108 Clocktower Dr #261 · Brandon, FL 33510

$153,000

2 bd · 2.0 ba · 1,098 sqft · Condo public records · 236 Days on market

Built 1981 $451/mo HOA · 27% of rent

---

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 +11.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 108 Clocktower Dr #261 – a charming, move-in ready condo in the heart of Brandon! Perfectly situated just off Highway 60, this 2-bedroom, 1.5-bathroom home offers a bright, open-concept layout. The spacious living and dining area seamlessly connects to the kitchen, creating an inviting flow throughout the main living space. Step outside to your private balcony—the perfect spot to enjoy your morning coffee or unwind in the evening. Recent updates and improvements include: • Bedroom and kitchen windows replaced approximately 7 years ago • Water heater: approx. 3–5 years old • A/C system: 2014 • Roof: replaced about 5 years ago by the condo association • Interior Electric panel: replaced about 3 years ago • Primary bathroom tub refinished • All flooring replaced • Upstairs bathroom cabinets updated • Main breaker box replaced Enjoy a carefree lifestyle where the Condo Assoc Fees covers water, trash, and pool use—everything you need for easy living in a well-kept community. Conveniently located just minutes from Publix, shopping, dining, entertainment, and major roadways, this home offers both comfort and accessibility. Don’t miss this incredible opportunity to own in the heart of Brandon—schedule your private tour today!

Key facts

• A c system
• Recent updates
• Private balcony

Tags

• PRIVATE BALCONY
• RECENT UPDATES
• WATER HEATER
• A C SYSTEM
• ROOF REPLACED
• INTERIOR ELECTRIC PANEL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $153k.

Deal economics

• At list price, monthly cash flow is $-39 ($-468/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (4.5% below list).
• Meets the 1% rule at list price ($2k rent vs $153k).
• Recommended offer: $135k (12.0% below list) — sets the bar for market timing.

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.
• Zoned schools: Limona Elementary School (math 63% / reading 57%, grade B-, #680 of 2,144 statewide, top 32%, 567 students, 55% FRL); Mclane Middle School (math 20% / reading 20%, grade F, #558 of 571 statewide, top 98%, 817 students, 74% FRL); Brandon High School (math 32% / reading 36%, grade F, #394 of 667 statewide, top 60%, 1,560 students, 57% FRL).
• Market conditions: Rents soft (-0.1%/yr); 152 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 236 days — a 12% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $153k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,640 (12.0% 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 236 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
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 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: 1.08% ✓
• Cap rate: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 7.7

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: 0.26×
• Total profit: $-31,914
• Equity at exit: $22,813

10-year hold

• IRR: -30.9%
• Equity multiple: -0.14×
• Total profit: $-48,870
• Equity at exit: $13,229

Cash invested: $42,840 (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 33510

• Home prices YoY: -21.6%
• Rents YoY: -0.1%
• Active inventory: 152
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,651 high
• Mortgage (P&I): −$802
• Tax from tax record: −$26 /mo · $313/yr
• Insurance: −$64
• HOA: −$451
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-39

Break-even live

Break-even rent $1,700

Max offer price $146,111

Occupancy floor 97%

Sensitivity live

Price	-10% $48	-5% $4	+0% $-39	+5% $-257	+10% $-310
Rent	-10% $-169	-5% $-104	+0% $-39	+5% $26	+10% $91
Rate	-1.0pp $38	-0.5pp $0	base $-39	+0.5pp $-79	+1.0pp $-119

