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $7k 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 63 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $70k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $230k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.05%
• DSCR: 1.40
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $324,072
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22716 Penny Loop	0.26mi	3/2.0	1,256 (-2%)	8mo	$348,000	$277	77
2518 Shadecrest Rd	0.14mi	3/2.0	1,390 (+8%)	8mo	$350,000	$252	74
2906 Martha Ln	0.26mi	4/2.0 (+1)	1,308 (+2%)	15mo	$329,000	$252	67
2715 Shadecrest Rd	0.14mi	3/2.0	1,208 (-6%)	20mo	$329,900	$273	67
22700 Southshore Dr	0.61mi	3/2.0	1,400 (+9%)	14mo	$395,000	$282	45
22644 Saint Thomas Cir	0.74mi	3/2.0	1,444 (+12%)	1mo	$342,000	$237	44
3128 Gulfwind Dr	0.52mi	3/2.0	1,415 (+10%)	20mo	$375,000	$265	42
22443 Crows Nest Ct	0.75mi	4/2.0 (+1)	1,438 (+12%)	11mo	$330,000	$229	31
22621 Saint Thomas Cir	0.70mi	4/2.0 (+1)	1,444 (+12%)	14mo	$330,000	$229	30

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 · 0.87% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-11,388
• Equity at exit: $34,294

10-year hold

• IRR: 2.4%
• Equity multiple: 1.16×
• Total profit: $10,036
• Equity at exit: $19,886

Cash invested: $64,400 (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 34639

• Home prices YoY: -21.9%
• Rents YoY: 0.9%
• Active inventory: 173
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,364 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$80 /mo · $960/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $486

Break-even live

Break-even rent $1,749

Max offer price $230,000

Occupancy floor 74%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22743 Preakness Blvd Land O' Lakes, FL	1.0–3.0	1.0–2.0	1115	$2,154	$1.93	2d	23	0.44mi
1851 Falling Star Ln Lutz, FL	3.0	2.0	1194	$2,150	$1.80	5d	1	0.80mi
3306 Lake Saxon Dr Land O Lakes, FL	3.0	2.0	1782	$2,775	$1.56	18d	1	0.84mi
2052 Park Crescent Dr Land O Lakes, FL	3.0	2.5	1806	$2,150	$1.19	12d	1	0.91mi
1827 Hammocks Ave Unit 1827 Lutz, FL	2.0	2.0	1233	$1,975	$1.60	24d	1	0.97mi
2608 20 Mile Level Rd Land O Lakes, FL	3.0	2.0	1504	$2,400	$1.60	24d	1	0.99mi
1901 Cypress Preserve Dr Lutz, FL	1.0–3.0	1.0–2.0	1027	$2,251	$2.19	2d	26	1.07mi
23700 Viento Dr Land O' Lakes, FL	1.0–3.0	1.0–2.0	1102	$2,315	$2.10	2d	23	1.20mi
1828 Osprey Ln Lutz, FL	4.0	2.0	1763	$2,800	$1.59	24d	1	1.23mi
23320 Papyrus Way Lutz, FL	3.0	2.5	1634	$2,045	$1.25	11d	1	1.24mi
23802 Coral Ridge Ln Land O Lakes, FL	2.0	2.0	1555	$2,600	$1.67	5d	1	1.24mi
3816 Fieldflower Ct Land O Lakes, FL	3.0	2.0	1833	$2,151	$1.17	5d	1	1.27mi
21606 Rosewood Ct Lutz, FL	3.0	2.0	1393	$2,255	$1.62	24d	1	1.33mi
1726 Roseville St Lutz, FL	3.0	2.5	1801	$2,700	$1.50	22d	1	1.41mi

Listing history 20 events

1. 2026-06-18
   days on market $230,000 Active 63 DOM
2. 2026-06-17
   pricedays on market $230,000 Active 62 DOM
3. 2026-06-16
   days on market $250,000 Active 61 DOM
4. 2026-06-15
   days on market $250,000 Active 60 DOM
5. 2026-06-13
   days on market $250,000 Active 58 DOM
6. 2026-06-09
   days on market $250,000 Active 54 DOM
7. 2026-06-08
   days on market $250,000 Active 53 DOM
8. 2026-06-07
   statusdays on market $250,000 Active 52 DOM
9. 2026-05-07
   status Active
10. 2026-05-04
    status Pending
11. 2026-04-28
    price $250,000
12. 2026-04-25
    status Active
13. 2026-04-09
    status Pending
14. 2026-04-07
    status Active
15. 2026-04-07
    price $275,000
16. 2025-12-26
    status Pending
17. 2025-12-19
    price $299,000
18. 2025-12-09
    listed $300,000 Active
19. 2001-11-20
    soldstatus $110,000
20. 1996-10-29
    soldstatus $86,000

ⓘ 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: $960 · $80/mo
• Projected year-2 tax: $1,909 · $159/mo
• Expected delta: +$949/yr (+$79/mo · 98.9%)

ⓘ 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 10/10 Extreme 7 d/yr ≥109°F today · 25 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: $28,370
• − Mortgage interest: −$12,884
• − Property taxes: −$960
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,270
• − Management: −$2,270
• − Depreciation: −$6,691
• Taxable income: $2,146
• Est. tax owed @ 24.0%: −$515
• After-tax cash flow: $5,313/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 — Land O' Lakes

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Land O' Lakes, FL
• County: Pasco County · 524,098 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 30,831
• Household income: $101,486
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 383.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 20% Two or more races 11% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 4% Dominican 2%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 12% · Canada, Jamaica, Vietnam
• Languages at home: 81% English-only · Spanish 12% Russian/Polish/Slavic 2% Arabic 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: ▼ -78.35%
• Current HPI: 280.2986
• Rent YoY: ▲ 0.87%
• 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

+190.7% since first listed

12 events — show timeline

• 2026-05-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-19 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-09 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2001-11-20 Sold (Public Records) $110,000 Public Records
• 1996-10-29 Sold (Public Records) $86,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $960 · +3.6% YoY. Source: county tax records.