2119 Fluorshire Dr · Brandon, FL 33511

$230,000

3 bd · 3.0 ba · 1,364 sqft · Condo public records · 36 Days on market

Built 2001 $266/mo HOA · 12% of rent

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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 +11.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.5/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conner Unit for extra sunshine and privacy. 3 bedrooms upstairs along with 2 full baths. 1/2 bath is downstairs for guests' convenience. Clean, bright & charming. Gated community with community POOL and a LOW HOA fee and maintenance-free. Convenient location that’s minutes from just about everything. .. I-75, Crosstown Expressway, MacDill, Airport, as well as restaurants, shopping centers, Brandon Mall, Costco, and recreation facilities AC - 2013 Dryer and washer -2014. stove- 2015 refrigerator - 2016. dishwasher - 2017. water heater- 2021

Key facts

• $266 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Pets allowed (contact for details)
• HOA & community: HOA with monthly dues; Monthly HOA fee includes cable TV, internet, trash, and common areas; Community pool

Exterior

• Parking: Two parking spaces; No carport
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Two-story building; Faces south; Resale property
• Construction: Built with CBS construction materials; Shingle roof; Two total stories
• Exterior features: Not waterfront

Interior

• Kitchen: Refrigerator included
• Bedrooms: No main-level bedrooms
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms and one half bathroom (three total); One bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: No notable built-in interior features listed
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $-75 ($-902/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (5.3% below list).
• Recommended offer: $217k (5.8% below list) — sets the bar for cash-flow.

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 (-1.2%/yr); 313 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 32% of the median local income ($81k/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 $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

• It's been on market 36 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,727 (5.8% 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 6% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.40%
• DSCR: 0.94
• GRM: 8.8

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: -22.4%
• Equity multiple: 0.25×
• Total profit: $-48,277
• Equity at exit: $34,294

10-year hold

• IRR: -28.6%
• Equity multiple: -0.12×
• Total profit: $-72,211
• Equity at exit: $19,886

Cash invested: $64,400 (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 33511

• Rents YoY: -1.2%
• Active inventory: 313
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,177 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$227 /mo · $2,725/yr
• Insurance: −$96
• HOA: −$266
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-75

Break-even live

Break-even rent $2,272

Max offer price $216,727

Occupancy floor 98%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1440 Tiverton Dr Brandon, FL	3.0	2.0	1246	$1,995	$1.60	20d	1	0.10mi
1661 Fluorshire Dr Brandon, FL	3.0	2.5	1364	$2,150	$1.58	24d	1	0.12mi
1413 Tiverton Dr Brandon, FL	3.0	2.0	1303	$2,200	$1.69	18d	1	0.19mi
1505 Scotch Pine Dr Brandon, FL	3.0	2.0	1660	$2,295	$1.38	16d	1	0.25mi
1540 Chepacket St Brandon, FL	3.0	2.0	1417	$2,220	$1.57	24d	1	0.25mi
1443 Scotch Pine Dr Brandon, FL	3.0	2.5	1811	$2,470	$1.36	3d	1	0.30mi
1523 Birchstone Ave Brandon, FL	3.0	2.0	1453	$2,271	$1.56	5d	1	0.30mi
1212 Alpine Lake Dr Brandon, FL	3.0	2.0	1168	$2,199	$1.88	17d	1	0.32mi
1604 Sanderling Ct Brandon, FL	3.0	2.0	1482	$2,215	$1.49	5d	1	0.40mi
1242 Coolmont Dr Brandon, FL	3.0	1.0	1023	$1,700	$1.66	20d	1	0.41mi
914 Axlewood Cir Brandon, FL	3.0	2.0	1452	$2,225	$1.53	2d	1	0.42mi
1850 Providence Lakes Blvd Brandon, FL	1.0–3.0	1.0–2.0	820	$2,068	$2.52	2d	14	0.43mi
1403 Scotch Pine Dr Brandon, FL	3.0	2.0	1825	$2,726	$1.49	14d	1	0.44mi
905 Old Field Dr Brandon, FL	3.0	2.0	1203	$1,849	$1.54	5d	1	0.45mi
1020 Red Oak Cir Brandon, FL	4.0	2.0	1536	$2,299	$1.50	2d	1	0.54mi
1012 Old Field Dr Brandon, FL	3.0	2.0	1174	$2,259	$1.92	17d	1	0.55mi
1904 Firethorn Ct Brandon, FL	3.0	2.0	1773	$2,095	$1.18	22d	1	0.59mi
1904 Firethorn Ct Brandon, FL	3.0	2.0	1773	$2,095	$1.18	17d	1	0.59mi
1419 Lake Lucerne Way Brandon, FL	1.0–3.0	1.0–2.0	1094	$2,193	$2.00	2d	16	0.61mi
2211 Grand Isle Dr Brandon, FL	1.0–3.0	1.0–2.0	952	$1,861	$1.95	2d	33	0.62mi
1210 Westbury Pointe Dr Brandon, FL	1.0–3.0	1.0–2.0	1011	$2,000	$1.98	2d	52	0.67mi
1801 Princeton Lakes Dr Brandon, FL	1.0–3.0	1.0–2.0	895	$1,839	$2.05	2d	19	0.68mi
817 Frankford Dr Brandon, FL	3.0	2.0	1862	$2,200	$1.18	18d	1	0.71mi
632 Kensington Lake Cir Unit 632 Brandon, FL	2.0	2.5	1396	$1,950	$1.40	24d	1	0.74mi
1919 Sterling Palms Ct Brandon, FL	1.0–3.0	1.0–2.0	912	$2,214	$2.43	5d	11	0.76mi
727 Kensington Lake Cir Brandon, FL	2.0	2.5	1496	$2,000	$1.34	24d	1	0.78mi
1407 Wakefield Dr Brandon, FL	3.0	2.0	1728	$2,200	$1.27	22d	1	0.81mi
1508 Ladora Dr Brandon, FL	1.0–3.0	1.0–2.0	1162	$2,385	$2.05	2d	27	0.82mi
523 Kensington Lake Cir Brandon, FL	2.0	1.5	1159	$1,800	$1.55	24d	1	0.83mi
921 Paddock Club Dr Brandon, FL	1.0–3.0	1.0–2.0	1131	$2,038	$1.80	2d	42	0.85mi
337 Kensington Lake Cir Brandon, FL	2.0	3.0	1159	$1,795	$1.55	5d	1	0.86mi
741 Burlwood St Brandon, FL	3.0	2.5	1769	$2,320	$1.31	24d	1	0.87mi
413 Kensington Lake Cir Brandon, FL	2.0	2.5	1311	$1,900	$1.45	5d	1	0.88mi
2023 Green Juniper Ln Brandon, FL	3.0	2.0	1306	$2,125	$1.63	18d	1	0.89mi
728 Burlwood St Brandon, FL	3.0	2.5	1610	$2,400	$1.49	24d	1	0.90mi
5403 Lindburg St Riverview, FL	4.0	2.0	1830	$2,300	$1.26	24d	1	0.95mi
1911 Brandon Crossing Cir Brandon, FL	2.0–3.0	2.0	1073	$1,625	$1.51	2d	14	1.08mi
826 Milano Cir Brandon, FL	1.0–3.0	1.0–2.0	1034	$2,029	$1.96	2d	17	1.12mi
2482 Sagemont Dr Brandon, FL	3.0	2.0	1254	$1,850	$1.48	24d	1	1.21mi
795 Ironwood Flats Cir Brandon, FL	1.0–3.0	1.0–2.0	1163	$2,773	$2.38	2d	40	1.25mi