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 Russell Ln #134 Brandon, FL	2.0	1.5	1068	$1,599	$1.50	5d	1	0.09mi
709 Russell Ln Unit C221 Brandon, FL	2.0	1.5	1068	$1,600	$1.50	26d	1	0.10mi
701 Russell Ln Brandon, FL	2.0	2.0	1090	$1,495	$1.37	25d	1	0.15mi
122 N Kings Ave #202 Brandon, FL	2.0	1.5	1068	$1,550	$1.45	26d	1	0.16mi
626 Golden Raintree Pl Brandon, FL	1.0	1.0	900	$1,295	$1.44	26d	1	0.25mi
628 Golden Raintree Pl Brandon, FL	2.0	2.0	900	$1,500	$1.67	26d	1	0.32mi
205 Berry Tree Pl Brandon, FL	2.0	2.0	918	$1,495	$1.63	22d	1	0.33mi
804 Fairmaiden Ln Brandon, FL	1.0–2.0	1.0–1.5	912	$1,570	$1.72	26d	7	0.36mi
230 Thorn Tree Pl Brandon, FL	3.0	2.0	1200	$1,950	$1.62	26d	1	0.37mi
211 Thorn Tree Pl Brandon, FL	2.0	2.0	918	$1,500	$1.63	26d	1	0.37mi
233 Red Maple Pl #233 Brandon, FL	2.0	2.0	918	$1,500	$1.63	4d	1	0.38mi
205 Red Maple Pl #205 Brandon, FL	2.0	2.0	918	$1,500	$1.63	26d	1	0.38mi
235 Red Maple Pl #235 Brandon, FL	2.0	2.0	918	$1,550	$1.69	6d	1	0.44mi
402 Big Cedar Way Unit A Brandon, FL	2.0	2.0	938	$1,800	$1.92	1d	1	0.45mi
1212 Askew Dr Brandon, FL	1.0–3.0	1.0–2.0	1427	$2,014	$1.41	1d	8	0.51mi
1428 Highland Ridge Cir Brandon, FL	2.0	2.5	1190	$1,500	$1.26	3d	1	0.61mi
608 Lynchburg Dr Brandon, FL	2.0	1.5	1020	$1,800	$1.76	6d	1	0.78mi
200 Cook St Brandon, FL	1.0–2.0	1.0	950	$1,600	$1.68	23d	1	0.79mi
319 Summer Clouds Pl Brandon, FL	3.0	2.5	1388	$2,000	$1.44	5d	1	0.83mi
109 Ruby Cir Brandon, FL	3.0	1.0	975	$1,950	$2.00	26d	1	0.87mi
795 Ironwood Flats Cir Brandon, FL	1.0–3.0	1.0–2.0	1163	$2,271	$1.95	0d	35	0.90mi
1701 Lake Chapman Dr Brandon, FL	1.0–2.0	1.0–2.0	800	$1,866	$2.33	1d	32	0.91mi
110 Summerfield Way Brandon, FL	1.0–3.0	1.0–2.0	977	$1,684	$1.72	1d	24	0.95mi
408 Pinewood Ct Brandon, FL	2.0	1.0	750	$1,450	$1.93	6d	1	0.97mi
529 S Parsons Ave Brandon, FL	1.0–2.0	1.0–2.0	705	$1,753	$2.49	0d	20	1.00mi
921 Paddock Club Dr Brandon, FL	1.0–3.0	1.0–2.0	1131	$1,782	$1.58	0d	38	1.07mi
209 Lake Brook Cir Unit LB103 Brandon, FL	2.0	2.0	811	$1,300	$1.60	26d	1	1.07mi
209 Lake Brook Cir Brandon, FL	2.0	2.0	794	$1,612	$2.03	23d	2	1.08mi
214 Lake Parsons Grn #103 Brandon, FL	1.0	1.0	750	$1,450	$1.93	26d	1	1.08mi
413 Kensington Lake Cir Brandon, FL	2.0	2.5	1311	$1,900	$1.45	6d	1	1.11mi
314 Lake Parsons Grn #201 Brandon, FL	2.0	2.0	916	$1,750	$1.91	26d	1	1.11mi
523 Kensington Lake Cir Brandon, FL	2.0	1.5	1159	$1,800	$1.55	26d	1	1.13mi
221 Lake Brook Cir #208 Brandon, FL	2.0	2.0	900	$1,795	$1.99	5d	1	1.14mi
337 Kensington Lake Cir Brandon, FL	2.0	3.0	1159	$1,795	$1.55	6d	1	1.15mi
803 Lake Haven Sq #202 Brandon, FL	2.0	2.0	811	$1,500	$1.85	4d	1	1.17mi
727 Kensington Lake Cir Brandon, FL	2.0	2.5	1496	$2,000	$1.34	26d	1	1.21mi
632 Kensington Lake Cir Unit 632 Brandon, FL	2.0	2.5	1396	$1,950	$1.40	26d	1	1.22mi
1918 Plantation Key Cir Brandon, FL	1.0–3.0	1.0–2.0	915	$1,625	$1.78	0d	59	1.26mi
107 Karde Ln Unit F Brandon, FL	2.0	1.0	750	$1,495	$1.99	0d	1	1.34mi
107 Karde Ln Unit C Brandon, FL	2.0	1.0	750	$1,525	$2.03	1d	1	1.34mi

