14741 12th St · Dade City, FL 33523

$114,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 16 Days on market

Built 1978 7,582 sqft lot

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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 +27.2/30.0
• Appreciation +10.0/10.0
• DSCR +9.5/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Calling all investors! Whether you're a fix-and-flipper or a buy-and-hold investor, this is an opportunity you won't want to miss. This 3-bedroom, 1-bath home offers a functional floor plan with an inside utility room and a converted garage that provides potential for additional enclosed living space, or a enclosed porch area, or an extra storage. Conveniently located within walking distance to shopping, restaurants, and public transportation, the property offers excellent potential for value-add improvements. The home is in need of repairs and updating, making cash or hard money financing highly recommended. Bring your tools, vision, and a little elbow grease to restore this property to it

Key facts

• Extra storage
• Converted garage
• Inside utility room

Tags

• INSIDE UTILITY ROOM
• CONVERTED GARAGE
• ENCLOSED LIVING SPACE
• ENCLOSED PORCH AREA
• EXTRA STORAGE
• WALKING DISTANCE TO SHOPPING

Property features AI

Finance

• Other: Property type: Residential, single-family; Zoned R; Total acreage less than 1/4 acre (approximately 0.17 acres)
• Financial info:
• HOA & community: No association; Pets allowed

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single-family residence; One story; Northeast facing entry
• Construction: Block construction; Shingle roof; Slab foundation; Built area approximately 1,352 sq ft
• Exterior features: Enclosed porch/patio; Chain link fencing; Level lot; Asphalt road frontage

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Eat-in kitchen; Inside utility room
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $114k).
• Recommended offer: $112k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.6% in Dade City — 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 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: Rodney B. Cox Elementary School (math 27% / reading 17%, grade F, #2,080 of 2,144 statewide, top 97%, 428 students, 97% FRL); Pasco High School (math 40% / reading 40%, grade F, #296 of 667 statewide, top 45%, 1,639 students, 66% FRL) — zoned schools average 82% FRL vs 48% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 51% district-wide (-20 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: 295 active listings in the ZIP; 8 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).

Forward outlook

• In year one you build about $12k of equity ($788 loan paydown + $11k appreciation (10.0% local appreciation)).
• Pasco County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,290 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.42% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.28%
• DSCR: 1.55
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $241,280
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14734 11th St	0.08mi	3/2.0 (+1)	988 (-5%)	9mo	$240,000	$243	72
14431 Lawrence St	0.37mi	2/1.5	1,090 (+5%)	9mo	$208,500	$191	65
37045 North Ave	0.58mi	3/1.5 (+1)	1,020 (-2%)	2mo	$230,000	$225	61
14703 State St	0.31mi	3/1.5 (+1)	1,040 (0%)	24mo	$215,000	$207	59
37720 Church Ave	0.68mi	2/1.5	1,040 (0%)	14mo	$305,000	$293	55
15306 16th St	0.61mi	3/2.0 (+1)	1,089 (+5%)	7mo	$253,000	$232	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.3%
• Equity multiple: 3.60×
• Total profit: $83,012
• Equity at exit: $102,700

10-year hold

• IRR: 28.8%
• Equity multiple: 8.15×
• Total profit: $228,356
• Equity at exit: $221,477

Cash invested: $31,920 (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 33523

• Home prices YoY: 3.8%
• Active inventory: 295
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,624 high
• Mortgage (P&I): −$598
• Tax from tax record: −$311 /mo · $3,731/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $327

Break-even live

Break-even rent $1,210

Max offer price $114,000

Occupancy floor 75%

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37802 Whitehouse Ave Dade City, FL	2.0	1.0	1344	$1,150	$0.86	23d	1	0.14mi
37540 Martin Luther King Blvd Unit A Dade City, FL	2.0	1.0	784	$1,200	$1.53	24d	1	0.33mi
14635 State St Dade City, FL	3.0	1.5	1040	$1,761	$1.69	21d	1	0.35mi
37329 Magnolia Ave Unit 1234471P Dade City, FL	3.0	2.0	1216	$3,391	$2.79	5d	1	0.59mi
13917 2nd St Dade City, FL	3.0	1.0	1312	$1,950	$1.49	24d	1	1.00mi
13921 19th St Unit 1234474P Dade City, FL	2.0	1.0	936	$2,013	$2.15	16d	1	1.03mi
13650 5th St Dade City, FL	2.0	1.0	900	$1,350	$1.50	12d	1	1.14mi
14907 Lucca Way Unit 1 Dade City, FL	3.0	2.5	1386	$2,100	$1.52	24d	1	1.40mi

Listing history 11 events

1. 2026-06-18
   days on market $114,000 Active 16 DOM
2. 2026-06-17
   days on market $114,000 Active 15 DOM
3. 2026-06-16
   days on market $114,000 Active 14 DOM
4. 2026-06-15
   days on market $114,000 Active 13 DOM
5. 2026-06-13
   days on market $114,000 Active 11 DOM
6. 2026-06-09
   days on market $114,000 Active 7 DOM
7. 2026-06-08
   days on market $114,000 Active 6 DOM
8. 2026-06-07
   days on market $114,000 Active 5 DOM
9. 2026-06-04
   days on market $114,000 Active 2 DOM
10. 2026-06-03
    remarks 699-char remark
11. 2026-06-03
    listed $114,000 Active 1 DOM

ⓘ 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: $3,731 · $311/mo
• Projected year-2 tax: $3,731 · $311/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 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,485
• − Mortgage interest: −$6,386
• − Property taxes: −$3,731
• − Insurance: −$570
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$3,316
• Taxable income: $2,364
• Est. tax owed @ 24.0%: −$567
• After-tax cash flow: $3,351/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 — 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

• Census place: Dade City, FL
• City population: 21,077
• Population (ZIP): 19,296

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Hispanic / Latino 28% Black 10% Two or more races 10% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 21% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 5% Slovak 1% Romanian 1%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 75% English-only · Spanish 21% Other Indo-European 2% Chinese 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: ▲ 16.36%
• Current HPI: 448.7
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-02 Listed $114,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+19.1%/yr

Latest (2025): $3,731 · +3.0% YoY. Source: county tax records.