10029 Brandywine Ave · Jasmine Estates, FL 34668

$215,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 152 Days on market

Built 1973 5,100 sqft lot Est $187k · 15% over ↓ 4% since listing

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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).

• Cash flow +13.3/30.0
• Schools +4.3/10.0
• DSCR +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks

Turn-Key perfection. This stunning home features ceramic tile and a fresh coat of paint. You will love the fully remolded bathroom and the added convenience of a private half bathroom and small office. Big-Ticket New AC unit and Water Softener. The entire property is protected by a great security system and pay no fees. Enjoy the outdoors with this lovely spacious fenced in back yard for entertaining. Close to downtown New Port Richey and Sims Park. Sims Park is a great park to take your furry pets and family. Don`t just take my word, come and see for yourself. Call today before it is gone. SELLER IS VERY MOTIVATED

Key facts

• New ac unit
• Security system
• Water softener

Tags

• FULLY REMODELED BATHROOM
• PRIVATE HALF BATHROOM
• SMALL OFFICE
• NEW AC UNIT
• WATER SOFTENER
• SECURITY SYSTEM

Property features AI

Finance

• Other: Property type: Residential - Single Family Residence; Zoning: R4; Lot approximately 0.12 acre (about 0.12 acres); Living area reported as 792 square feet
• Financial info: Homestead exempt
• HOA & community: No HOA association indicated; Development: Not Assigned

Exterior

• Parking: Driveway; Off-street parking; Attached garage (1 space); Garage accessed from rear
• Security: Private mailbox
• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Single-family residence; One story; Faces east
• Construction: Block construction; Shingle roof; Block foundation; Built on one level
• Exterior features: Porch; Sliding doors; Private mailbox; Sidewalk; Paved lot

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Tile flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat; Window treatments; Florida room
• Laundry & utility: Washer hookup inside; Washer included; Electric water heater; Water softener

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $1 ($10/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (25.0% below list).
• Recommended offer: $161k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.7% in Jasmine Estates — 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 67/100 on livability (#555 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, 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.
• Zoned schools: Fox Hollow Elementary School (math 21% / reading 25%, grade F, #2,070 of 2,144 statewide, top 97%, 653 students, 88% FRL); Gulf High School (math 32% / reading 34%, grade F, #406 of 667 statewide, top 61%, 1,465 students, 76% FRL) — zoned schools average 82% FRL vs 48% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 51% district-wide (-23 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.3%/yr); 577 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 41% of the median local income ($47k/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 $1k 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

• It's been on market 152 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,347 (25.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 0.75% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $186,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10135 Old Hickory Ln	0.18mi	2/1.0	792 (0%)	1mo	$128,000	$162	91
7235 Deerfield Dr	0.20mi	2/1.0	840 (+6%)	6mo	$151,100	$180	76
10245 Regency Park Blvd	0.17mi	2/1.0	744 (-6%)	12mo	$175,000	$235	72
6919 Kingston Ct	0.28mi	2/1.0	846 (+7%)	7mo	$235,000	$278	70
10029 Freestone Ln	0.26mi	2/1.0	840 (+6%)	9mo	$239,900	$286	70
7311 Brentwood Dr	0.26mi	2/1.0	846 (+7%)	9mo	$200,000	$236	69
10028 Kingswood Ln	0.24mi	2/1.5	840 (+6%)	10mo	$205,000	$244	69
7234 Heath Dr	0.27mi	2/2.0	867 (+10%)	7mo	$180,000	$208	62
7322 Oak Crest Dr	0.30mi	2/2.0	903 (+14%)	4mo	$250,000	$277	56
7804 Fox Hollow Dr	0.71mi	2/1.0	744 (-6%)	2mo	$222,500	$299	55
10609 Raffia Dr	0.57mi	2/1.0	900 (+14%)	1mo	$185,000	$206	50
9426 Glen Moor Ln	0.71mi	2/2.0	898 (+13%)	1mo	$200,000	$223	40

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 · 1.28% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-37,640
• Equity at exit: $32,057

10-year hold

• IRR: -13.5%
• Equity multiple: 0.27×
• Total profit: $-44,024
• Equity at exit: $18,589

Cash invested: $60,200 (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 34668

• Home prices YoY: -17.4%
• Rents YoY: 1.3%
• Active inventory: 577
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$57 /mo · $681/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $1

