3506 Darlington Dr · Palm River-Clair Mel, FL 33619

$282,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 17 Days on market

Built 1973 6,200 sqft lot ↓ 13% since listing

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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 +17.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Schools +4.2/10.0
• 1% rule +3.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Back on the Market!! NO HOA OR CDD! Welcome to 3506 Darlington Drive! Located in the established Sanson Park community, this single-story home offers a practical layout with comfortable living space throughout. The open main living area connects easily to the kitchen and dining space, creating a functional flow for everyday living. This 3-bedroom, 1-bath home perfectly located in the heart of Tampa, ideal for families, first-time homebuyers, or savvy investors alike. Fantastic outdoor living spaces include large private yard with covered patio - ideal for entertaining and outdoor dining. Recent upgrades include new AC (2024) and roof (2018). Indoor l

Key facts

• Large private yard
• Recent upgrades
• Covered carport

Tags

• LARGE PRIVATE YARD
• COVERED PATIO
• RECENT UPGRADES
• INDOOR LAUNDRY ROOM
• PRIVACY FENCE
• COVERED CARPORT

Property features AI

Finance

• HOA & community: No homeowners association indicated

Exterior

• Parking: Has carport (1 space)
• Utilities: Public sewer; Water connected; Electricity connected; Cable available; Phone available; Sewer connected; Public utilities
• Home design: Single family residence; One story; East-facing entry
• Construction: Block and stucco construction; Shingle roof; Block and slab foundation; Built on one level
• Exterior features: Rain gutters; Asphalt road access

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan
• Laundry & utility: Inside laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $282k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (17.3% below list).
• Recommended offer: $233k (17.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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 (-1.1%/yr); 248 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 42% of the median local income ($66k/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 $8k 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 17 days — a 2% lower offer ($278k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $43k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $233,275 (17.3% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.83% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 10.1

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: -16.3%
• Equity multiple: 0.44×
• Total profit: $-44,526
• Equity at exit: $42,047

10-year hold

• IRR: -13.7%
• Equity multiple: 0.30×
• Total profit: $-55,183
• Equity at exit: $24,382

Cash invested: $78,960 (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 33619

• Home prices YoY: -30.2%
• Rents YoY: -1.1%
• Active inventory: 248
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,333 high
• Mortgage (P&I): −$1,479
• Tax from tax record: −$53 /mo · $632/yr
• Insurance: −$118
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $127

Break-even live

Break-even rent $2,171

Max offer price $282,000

Occupancy floor 90%

Sensitivity live

Price	-10% $287	-5% $207	+0% $127	+5% $48	+10% $-32
Rent	-10% $-57	-5% $35	+0% $127	+5% $220	+10% $312
Rate	-1.0pp $269	-0.5pp $199	base $127	+0.5pp $54	+1.0pp $-20

