1002 Norman Ct · Brandon, FL 33510

$5,000

4 bd · 2.0 ba · 1,977 sqft · SingleFamily public records · 9 Days on market

Built 1975

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Foreclosure Auction Ends May 26, 2026 at 10:00 AM EST. Discover this inviting 4-bedroom, 2-bathroom single-family home, offering a great opportunity in the desirable Brandon area. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa.

Key facts

• Built 1975
• Listed 9 days

Property features AI

Exterior

• Home design: Residential property; Single-story (1 story)
• Exterior features: Lot approximately 0.22 acres; Zoned RSC-6

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-story interior

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $5k).

Location & tenants

• Location reads 85/100 on livability (#26 in FL, #507 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+.
• Hillsborough (suburban): math 47% / reading 50% proficiency, ranked #41 of 73 in FL (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.1%/yr); 151 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 41% of the median local income ($74k/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 $35 of loan paydown is wiped out by about $150 of value loss. Plan a longer hold.
• Hillsborough County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $5,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 50.46% ✓
• Cap rate: 476.36%
• Cash-on-cash: 1678.79%
• DSCR: 75.70
• GRM: 0.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 84.27×
• Total profit: $116,578
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 167.94×
• Total profit: $233,722
• Equity at exit: $432

Cash invested: $1,400 (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 33510

• Home prices YoY: -21.6%
• Rents YoY: -0.1%
• Active inventory: 151
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $2,523 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $1,959

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 17%

Sensitivity live

Price	-10% $1,962	-5% $1,960	+0% $1,959	+5% $1,957	+10% $1,955
Rent	-10% $1,759	-5% $1,859	+0% $1,959	+5% $2,058	+10% $2,158
Rate	-1.0pp $1,961	-0.5pp $1,960	base $1,959	+0.5pp $1,957	+1.0pp $1,956

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 Essex Rd Brandon, FL	4.0	2.0	1642	$2,500	$1.52	12d	1	0.16mi
1008 York Ct Brandon, FL	3.0	2.0	1296	$2,400	$1.85	19d	1	0.17mi
730 Straw Lake Dr Brandon, FL	4.0	2.0	1883	$2,950	$1.57	25d	1	0.59mi
1110 Londonwood St Brandon, FL	3.0	2.0	1564	$2,540	$1.62	16d	1	0.60mi
2162 Brandon Park Cir Brandon, FL	3.0	2.0	1671	$2,366	$1.42	6d	1	0.91mi
609 Cedar Waxwing Dr Brandon, FL	4.0	3.0	2404	$2,800	$1.16	4d	1	0.97mi
2119 Lennox Dale Ln Brandon, FL	3.0	2.5	1536	$2,095	$1.36	6d	1	1.08mi
2136 Lennox Dale Ln Unit Main Brandon, FL	3.0	2.0	1470	$2,250	$1.53	19d	1	1.10mi
1516 Blue Magnolia Rd Brandon, FL	3.0	3.0	1638	$2,330	$1.42	2d	1	1.14mi
1513 Deer Tree Ln Brandon, FL	3.0	2.5	1508	$2,000	$1.33	0d	1	1.16mi
1805 Lake Crest Ave Brandon, FL	3.0	2.0	1908	$2,345	$1.23	3d	1	1.19mi
10151 Iris Crosstown Dr Tampa, FL	1.0–3.0	1.0–2.0	1032	$2,441	$2.36	0d	79	1.34mi
2047 Sarah Louise Dr Brandon, FL	3.0	2.0	1290	$2,235	$1.73	2d	1	1.35mi
1112 Andrew Aviles Cir Tampa, FL	3.0	2.5	1832	$2,395	$1.31	21d	1	1.36mi
1218 Windsor Cir Brandon, FL	4.0	2.0	1400	$1,949	$1.39	4d	1	1.40mi
1326 Corner Oaks Dr Brandon, FL	4.0	2.5	2217	$3,400	$1.53	6d	1	1.49mi

Listing history 5 events

1. 2026-05-15
   listed $5,000 Active 306-char remark
2. 2021-02-22
   historical
3. 2021-02-16
   listed $199,000 Active
4. 1983-05-01
   soldstatus $53,000
5. 1978-08-01
   soldstatus $40,100

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,276
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$2,422
• − Management: −$2,422
• − Depreciation: −$145
• Taxable income: $24,906
• Est. tax owed @ 24.0%: −$5,977
• After-tax cash flow: $17,526/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: Hillsborough
• NCES district ID: 1200870
• Math proficiency: 47% ▼ -8.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $50,622
• Composite: 41.6/100
• National rank: #3435
• State rank: #41 of 73 in FL

Livability — Brandon

• Score: 85/100
• State rank: #26
• US rank: #507

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brandon, FL
• County: Hillsborough County · 1,540,968 people
• City population: 92,716
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 30,578
• Household income: $74,245
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 1192.0

Population outlook (Hillsborough County) Hauer SSP2

• Today (2025): 1,607,022 people
• By 2030: 1,733,968 · +7.9%
• By 2040: 1,979,565 · +23.2%
• By 2050: 2,203,427 · +37.1%
• By 2075: 2,667,893 · +66.0%
• By 2100: 2,891,558 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 40% Hispanic / Latino 34% Black 16% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 14% Cuban 7% Dominican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Hispanic 2%
• Foreign-born: 18% · Canada, Jamaica, Vietnam
• Languages at home: 68% English-only · Spanish 25% Other Indo-European 3% Tagalog/Filipino 1%

Political lean MEDSL · Hillsborough

• 2024 margin: Toss-up / Even · D 47.8% · R 50.9% · Other 1.3%
• 2008→2024 swing: -10.2pp toward R · 2008: 7.1pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: D+6.9 2016: D+6.8 2012: D+6.7 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.54%
• Current HPI: 328.43
• Rent YoY: ▬ -0.05%
• 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

-87.5% since first listed

5 events — show timeline

• 2026-05-15 Listed $5,000 NFMLS
• 2021-02-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-02-16 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 1983-05-01 Sold (Public Records) $53,000 Public Records
• 1978-08-01 Sold (Public Records) $40,100 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,757 · +8.0% YoY. Source: county tax records.