14741 12th St · Dade City, FL 33523

$104,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 109 Days on market

Built 1978 Poor condition 7,582 sqft lot $100/sqft · 56% below area

---

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 +25.5/30.0
• Appreciation +10.0/10.0
• 1% rule +8.9/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

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 short 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.

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $104k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $95k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.5% 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 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) — zoned schools average 79% FRL vs 48% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 51% district-wide (-18 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: 418 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 65d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($719 loan paydown + $10k 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 $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,640 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.39% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.04%
• DSCR: 1.45
• GRM: 6.0

CMA / ARV

• ARV (median comp): $233,991
• List price: $104,000
• Delta: -55.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37502 Oakview Cir	0.12mi	3/1.0 (+1)	1,048 (+1%)	3mo	$236,500	$226	86
14670 Douglas Dr	0.33mi	3/2.0 (+1)	1,040 (0%)	3mo	$240,000	$231	73
14734 11th St	0.08mi	3/2.0 (+1)	988 (-5%)	12mo	$240,000	$243	69
14431 Lawrence St	0.37mi	2/1.5	1,090 (+5%)	12mo	$208,500	$191	62
37045 North Ave	0.58mi	3/1.5 (+1)	1,020 (-2%)	5mo	$230,000	$225	58
14049 12th St	0.69mi	2/1.0	1,037 (-0%)	16mo	$240,000	$231	54
37720 Church Ave	0.68mi	2/1.5	1,040 (0%)	17mo	$305,000	$293	52
15306 16th St	0.61mi	3/2.0 (+1)	1,089 (+5%)	10mo	$253,000	$232	46
37204 Magnolia Ave	0.67mi	2/1.0	900 (-14%)	1mo	$190,000	$211	46
37407 Branch Ave	0.73mi	3/1.0 (+1)	1,140 (+10%)	2mo	$199,000	$175	43

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: 31.7%
• Equity multiple: 3.48×
• Total profit: $72,290
• Equity at exit: $93,691

10-year hold

• IRR: 27.4%
• Equity multiple: 7.90×
• Total profit: $200,944
• Equity at exit: $202,049

Cash invested: $29,120 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 9 under contract
• Months of supply: 4.9 mo (20%/mo absorbed)
• Median asking: $229,900 ($196/sqft)
• Median days on market: 45 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +14.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33523

• Home prices YoY: 3.8%
• Active inventory: 418
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,447 high
• Mortgage (P&I): −$545
• Tax from tax record: −$311 /mo · $3,731/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $244

Break-even live

Break-even rent $1,139

Max offer price $104,000

Occupancy floor 78%

Sensitivity live

Price	-10% $302	-5% $273	+0% $244	+5% $214	+10% $185
Rent	-10% $129	-5% $186	+0% $244	+5% $301	+10% $358
Rate	-1.0pp $296	-0.5pp $270	base $244	+0.5pp $217	+1.0pp $189