HOA detail condo

• Monthly dues: $451 · $5,412/yr
• Likely covers: watertrashelectricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $153,000 Active 236 DOM
2. 2026-06-18
   days on market $153,000 Active 233 DOM
3. 2026-06-17
   days on market $153,000 Active 232 DOM
4. 2026-06-16
   days on market $153,000 Active 231 DOM
5. 2026-06-15
   days on market $153,000 Active 230 DOM
6. 2026-06-13
   days on market $153,000 Active 228 DOM
7. 2026-06-13
   days on market $153,000 Active 227 DOM
8. 2026-06-09
   days on market $153,000 Active 224 DOM
9. 2026-06-08
   days on market $153,000 Active 223 DOM
10. 2026-06-07
    days on market $153,000 Active 222 DOM
11. 2026-06-04
    days on market $153,000 Active 219 DOM
12. 2026-06-03
    days on market $153,000 Active 218 DOM
13. 2026-06-02
    days on market $153,000 Active 217 DOM
14. 2026-06-01
    days on market $153,000 Active 216 DOM
15. 2026-05-31
    pricedays on market $153,000 Active 215 DOM
16. 2026-04-22
    price $158,999 1340-char remark

    Show marketing remark (1340 chars)

    Welcome to 108 Clocktower Dr #261 – a charming, move-in ready condo in the heart of Brandon! Perfectly situated just off Highway 60, this 2-bedroom, 1.5-bathroom home offers a bright, open-concept layout. The spacious living and dining area seamlessly connects to the kitchen, creating an inviting flow throughout the main living space. Step outside to your private balcony—the perfect spot to enjoy your morning coffee or unwind in the evening. Recent updates and improvements include: • Bedroom and kitchen windows replaced approximately 7 years ago • Water heater: approx. 3–5 years old • A/C system: 2014 • Roof: replaced about 5 years ago by the condo association • Interior Electric panel: replaced about 3 years ago • Primary bathroom tub refinished • All flooring replaced • Upstairs bathroom cabinets updated • Main breaker box replaced Enjoy a carefree lifestyle where the Condo Assoc Fees covers water, trash, and pool use—everything you need for easy living in a well-kept community. Conveniently located just minutes from Publix, shopping, dining, entertainment, and major roadways, this home offers both comfort and accessibility. Don’t miss this incredible opportunity to own in the heart of Brandon—schedule your private tour today!

17. 2026-02-18
    price $159,990 1340-char remark

    Show marketing remark (1340 chars)

    Welcome to 108 Clocktower Dr #261 – a charming, move-in ready condo in the heart of Brandon! Perfectly situated just off Highway 60, this 2-bedroom, 1.5-bathroom home offers a bright, open-concept layout. The spacious living and dining area seamlessly connects to the kitchen, creating an inviting flow throughout the main living space. Step outside to your private balcony—the perfect spot to enjoy your morning coffee or unwind in the evening. Recent updates and improvements include: • Bedroom and kitchen windows replaced approximately 7 years ago • Water heater: approx. 3–5 years old • A/C system: 2014 • Roof: replaced about 5 years ago by the condo association • Interior Electric panel: replaced about 3 years ago • Primary bathroom tub refinished • All flooring replaced • Upstairs bathroom cabinets updated • Main breaker box replaced Enjoy a carefree lifestyle where the Condo Assoc Fees covers water, trash, and pool use—everything you need for easy living in a well-kept community. Conveniently located just minutes from Publix, shopping, dining, entertainment, and major roadways, this home offers both comfort and accessibility. Don’t miss this incredible opportunity to own in the heart of Brandon—schedule your private tour today!