HOA detail condo

• Monthly dues: $266 · $3,192/yr
• Likely covers: waterpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $230,000 Active 36 DOM
2. 2026-06-17
   days on market $230,000 Active 35 DOM
3. 2026-06-16
   days on market $230,000 Active 34 DOM
4. 2026-06-15
   days on market $230,000 Active 33 DOM
5. 2026-06-13
   days on market $230,000 Active 31 DOM
6. 2026-06-13
   days on market $230,000 Active 30 DOM
7. 2026-06-09
   days on market $230,000 Active 27 DOM
8. 2026-06-08
   days on market $230,000 Active 26 DOM
9. 2026-06-07
   days on market $230,000 Active 25 DOM
10. 2026-06-04
    days on market $230,000 Active 22 DOM
11. 2026-06-03
    days on market $230,000 Active 21 DOM
12. 2026-06-02
    days on market $230,000 Active 20 DOM
13. 2026-06-01
    days on market $230,000 Active 19 DOM
14. 2026-05-31
    days on market $230,000 Active 18 DOM
15. 2026-05-13
    listed $230,000 Active
16. 2023-06-07
    soldstatus $240,000
17. 2023-05-31
    soldstatus $239,000 Closed 557-char remark

    Show marketing remark (557 chars)

    Conner Unit for extra sunshine and privacy. 3 bedrooms upstairs along with 2 full baths. 1/2 bath is downstairs for guests' convenience. Clean, bright & charming. Gated community with community POOL and a LOW HOA fee and maintenance-free. Convenient location that’s minutes from just about everything. .. I-75, Crosstown Expressway, MacDill, Airport, as well as restaurants, shopping centers, Brandon Mall, Costco, and recreation facilities AC - 2013 Dryer and washer -2014. stove- 2015 refrigerator - 2016. dishwasher - 2017. water heater- 2021

18. 2023-05-12
    status Pending 557-char remark

    Show marketing remark (557 chars)

    Conner Unit for extra sunshine and privacy. 3 bedrooms upstairs along with 2 full baths. 1/2 bath is downstairs for guests' convenience. Clean, bright & charming. Gated community with community POOL and a LOW HOA fee and maintenance-free. Convenient location that’s minutes from just about everything. .. I-75, Crosstown Expressway, MacDill, Airport, as well as restaurants, shopping centers, Brandon Mall, Costco, and recreation facilities AC - 2013 Dryer and washer -2014. stove- 2015 refrigerator - 2016. dishwasher - 2017. water heater- 2021

19. 2023-05-01
    status Active 557-char remark

    Show marketing remark (557 chars)