Break-even live

Break-even rent $1,612

Max offer price $215,000

Occupancy floor 95%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7040 Brentwood Dr Unit NA Port Richey, FL	2.0	1.0	880	$1,600	$1.82	20d	1	0.15mi
7325 Ivanhoe Dr Port Richey, FL	3.0	1.0	984	$1,800	$1.83	10d	1	0.44mi
10401 Oleander Dr Port Richey, FL	2.0	1.0	887	$1,250	$1.41	24d	1	0.52mi
6935 Twilite Dr Port Richey, FL	2.0	1.0	1032	$1,450	$1.41	16d	1	0.57mi
7110 Tudor Ln Port Richey, FL	1.0	1.0	676	$1,310	$1.94	24d	1	0.66mi
7110 Tudor Ln Port Richey, FL	1.0	1.0	676	$1,310	$1.94	2d	1	0.66mi
10225 Gardenia Ln Port Richey, FL	3.0	1.0	1042	$1,495	$1.43	14d	1	0.71mi
10303 Gardenia Ln Port Richey, FL	3.0	2.0	1054	$1,950	$1.85	24d	1	0.73mi
9826 Pocono St Port Richey, FL	2.0	2.0	1072	$1,650	$1.54	24d	1	0.79mi
7438 Coventry Dr Port Richey, FL	2.0	1.0	985	$1,600	$1.62	12d	1	0.80mi
10803 Hyssop St Port Richey, FL	3.0	1.0	1120	$1,500	$1.34	10d	1	0.83mi
7808 Talisman Dr Port Richey, FL	3.0	2.0	1063	$2,100	$1.98	24d	1	0.90mi
9919 Aquarius Dr Unit 6 Port Richey, FL	2.0	1.0	950	$1,440	$1.52	24d	1	0.90mi
9911 Aquarius Dr Unit 8 Port Richey, FL	2.0	1.0	950	$1,440	$1.52	24d	1	0.90mi
8019 Portage Dr Port Richey, FL	2.0	2.0	1078	$2,000	$1.86	16d	1	0.91mi
9901 Aquarius Dr Unit 8 Port Richey, FL	2.0	1.0	950	$1,440	$1.52	24d	1	0.91mi
7839 Canna Dr Port Richey, FL	2.0	2.0	1095	$1,450	$1.32	10d	1	0.91mi
9926 Grace Dr Port Richey, FL	2.0	1.0	950	$1,442	$1.52	20d	4	0.91mi
9900 Grace Dr Port Richey, FL	2.0	1.5	950	$1,763	$1.86	24d	1	0.93mi
9615 Gray Fox Ln Port Richey, FL	2.0	1.0	744	$1,550	$2.08	3d	1	0.93mi
9202 Suffolk Ln Port Richey, FL	2.0	2.0	1038	$1,450	$1.40	24d	1	0.95mi
9202 Suffolk Ln Port Richey, FL	2.0	2.0	1038	$1,450	$1.40	14d	1	0.95mi
10502 Laburnum Dr Port Richey, FL	2.0	2.0	1002	$1,545	$1.54	24d	1	0.97mi
9110 Saint Clair Ln Port Richey, FL	2.0	2.0	730	$2,100	$2.88	24d	1	1.01mi
9035 Cochise Ln Port Richey, FL	3.0	2.0	1095	$1,395	$1.27	14d	1	1.01mi
11031 Hassle Ave Port Richey, FL	3.0	1.0	1006	$1,595	$1.59	24d	1	1.02mi
10802 Laburnum Dr Port Richey, FL	2.0	2.0	1002	$1,545	$1.54	24d	1	1.07mi
11103 Harding Dr Unit 2 Port Richey, FL	2.0	1.0	760	$1,450	$1.91	20d	1	1.07mi
9210 Pegasus Ave Port Richey, FL	2.0	1.5	768	$1,400	$1.82	4d	1	1.11mi
6431 Citation Dr Port Richey, FL	3.0	1.0	1009	$1,681	$1.67	4d	1	1.11mi
7213 Seward Dr Port Richey, FL	2.0	1.0	700	$1,500	$2.14	24d	1	1.13mi
8151 Hixton Dr Port Richey, FL	3.0	1.0	1080	$1,699	$1.57	16d	1	1.17mi
8026 Colrain Dr Port Richey, FL	3.0	1.0	1080	$1,545	$1.43	24d	1	1.19mi
9310 Whitman Ln Port Richey, FL	3.0	1.0	980	$1,350	$1.38	11d	1	1.26mi
9300 Whitman Ln Port Richey, FL	3.0	1.0	920	$1,695	$1.84	24d	1	1.28mi
8247 Saybrook Dr Port Richey, FL	3.0	1.0	980	$1,550	$1.58	23d	1	1.29mi
6731 Sandra Dr Port Richey, FL	2.0	1.0	816	$1,575	$1.93	24d	1	1.30mi
8422 Paxton Dr Port Richey, FL	2.0	1.0	744	$1,800	$2.42	24d	1	1.32mi
9103 Westby Ln Port Richey, FL	2.0	1.0	840	$1,995	$2.38	24d	1	1.35mi
8437 Luray Dr Port Richey, FL	2.0	1.0	1038	$1,595	$1.54	4d	1	1.40mi

Listing history 15 events

1. 2026-06-18
   days on market $215,000 Active 152 DOM
2. 2026-06-17
   days on market $215,000 Active 151 DOM
3. 2026-06-16
   days on market $215,000 Active 150 DOM
4. 2026-06-15
   days on market $215,000 Active 149 DOM
5. 2026-06-13
   days on market $215,000 Active 147 DOM
6. 2026-06-09
   days on market $215,000 Active 143 DOM
7. 2026-06-08
   days on market $215,000 Active 142 DOM
8. 2026-06-07
   days on market $215,000 Active 141 DOM
9. 2026-06-04
   days on market $215,000 Active 138 DOM
10. 2026-06-03
    days on market $215,000 Active 137 DOM
11. 2026-06-02
    days on market $215,000 Active 136 DOM
12. 2026-06-01
    days on market $215,000 Active 135 DOM
13. 2026-05-31
    days on market $215,000 Active 134 DOM
14. 2026-03-03
    price $215,000
15. 2026-01-17
    listed $225,000 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: $681 · $57/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$1,103/yr (+$92/mo · 161.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 50% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,362
• − Mortgage interest: −$12,043
• − Property taxes: −$681
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$6,255
• Taxable loss: −$3,791
• Est. tax savings @ 24.0%: +$910
• After-tax cash flow: $919/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 — Jasmine Estates

• Score: 67/100
• State rank: #555
• US rank: #10561

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jasmine Estates, FL
• County: Pasco County · 524,098 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 49,442
• Household income: $47,401
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 2699.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 23% Two or more races 14% Black 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10% Cuban 5% Dominican 1%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 14% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -75.64%
• Current HPI: 359.7163
• Rent YoY: ▲ 1.28%
• 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

-4.4% since first listed

2 events — show timeline

• 2026-03-03 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-17 Listed $225,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.5%/yr

Latest (2025): $681 · +2.0% YoY. Source: county tax records.