1304 Peachfield Dr · Bloomingdale, FL 33596

$245,000

4 bd · 3.0 ba · 1,972 sqft · SingleFamily public records · 3 Days on market

Built 1985 7,700 sqft lot $10/mo HOA

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Why this score? — see what drove the C- 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 +20.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• DSCR +6.4/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is located in one of Hillsborough County's most sought after communities: Bloomingdale. This community has tennis courts, golfing, playground, parks and walking trails. It is the home of Alafia Grade School and Bloomingdale High School respectively. Hillsborough County has this as 3 BR. It is 4 BR.

Key facts

• 7,700 sq ft lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Property type: Residential, single family; Zoning: PD; Total living area reported as 1972 (source: Public Records); Building area total reported as 2693 (source: Public Records)
• Financial info: Lease restrictions apply
• HOA & community: HOA: Bloomingdale Cypress Reserve; HOA required, annual fee $130 (about $10.83/month); Pets allowed

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single family residence (residential); Fixer condition; One story; Faces west; Entry level: One
• Construction: Stucco construction; Shingle roof; Other roof material; Slab foundation; Lot approximately 0.18 acres (77 x 100, ~715 m²)
• Exterior features: Other exterior features; In-ground private pool

Interior

• Kitchen: No appliances specified; Other kitchen features reported
• Bedrooms: 4 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: No notable built-in interior features listed; Other interior features reported
• Laundry & utility: Laundry listed as: Other

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).

Location & tenants

• Location reads 71/100 on livability (#383 in FL) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, health & safety F.
• 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.
• Zoned schools: Alafia Elementary School (math 71% / reading 69%, grade A-, #345 of 2,144 statewide, top 17%, 648 students, 39% FRL); Burns Middle School (math 59% / reading 60%, grade B, #140 of 571 statewide, top 25%, 1,202 students, 48% FRL); Bloomingdale High School (math 41% / reading 54%, grade D, #204 of 667 statewide, top 31%, 2,304 students, 45% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 210 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 9,053 units permitted in Hillsborough County in 2024 (4,555 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.
• Hillsborough County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.06% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-17,114
• Equity at exit: $36,530

10-year hold

• IRR: 4.4%
• Equity multiple: 1.34×
• Total profit: $23,570
• Equity at exit: $21,183

Cash invested: $68,600 (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 33596

• Home prices YoY: -17.8%
• Rents YoY: 4.1%
• Active inventory: 210
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,831 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$536 /mo · $6,427/yr
• Insurance: −$102
• HOA: −$10
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $304

Break-even live

Break-even rent $2,446

Max offer price $245,000

Occupancy floor 84%

Sensitivity live

Price	-10% $442	-5% $373	+0% $304	+5% $234	+10% $165
Rent	-10% $80	-5% $192	+0% $304	+5% $416	+10% $527
Rate	-1.0pp $427	-0.5pp $366	base $304	+0.5pp $240	+1.0pp $176