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: $26,000
• Closing costs: $3,120
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 24 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	119d	1	0.14mi
37802 Whitehouse Ave Dade City, FL	2.0	1.0	850	$1,175	$1.38	85d	1	0.14mi
37540 Martin Luther King Blvd Unit B Dade City, FL	2.0	1.0	784	$1,200	$1.53	89d	1	0.33mi
37540 Martin Luther King Blvd Unit A Dade City, FL	2.0	1.0	784	$1,200	$1.53	120d	1	0.33mi
14635 State St Dade City, FL	3.0	1.5	1040	$1,681	$1.62	81d	1	0.35mi
37312 Lock St Dade City, FL	3.0	1.0	1488	$1,495	$1.00	6d	1	0.39mi
14846 17th St Dade City, FL	1.0	1.0	700	$700	$1.00	42d	1	0.41mi
37340 Carter Ave Dade City, FL	3.0	2.0	1124	$1,655	$1.47	32d	1	0.54mi
37329 Magnolia Ave Unit 1234471P Dade City, FL	3.0	2.0	1216	$3,331	$2.74	95d	1	0.59mi
37150 Highland Bluff Cir Dade City, FL	3.0	2.0	1345	$1,350	$1.00	45d	1	0.74mi
38041 Church Ave Dade City, FL	2.0	1.0	800	$1,450	$1.81	10d	1	0.77mi
37017 Meridian Ave Dade City, FL	3.0	2.0	1300	$1,700	$1.31	64d	1	0.85mi
13920 3rd St Dade City, FL	2.0	1.0	889	$1,850	$2.08	64d	1	0.98mi
13917 2nd St Dade City, FL	3.0	1.0	1312	$1,950	$1.49	64d	1	1.00mi
14108 Wilson St Dade City, FL	3.0	2.0	864	$1,700	$1.97	56d	1	1.02mi
13921 19th St Unit 1234474P Dade City, FL	2.0	1.0	936	$2,013	$2.15	112d	1	1.03mi
13911 19th St Dade City, FL	2.0	1.0	800	$1,200	$1.50	10d	1	1.04mi
13650 5th St Dade City, FL	2.0	1.0	900	$1,195	$1.33	45d	1	1.14mi
13650 5th St Dade City, FL	2.0	1.0	900	$1,350	$1.50	108d	1	1.14mi
38412 Lake Ave Dade City, FL	3.0	1.0	1040	$1,425	$1.37	27d	1	1.16mi
37220 Majestic Oak Ct Unit 37212 Dade City, FL	2.0	2.0	1000	$1,425	$1.43	82d	1	1.16mi
37240 Embassy Park Ln Dade City, FL	2.0	1.5	958	$1,500	$1.57	56d	1	1.24mi
37321 Safari Dr Dade City, FL	3.0	1.5	950	$1,850	$1.95	89d	1	1.39mi
14907 Lucca Way Unit 1 Dade City, FL	3.0	2.5	1386	$2,100	$1.52	120d	1	1.40mi

Property features AI

Finance

• Other: Property type: Residential, single-familyZoned RTotal acreage less than 1/4 acre (approximately 0.17 acres)
• HOA & community: No associationPets allowed

Exterior

• Utilities: Public waterPublic sewerElectricity connectedWater connected
• Home design: Single-family residenceOne storyNortheast facing entry
• Construction: Block constructionShingle roofSlab foundationBuilt area approximately 1,352 sq ft
• Exterior features: Enclosed porch/patioChain link fencingLevel lotAsphalt road frontage

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heatingNo cooling
• Interior features: Eat-in kitchenInside utility room
• Laundry & utility: Washer hookupElectric dryer hookupLaundry inside