    Conner Unit for extra sunshine and privacy. 3 bedrooms upstairs along with 2 full baths. 1/2 bath is downstairs for guests' convenience. Clean, bright & charming. Gated community with community POOL and a LOW HOA fee and maintenance-free. Convenient location that’s minutes from just about everything. .. I-75, Crosstown Expressway, MacDill, Airport, as well as restaurants, shopping centers, Brandon Mall, Costco, and recreation facilities AC - 2013 Dryer and washer -2014. stove- 2015 refrigerator - 2016. dishwasher - 2017. water heater- 2021

20. 2023-04-27
    status Pending 557-char remark

    Show marketing remark (557 chars)

    Conner Unit for extra sunshine and privacy. 3 bedrooms upstairs along with 2 full baths. 1/2 bath is downstairs for guests' convenience. Clean, bright & charming. Gated community with community POOL and a LOW HOA fee and maintenance-free. Convenient location that’s minutes from just about everything. .. I-75, Crosstown Expressway, MacDill, Airport, as well as restaurants, shopping centers, Brandon Mall, Costco, and recreation facilities AC - 2013 Dryer and washer -2014. stove- 2015 refrigerator - 2016. dishwasher - 2017. water heater- 2021

21. 2023-04-20
    status Active 557-char remark

    Show marketing remark (557 chars)

    Conner Unit for extra sunshine and privacy. 3 bedrooms upstairs along with 2 full baths. 1/2 bath is downstairs for guests' convenience. Clean, bright & charming. Gated community with community POOL and a LOW HOA fee and maintenance-free. Convenient location that’s minutes from just about everything. .. I-75, Crosstown Expressway, MacDill, Airport, as well as restaurants, shopping centers, Brandon Mall, Costco, and recreation facilities AC - 2013 Dryer and washer -2014. stove- 2015 refrigerator - 2016. dishwasher - 2017. water heater- 2021

22. 2023-04-07
    status Pending 557-char remark

    Show marketing remark (557 chars)

    Conner Unit for extra sunshine and privacy. 3 bedrooms upstairs along with 2 full baths. 1/2 bath is downstairs for guests' convenience. Clean, bright & charming. Gated community with community POOL and a LOW HOA fee and maintenance-free. Convenient location that’s minutes from just about everything. .. I-75, Crosstown Expressway, MacDill, Airport, as well as restaurants, shopping centers, Brandon Mall, Costco, and recreation facilities AC - 2013 Dryer and washer -2014. stove- 2015 refrigerator - 2016. dishwasher - 2017. water heater- 2021

23. 2023-03-17
    listed $249,000 Active 557-char remark

    Show marketing remark (557 chars)

    Conner Unit for extra sunshine and privacy. 3 bedrooms upstairs along with 2 full baths. 1/2 bath is downstairs for guests' convenience. Clean, bright & charming. Gated community with community POOL and a LOW HOA fee and maintenance-free. Convenient location that’s minutes from just about everything. .. I-75, Crosstown Expressway, MacDill, Airport, as well as restaurants, shopping centers, Brandon Mall, Costco, and recreation facilities AC - 2013 Dryer and washer -2014. stove- 2015 refrigerator - 2016. dishwasher - 2017. water heater- 2021

24. 2021-09-13
    status Pending
25. 2021-09-07
    listed $196,800 Active
26. 2012-12-05
    soldstatus $72,000
27. 2005-10-25
    soldstatus $166,500
28. 2005-10-14
    soldstatus $166,500
29. 2005-09-08
    listed $166,500

ⓘ 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: $2,725 · $227/mo
• Projected year-2 tax: $2,725 · $227/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 29 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: $26,126
• − Mortgage interest: −$12,884
• − Property taxes: −$2,725
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − HOA: −$3,192
• − Depreciation: −$6,691
• Taxable loss: −$4,696
• Est. tax savings @ 24.0%: +$1,127
• After-tax cash flow: $225/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): 62,138
• Household income: $81,301
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 3073.0

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 0.68)
• Race & ethnicity: White 45% Hispanic / Latino 30% Two or more races 18% Black 15% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10% Cuban 6% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 72% English-only · Spanish 22% Other Indo-European 2% Other Asian/Pacific 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: ▼ -279.49%
• Current HPI: 333.4744
• Rent YoY: ▼ -1.17%
• 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

+38.1% since first listed

15 events — show timeline

• 2026-05-13 Listed $230,000 Beaches MLS
• 2023-06-07 Sold (Public Records) $240,000 Public Records
• 2023-05-31 Sold (MLS) $239,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-05-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-04-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-04-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-04-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-03-17 Listed $249,000 Stellar MLS as Distributed by MLS Grid
• 2021-09-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-07 Listed $196,800 Stellar MLS as Distributed by MLS Grid
• 2012-12-05 Sold (Public Records) $72,000 Public Records
• 2005-10-25 Sold (Public Records) $166,500 Public Records
• 2005-10-14 Sold (MLS) $166,500 Stellar MLS as Distributed by MLS Grid
• 2005-09-08 Listed $166,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+11.2%/yr

Latest (2025): $2,725 · +4.8% YoY. Source: county tax records.