18. 2026-01-05
    price $164,000 1340-char remark

    Show marketing remark (1340 chars)

    Welcome to 108 Clocktower Dr #261 – a charming, move-in ready condo in the heart of Brandon! Perfectly situated just off Highway 60, this 2-bedroom, 1.5-bathroom home offers a bright, open-concept layout. The spacious living and dining area seamlessly connects to the kitchen, creating an inviting flow throughout the main living space. Step outside to your private balcony—the perfect spot to enjoy your morning coffee or unwind in the evening. Recent updates and improvements include: • Bedroom and kitchen windows replaced approximately 7 years ago • Water heater: approx. 3–5 years old • A/C system: 2014 • Roof: replaced about 5 years ago by the condo association • Interior Electric panel: replaced about 3 years ago • Primary bathroom tub refinished • All flooring replaced • Upstairs bathroom cabinets updated • Main breaker box replaced Enjoy a carefree lifestyle where the Condo Assoc Fees covers water, trash, and pool use—everything you need for easy living in a well-kept community. Conveniently located just minutes from Publix, shopping, dining, entertainment, and major roadways, this home offers both comfort and accessibility. Don’t miss this incredible opportunity to own in the heart of Brandon—schedule your private tour today!

19. 2025-10-28
    listed $165,000 Active 1340-char remark

    Show marketing remark (1340 chars)

    Welcome to 108 Clocktower Dr #261 – a charming, move-in ready condo in the heart of Brandon! Perfectly situated just off Highway 60, this 2-bedroom, 1.5-bathroom home offers a bright, open-concept layout. The spacious living and dining area seamlessly connects to the kitchen, creating an inviting flow throughout the main living space. Step outside to your private balcony—the perfect spot to enjoy your morning coffee or unwind in the evening. Recent updates and improvements include: • Bedroom and kitchen windows replaced approximately 7 years ago • Water heater: approx. 3–5 years old • A/C system: 2014 • Roof: replaced about 5 years ago by the condo association • Interior Electric panel: replaced about 3 years ago • Primary bathroom tub refinished • All flooring replaced • Upstairs bathroom cabinets updated • Main breaker box replaced Enjoy a carefree lifestyle where the Condo Assoc Fees covers water, trash, and pool use—everything you need for easy living in a well-kept community. Conveniently located just minutes from Publix, shopping, dining, entertainment, and major roadways, this home offers both comfort and accessibility. Don’t miss this incredible opportunity to own in the heart of Brandon—schedule your private tour today!

20. 1998-04-03
    soldstatus $54,900
21. 1997-06-27
    soldstatus $125,000
22. 1996-01-08
    soldstatus $500,000
23. 1994-05-02
    soldstatus $880,000

ⓘ 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: $313 · $26/mo
• Projected year-2 tax: $1,270 · $106/mo
• Expected delta: +$957/yr (+$80/mo · 305.6%)

ⓘ 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 ≥110°F today · 25 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: $19,811
• − Mortgage interest: −$8,570
• − Property taxes: −$313
• − Insurance: −$765
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − HOA: −$5,412
• − Depreciation: −$4,451
• Taxable loss: −$2,871
• Est. tax savings @ 24.0%: +$689
• After-tax cash flow: $221/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): 30,578
• Household income: $74,245
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 1192.0

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 0.69)
• Race & ethnicity: White 40% Hispanic / Latino 34% Black 16% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 14% Cuban 7% Dominican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Hispanic 2%
• Foreign-born: 18% · Canada, Jamaica, Vietnam
• Languages at home: 68% English-only · Spanish 25% Other Indo-European 3% Tagalog/Filipino 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: ▼ -90.54%
• Current HPI: 328.43
• Rent YoY: ▬ -0.05%
• 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

-81.9% since first listed

8 events — show timeline

• 2026-04-22 Price Changed $158,999 Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $159,990 Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $164,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-28 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 1998-04-03 Sold (Public Records) $54,900 Public Records
• 1997-06-27 Sold (Public Records) $125,000 Public Records
• 1996-01-08 Sold (Public Records) $500,000 Public Records
• 1994-05-02 Sold (Public Records) $880,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $313 · +12.2% YoY. Source: county tax records.