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1431 Peachfield Dr Valrico, FL	4.0	2.5	2163	$2,750	$1.27	19d	1	0.35mi
4009 Orangefield Pl Valrico, FL	4.0	2.0	1822	$2,650	$1.45	18d	1	0.51mi
724 Fortuna Dr Brandon, FL	4.0	2.0	1784	$2,450	$1.37	25d	1	0.62mi
3219 Pleasant Willow Ct Brandon, FL	3.0	2.5	1707	$2,195	$1.29	19d	1	0.62mi
3217 Pleasant Willow Ct Brandon, FL	3.0	3.0	1785	$2,700	$1.51	26d	1	0.62mi
3490 Timber Crossing Ave Brandon, FL	4.0	3.0	2594	$3,050	$1.18	21d	1	0.63mi
3141 Pleasant Willow Ct Brandon, FL	3.0	2.5	1683	$2,195	$1.30	0d	1	0.64mi
3247 Feather Haven Pl Brandon, FL	3.0	3.0	1680	$2,300	$1.37	26d	1	0.67mi
3270 Timber Crossing Ave Brandon, FL	3.0	2.5	1674	$2,500	$1.49	26d	1	0.74mi
3235 Timber Crossing Ave Brandon, FL	3.0	2.5	1667	$2,500	$1.50	16d	1	0.75mi
734 Sandy Creek Dr Brandon, FL	4.0	2.0	1916	$2,395	$1.25	26d	1	0.75mi
4140 Spring Way Cir Valrico, FL	4.0	2.0	2348	$2,731	$1.16	1d	1	0.75mi
4207 Elba Pl Valrico, FL	3.0	2.0	1831	$2,400	$1.31	23d	1	0.88mi
4532 Preston Woods Dr Valrico, FL	4.0	2.0	1788	$2,295	$1.28	26d	1	0.92mi
544 Emberwood Dr Brandon, FL	4.0	2.0	2112	$3,000	$1.42	26d	1	0.93mi
1228 Lornewood Dr Valrico, FL	4.0	2.0	2159	$2,075	$0.96	6d	1	0.98mi
3720 Hollow Wood Dr Valrico, FL	4.0	2.0	2180	$2,610	$1.20	5d	1	1.00mi
1118 Hardwood Dr Valrico, FL	3.0	2.0	1368	$2,195	$1.60	6d	1	1.06mi
1123 Bloom Hill Ave Valrico, FL	4.0	2.0	1611	$2,375	$1.47	0d	1	1.14mi
3632 Cold Creek Dr Valrico, FL	4.0	2.0	2379	$2,750	$1.16	6d	1	1.16mi
3039 Annadale Cir Brandon, FL	4.0	2.0	1549	$2,320	$1.50	4d	1	1.18mi
1208 Tiger Wood Ct Valrico, FL	3.0	2.0	1607	$2,600	$1.62	3d	1	1.20mi
2517 Clareside Dr Valrico, FL	4.0	2.0	1881	$2,769	$1.47	4d	1	1.25mi
557 Rapid Falls Dr Brandon, FL	3.0	2.0	1348	$2,300	$1.71	19d	1	1.25mi
2304 Golf Manor Blvd Valrico, FL	4.0	3.0	2224	$3,570	$1.61	0d	1	1.32mi
2810 Manor Hill Dr Brandon, FL	4.0	2.0	1649	$2,279	$1.38	3d	1	1.36mi
2709 Manor Hill Dr Brandon, FL	3.0	2.0	1358	$2,350	$1.73	21d	1	1.45mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 7 events

1. 2026-05-15
   listed $245,000 Active 403-char remark
2. 2013-08-13
   soldstatus $165,000
3. 2013-08-08
   soldstatus $165,000 309-char remark

   Show marketing remark (309 chars)

   This home is located in one of Hillsborough County's most sought after communities: Bloomingdale. This community has tennis courts, golfing, playground, parks and walking trails. It is the home of Alafia Grade School and Bloomingdale High School respectively. Hillsborough County has this as 3 BR. It is 4 BR.

4. 2013-06-17
   listed $173,900 309-char remark

   Show marketing remark (309 chars)

   This home is located in one of Hillsborough County's most sought after communities: Bloomingdale. This community has tennis courts, golfing, playground, parks and walking trails. It is the home of Alafia Grade School and Bloomingdale High School respectively. Hillsborough County has this as 3 BR. It is 4 BR.

5. 1994-09-02
   soldstatus $112,000
6. 1992-05-01
   soldstatus $107,500
7. 1988-06-01
   soldstatus $113,000

ⓘ 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: $6,427 · $536/mo
• Projected year-2 tax: $6,427 · $536/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,968
• − Mortgage interest: −$13,724
• − Property taxes: −$6,427
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,717
• − Management: −$2,717
• − HOA: −$120
• − Depreciation: −$7,127
• Taxable loss: −$90
• Est. tax savings @ 24.0%: +$22
• After-tax cash flow: $3,667/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 — Bloomingdale

• Score: 71/100
• State rank: #383
• US rank: #6757

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bloomingdale, FL
• County: Hillsborough County · 1,540,968 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 27,757
• Household income: $116,465
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 437.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 18% Two or more races 13% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 11% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 9% Other Indo-European 2% French/Haitian/Cajun 2%

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: ▼ -65.33%
• Current HPI: 301.312
• Rent YoY: ▲ 4.06%
• 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

+174.3% since first listed

9 events — show timeline

• 2026-06-05 Sold (MLS) $310,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-15 Listed $245,000 Stellar MLS as Distributed by MLS Grid
• 2013-08-13 Sold (Public Records) $165,000 Public Records
• 2013-08-08 Sold (MLS) $165,000 Stellar MLS as Distributed by MLS Grid
• 2013-06-17 Listed $173,900 Stellar MLS as Distributed by MLS Grid
• 1994-09-02 Sold (Public Records) $112,000 Public Records
• 1992-05-01 Sold (Public Records) $107,500 Public Records
• 1988-06-01 Sold (Public Records) $113,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $6,427 · +11.7% YoY. Source: county tax records.