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: $70,500
• Closing costs: $8,460
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8106 Wichita Way Tampa, FL	3.0	2.0	1326	$2,700	$2.04	25d	1	0.07mi
8512 Canterbury Lake Blvd Tampa, FL	3.0	2.0	1734	$2,350	$1.36	25d	1	0.18mi
3201 Delray Dr Tampa, FL	4.0	2.0	1170	$2,095	$1.79	25d	1	0.22mi
3810 Cat Mint St Tampa, FL	3.0	2.5	1663	$2,100	$1.26	25d	1	0.39mi
4429 Globe Thistle Dr Tampa, FL	3.0	2.5	1663	$2,150	$1.29	6d	1	0.45mi
4429 Globe Thistle Dr Tampa, FL	3.0	2.5	1663	$2,150	$1.29	3d	1	0.45mi
7412 Rosy Periwinkle Ct Tampa, FL	4.0	2.5	1870	$2,400	$1.28	0d	1	0.46mi
7412 Rosy Periwinkle Ct Tampa, FL	4.0	2.5	1870	$2,400	$1.28	25d	1	0.46mi
2633 Azalea Garden Pl Tampa, FL	3.0	1.0–2.0	1040	$2,861	$2.75	0d	31	0.49mi
7678 Ginger Lily Ct Tampa, FL	2.0	2.5	1548	$2,250	$1.45	25d	1	0.61mi
7018 Samuel Ivy Dr Tampa, FL	4.0	2.5	1805	$2,400	$1.33	19d	1	0.72mi
4530 Leeward Ridge Dr Tampa, FL	1.0–3.0	1.0–2.5	1061	$3,243	$3.06	3d	15	0.80mi
9405 Hidden Water Cir Riverview, FL	3.0	2.0	1436	$2,300	$1.60	13d	1	0.82mi
4759 White Sanderling Ct Tampa, FL	2.0	2.5	1596	$2,500	$1.57	12d	1	0.83mi
4812 White Sanderling Ct Tampa, FL	2.0	2.5	1482	$1,950	$1.32	19d	1	0.85mi
4903 S 83rd St Tampa, FL	3.0	2.0	1683	$1,825	$1.08	21d	1	0.88mi
4903 S 83rd St Tampa, FL	3.0	2.0	1683	$1,825	$1.08	25d	1	0.88mi
3603 Pavilion Palms Cir Riverview, FL	1.0–3.0	1.0–2.0	1008	$2,218	$2.20	0d	16	0.88mi
4912 White Sanderling Ct Tampa, FL	2.0	2.5	1482	$2,000	$1.35	19d	1	0.89mi
7704 Patrician Pl Tampa, FL	4.0	2.0	1281	$2,500	$1.95	25d	1	0.89mi
4708 Summer Savory St Tampa, FL	4.0	2.5	1805	$2,430	$1.35	25d	1	0.92mi
4914 S 84th St Tampa, FL	4.0	2.0	1200	$1,970	$1.64	6d	1	0.93mi
7318 Spring Snowflake Ave Tampa, FL	4.0	2.5	1763	$2,470	$1.40	0d	1	0.96mi
4515 Savannah Holly Pl Riverview, FL	3.0	2.5	1862	$2,300	$1.24	12d	1	1.02mi
8951 Turnstone Haven Pl Tampa, FL	2.0	2.5	1496	$1,850	$1.24	21d	1	1.04mi
9611 Kona Village Dr Riverview, FL	1.0–3.0	1.0–2.0	1085	$2,447	$2.25	0d	11	1.06mi
2415 S 68th St Tampa, FL	3.0	2.0	1484	$2,120	$1.43	25d	1	1.06mi
1733 Green Ridge Rd Tampa, FL	4.0	2.0	1450	$1,995	$1.38	15d	1	1.07mi
4623 Chatterton Way Riverview, FL	2.0	2.5	1280	$1,800	$1.41	19d	1	1.09mi
4723 Somerset Hill Ln Riverview, FL	2.0	2.5	1280	$2,200	$1.72	19d	1	1.10mi
4755 Somerset Hill Ln Riverview, FL	2.0	2.5	1280	$1,950	$1.52	25d	1	1.13mi
4721 Chatterton Way Riverview, FL	2.0	2.5	1280	$1,850	$1.45	16d	1	1.14mi
7609 Reindeer Rd Tampa, FL	3.0	2.0	1198	$1,850	$1.54	25d	1	1.15mi
2407 Courtney Meadows Ct #104 Tampa, FL	2.0	2.0	1157	$1,735	$1.50	17d	1	1.18mi
7226 Reunion Ct Unit 1 Tampa, FL	2.0	2.0	1544	$2,050	$1.33	25d	1	1.20mi
2407 Courtney Meadows Ct Tampa, FL	2.0	2.0	1157	$1,668	$1.44	19d	2	1.20mi
4836 Chatterton Way Riverview, FL	2.0	2.5	1280	$1,850	$1.45	25d	1	1.23mi
5314 Companion Ln Tampa, FL	2.0	2.5	1817	$2,250	$1.24	6d	1	1.24mi
5314 Companion Ln Tampa, FL	2.0	2.5	1621	$2,250	$1.39	3d	1	1.24mi
9503 Oasis Way Riverview, FL	1.0–2.0	1.0–2.0	1050	$2,058	$1.96	0d	13	1.24mi

Listing history 5 events

1. 2026-05-24
   status Pending
2. 2026-05-20
   price $282,000
3. 2026-04-21
   price $295,000
4. 2026-04-13
   status Active
5. 2026-04-01
   listed $325,000 Active

ⓘ 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: $632 · $53/mo
• Projected year-2 tax: $2,341 · $195/mo
• Expected delta: +$1,709/yr (+$142/mo · 270.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,993
• − Mortgage interest: −$15,796
• − Property taxes: −$632
• − Insurance: −$2,208
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − Depreciation: −$8,204
• Taxable loss: −$3,325
• Est. tax savings @ 24.0%: +$798
• After-tax cash flow: $2,327/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 — Palm River-Clair Mel

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Palm River-Clair Mel, FL
• County: Hillsborough County · 1,540,968 people
• City population: 40,302
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 41,396
• Household income: $66,134
• Rent vs Own: 49.2% rent · 50.8% own
• Severe rent burden: 2006.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 36% Black 28% White 27% Two or more races 21% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 13% Cuban 11% Dominican 1%
• Common ancestry: Hispanic 2% Iranian 1% Italian 1%
• Foreign-born: 22% · Canada, Jamaica, Vietnam
• Languages at home: 64% English-only · Spanish 28% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -162.52%
• Current HPI: 375.4923
• Rent YoY: ▼ -1.14%
• 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

-13.2% since first listed

5 events — show timeline

• 2026-05-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-20 Price Changed $282,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $295,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Listed $325,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.7%/yr

Latest (2025): $632 · +3.0% YoY. Source: county tax records.