Listing history 50 events

1. 2026-09-24
   days on market $104,000 Active 109 DOM
2. 2026-09-23
   days on market $104,000 Active 108 DOM
3. 2026-09-22
   days on market $104,000 Active 107 DOM
4. 2026-09-21
   days on market $104,000 Active 106 DOM
5. 2026-09-20
   days on market $104,000 Active 105 DOM
6. 2026-09-19
   days on market $104,000 Active 104 DOM
7. 2026-09-18
   days on market $104,000 Active 103 DOM
8. 2026-09-16
   days on market $104,000 Active 101 DOM
9. 2026-09-15
   days on market $104,000 Active 100 DOM
10. 2026-09-14
    days on market $104,000 Active 99 DOM
11. 2026-09-13
    days on market $104,000 Active 98 DOM
12. 2026-09-12
    days on market $104,000 Active 97 DOM
13. 2026-09-11
    pricedays on market $104,000 Active 96 DOM
14. 2026-09-05
    days on market $108,300 Active 92 DOM
15. 2026-09-04
    days on market $108,300 Active 91 DOM
16. 2026-08-31
    days on market $108,300 Active 90 DOM
17. 2026-08-30
    days on market $108,300 Active 89 DOM
18. 2026-08-29
    days on market $108,300 Active 88 DOM
19. 2026-08-28
    days on market $108,300 Active 87 DOM
20. 2026-08-26
    days on market $108,300 Active 85 DOM
21. 2026-08-25
    days on market $108,300 Active 84 DOM
22. 2026-08-24
    days on market $108,300 Active 83 DOM
23. 2026-08-23
    days on market $108,300 Active 82 DOM
24. 2026-08-22
    days on market $108,300 Active 81 DOM
25. 2026-08-20
    days on market $108,300 Active 79 DOM
26. 2026-08-19
    days on market $108,300 Active 78 DOM
27. 2026-08-18
    days on market $108,300 Active 77 DOM
28. 2026-08-17
    days on market $108,300 Active 76 DOM
29. 2026-08-16
    days on market $108,300 Active 75 DOM
30. 2026-08-15
    days on market $108,300 Active 74 DOM
31. 2026-08-14
    days on market $108,300 Active 73 DOM
32. 2026-08-13
    days on market $108,300 Active 72 DOM
33. 2026-08-12
    days on market $108,300 Active 71 DOM
34. 2026-08-11
    days on market $108,300 Active 70 DOM
35. 2026-08-10
    days on market $108,300 Active 69 DOM
36. 2026-08-09
    days on market $108,300 Active 68 DOM
37. 2026-08-08
    days on market $108,300 Active 67 DOM
38. 2026-08-06
    days on market $108,300 Active 65 DOM
39. 2026-08-05
    days on market $108,300 Active 64 DOM
40. 2026-08-04
    days on market $108,300 Active 63 DOM
41. 2026-08-03
    days on market $108,300 Active 62 DOM
42. 2026-07-31
    days on market $108,300 Active 59 DOM
43. 2026-07-30
    days on market $108,300 Active 57 DOM
44. 2026-07-28
    days on market $108,300 Active 56 DOM
45. 2026-07-26
    days on market $108,300 Active 54 DOM
46. 2026-07-24
    days on market $108,300 Active 52 DOM
47. 2026-07-23
    days on market $108,300 Active 51 DOM
48. 2026-07-22
    days on market $108,300 Active 50 DOM
49. 2026-07-21
    days on market $108,300 Active 49 DOM
50. 2026-07-20
    days on market $108,300 Active 48 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $17,366
• − Mortgage interest: −$5,826
• − Property taxes: −$3,731
• − Insurance: −$520
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$3,025
• Taxable income: $1,485
• Est. tax owed @ 24.0%: −$356
• After-tax cash flow: $2,567/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 · 9 photos

Poor 20/100 Extensive rehab Est. rehab $52,000–$93,600 screening

This property requires extensive repairs and updates to bring it up to a livable condition. Significant work is needed on the exterior, interior, and landscaping to increase its value.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — No roof material or condition visible
• Major Windows (windows) — Windows appear old and possibly not functioning
• Major Electrical (electrical) — Ceiling has significant damage and missing sections
• Major Plumbing (plumbing) — Flooring has significant water damage and missing sections
• Major Exterior (exterior) — Exterior walls have significant damage and missing sections

Repairs flagged

• Major exterior siding — Severe peeling and damage
• Major interior walls — Exposed drywall and peeling paint
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both exterior painting — Enhances curb appeal and resale value ↑
• Both HVAC cleaning — Improves air quality and energy efficiency ↑
• Both landscaping — Enhances curb appeal and resale value ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Rodney B. Cox Elementary School F FL #2,080/2,144 Nat'l #32,000/41,679 Middle Pasco Middle School F FL #388/571 Nat'l #6,571/14,009 High Pasco High School F FL #296/667 Nat'l #8,112/17,239

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

B Composite livability gradescore 73/100

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
• County: Pasco · 570,045 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 19,296
• Household income: $60,897
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 6% of renters

---

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

Property features AI

Finance

• Other: Property type: Residential, single-familyZoned RTotal acreage less than 1/4 acre (approximately 0.17 acres)
• HOA & community: No associationPets allowed

Exterior

• Utilities: Public waterPublic sewerElectricity connectedWater connected
• Home design: Single-family residenceOne storyNortheast facing entry
• Construction: Block constructionShingle roofSlab foundationBuilt area approximately 1,352 sq ft
• Exterior features: Enclosed porch/patioChain link fencingLevel lotAsphalt road frontage

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heatingNo cooling
• Interior features: Eat-in kitchenInside utility room
• Laundry & utility: Washer hookupElectric dryer hookupLaundry inside

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.