11708 Noble Blossom Loop · Dade City, FL 33525

$347,190

6 bd · 3.0 ba · 2,463 sqft · SingleFamily · 36 Days on market

Built 2026 Good condition Est $352k · at est.

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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 +12.0/30.0
• ARV discount +8.1/15.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story home boasts a modern layout with an open-concept floorplan consisting of a stylish kitchen, dining room and family room on the first floor. A convenient bedroom is located toward the back of the home, perfect as a guest suite or home office. Five additional bedrooms can be found upstairs, including the luxurious owner's suite, surrounding a versatile loft space.

Key facts

• 2 garage spots
• Built 2026
• Listed 35 days

Property features AI

Finance

• Other: Address: 11708 Noble Blossom Loop, Dade City, FL 33525; Listing status: Active; List price: 351790

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Jefferson plan
• Exterior features: Living area approximately 2463

Interior

• Bedrooms: 6 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Spec new-construction home (Jefferson plan)

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $347k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-83 ($-999/yr) — negative.
• To cash-flow at today's rent, offer at most $335k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (15.6% below list).
• Recommended offer: $293k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.6% in Dade City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#307 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, 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: San Antonio Elementary School (math 49% / reading 52%, grade D+, #1,055 of 2,144 statewide, top 50%, 573 students, 50% FRL); Pasco Middle School (math 38% / reading 38%, grade F, #388 of 571 statewide, top 69%, 903 students, 73% FRL); Pasco High School (math 40% / reading 40%, grade F, #296 of 667 statewide, top 45%, 1,639 students, 66% FRL).
• Market conditions: Rents rising (+3.0%/yr); 674 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• At $2,932/mo this rent would consume 51% of the median local household income ($69k/yr) (locally 322% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 36 days — a 3% lower offer ($337k) is reasonable based on typical stale-listing flexibility.

Recommended offer $293,177 (15.6% 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 36 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $352,209
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11729 Brae Way	0.09mi	6/3.0	2,463 (0%)	10mo	$333,350	$135	88
11746 Brae Way	0.10mi	6/3.0	2,463 (0%)	11mo	$338,200	$137	86
11697 Brae Way	0.11mi	6/3.0	2,458 (-0%)	11mo	$351,900	$143	85
11990 Brae Way	0.22mi	5/3.0 (-1)	2,451 (-0%)	9mo	$335,500	$137	76
12046 Brae Way	0.28mi	5/3.0 (-1)	2,451 (-0%)	10mo	$332,000	$135	73
11721 Brae Way	0.09mi	5/2.5 (-1)	2,326 (-6%)	10mo	$337,300	$145	72
11689 Brae Way	0.12mi	5/2.5 (-1)	2,326 (-6%)	10mo	$318,900	$137	70
11678 Brae Way	0.14mi	5/2.5 (-1)	2,326 (-6%)	11mo	$344,300	$148	68
11977 Brae Way	0.20mi	5/3.0 (-1)	2,754 (+12%)	11mo	$365,100	$133	57
11713 Brae Way	0.10mi	5/2.5 (-1)	2,112 (-14%)	10mo	$332,050	$157	56
11732 Brae Way	0.11mi	5/2.5 (-1)	2,112 (-14%)	12mo	$331,510	$157	55
11592 Brae Way	0.21mi	5/2.5 (-1)	2,112 (-14%)	8mo	$329,400	$156	53

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 · 3.02% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-61,459
• Equity at exit: $51,767

10-year hold

• IRR: -10.1%
• Equity multiple: 0.38×
• Total profit: $-59,923
• Equity at exit: $30,019

Cash invested: $97,213 (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 33525

• Home prices YoY: -15.4%
• Rents YoY: 3.0%
• Active inventory: 674
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,932 medium
• Mortgage (P&I): −$1,821
• Tax est. 1.5%: −$434 /mo · $5,208/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $-83

Break-even live

Break-even rent $3,037

Max offer price $335,143

Occupancy floor 98%

Sensitivity live

Price	-10% $157	-5% $37	+0% $-83	+5% $-203	+10% $-323
Rent	-10% $-315	-5% $-199	+0% $-83	+5% $33	+10% $148
Rate	-1.0pp $92	-0.5pp $5	base $-83	+0.5pp $-173	+1.0pp $-265

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: $86,798
• Closing costs: $10,416
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11357 Brae Way Dade City, FL	6.0	3.0	2463	$2,550	$1.04	1d	1	0.04mi
11413 Brae Way Dade City, FL	5.0	2.5	2326	$2,700	$1.16	26d	1	0.07mi

Listing history 11 events

1. 2026-06-16
   days on market $347,190 Active 36 DOM
2. 2026-06-15
   days on market $347,190 Active 35 DOM
3. 2026-06-13
   pricedays on market $347,190 Active 33 DOM
4. 2026-06-09
   days on market $346,990 Active 29 DOM
5. 2026-06-08
   days on market $346,990 Active 28 DOM
6. 2026-06-07
   pricedays on market $346,990 Active 27 DOM
7. 2026-06-04
   pricedays on market $346,890 Active 24 DOM
8. 2026-06-03
   days on market $346,790 Active 23 DOM
9. 2026-06-02
   pricedays on market $346,790 Active 22 DOM
10. 2026-06-01
    days on market $351,790 Active 21 DOM
11. 2026-05-31
    days on market $351,790 Active 20 DOM

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

Taxation est. · year 1

• Rental income: $35,181
• − Mortgage interest: −$19,448
• − Property taxes: −$5,208
• − Insurance: −$1,736
• − Repairs & maintenance: −$2,814
• − Management: −$2,814
• − Depreciation: −$10,100
• Taxable loss: −$6,940
• Est. tax savings @ 24.0%: +$1,666
• After-tax cash flow: $666/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 modern two-story home features a stylish kitchen, dining room, and family room on the first floor, with five additional bedrooms upstairs. The property is in good condition with minimal maintenance required, making it an attractive option for both resale and rental.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value.
• Rental Replace the window blinds — New blinds can improve the home's rental appeal and reduce maintenance costs.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Replace the window blinds — New blinds can improve the home's rental appeal and reduce maintenance costs. ↑

ⓘ 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 — Dade City

• Score: 73/100
• State rank: #307
• US rank: #5215

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pasco County · 524,098 people
• City population: 21,077
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 21,077
• Household income: $69,068
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 322.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 7% Black 3%
• Hispanic origin (detail): Mexican 9% Puerto Rican 3%
• Common ancestry: Lithuanian 2% Romanian 2% Serbian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 87% English-only · Spanish 11% Other Asian/Pacific 1% Other Indo-European 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: ▼ -65.48%
• Current HPI: 358.2149
• Rent YoY: ▲ 3.02%
• 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