13702 Sheila Lynn Ct · Dade City, FL 33525

$155,000

2 bd · 1.0 ba · 875 sqft · SingleFamily public records · 89 Days on market

Built 1984 1,822 sqft lot Est $230k · 33% under $75/mo HOA · 4% of rent

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Why this score? — see what drove the C+ 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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +6.0/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful recently renovated townhouse has wood styled vinyl floors with granite countertops, LED lights and stainless steel appliances making this a one of a kind home.

Key facts

• Quartz countertops
• Newer roof
• Centrally located

Tags

• COMPLETELY RENOVATED
• NEWER A/C
• NEWER ROOF
• NEWER KITCHEN CABINETS
• QUARTZ COUNTERTOPS
• CENTRALLY LOCATED

Property features AI

Finance

• HOA & community: Monthly HOA $75 (association approval required); Association name: Sarah Johnston; Pets allowed; Total annual HOA fees $900

Exterior

• Utilities: Public water; Public sewer; Public utilities
• Home design: Residential villa; One-level entry; Southeast facing
• Construction: Stucco exterior; Shingle roof; Block foundation; Built as a 2-story structure (listed as 2 stories)
• Exterior features: Patio; Rear porch; Paved road access

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen and family room combined; Open floor plan; Solid wood cabinets
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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-, schools D+, amenities 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.
• Market conditions: Rents rising (+3.0%/yr); 667 active listings in the ZIP; 6 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

• 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.
• Pasco County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $50k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $230,125
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14244 20th St	0.57mi	2/1.0	850 (-3%)	0mo	$214,777	$253	68
37302 Southview Ave	0.24mi	3/1.0 (+1)	926 (+6%)	11mo	$220,000	$238	65
37044 Florida Ave	0.15mi	3/1.5 (+1)	816 (-7%)	15mo	$215,000	$263	63
14232 17th St	0.57mi	3/1.5 (+1)	846 (-3%)	3mo	$240,000	$284	58
37622 Florida Ave	0.59mi	2/1.0	944 (+8%)	4mo	$232,000	$246	56
37641 Hendley Ave	0.63mi	2/1.0	754 (-14%)	1mo	$220,000	$292	46

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

Projected returns pro-forma

-3.0% appreciation · 3.02% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-13,938
• Equity at exit: $23,111

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $2,595
• Equity at exit: $13,402

Cash invested: $43,400 (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 33525

• Home prices YoY: -15.4%
• Rents YoY: 3.0%
• Active inventory: 667
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$813
• Tax from tax record: −$219 /mo · $2,626/yr
• Insurance: −$65
• HOA: −$75
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $174

Break-even live

Break-even rent $1,483

Max offer price $155,000

Occupancy floor 85%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13921 19th St Unit 1234474P Dade City, FL	2.0	1.0	936	$2,013	$2.15	16d	1	0.24mi
37221 Marlu Ln Dade City, FL	2.0	1.0	672	$1,200	$1.79	24d	1	0.54mi
37540 Martin Luther King Blvd Unit A Dade City, FL	2.0	1.0	784	$1,200	$1.53	24d	1	0.94mi
13650 5th St Dade City, FL	2.0	1.0	900	$1,350	$1.50	12d	1	0.96mi
14635 State St Dade City, FL	3.0	1.5	1040	$1,761	$1.69	21d	1	1.01mi
14052 Railroad Ave Dade City, FL	1.0	1.0	600	$800	$1.33	24d	1	1.30mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 23 events

1. 2026-06-01
   status $155,000 Pending 89 DOM
2. 2026-05-31
   days on market $155,000 Active 89 DOM
3. 2026-05-13
   price $155,000
4. 2026-04-21
   price $160,000
5. 2026-04-18
   price $170,000
6. 2026-04-06
   price $175,000
7. 2026-03-25
   price $180,000
8. 2026-03-12
   price $185,000
9. 2026-03-05
   price $195,000
10. 2026-03-03
    listed $205,000 Active
11. 2024-01-20
    historical $1,550
12. 2024-01-05
    price $1,550
13. 2023-12-12
    listed $1,600
14. 2023-02-02
    soldstatus $140,000
15. 2023-01-30
    soldstatus $140,000 Closed 176-char remark

    Show marketing remark (176 chars)

    This beautiful recently renovated townhouse has wood styled vinyl floors with granite countertops, LED lights and stainless steel appliances making this a one of a kind home.

16. 2022-12-15
    status Pending 176-char remark

    Show marketing remark (176 chars)

    This beautiful recently renovated townhouse has wood styled vinyl floors with granite countertops, LED lights and stainless steel appliances making this a one of a kind home.

17. 2022-12-07
    status Active 176-char remark

    Show marketing remark (176 chars)

    This beautiful recently renovated townhouse has wood styled vinyl floors with granite countertops, LED lights and stainless steel appliances making this a one of a kind home.

18. 2022-11-21
    status Pending 176-char remark

    Show marketing remark (176 chars)

    This beautiful recently renovated townhouse has wood styled vinyl floors with granite countertops, LED lights and stainless steel appliances making this a one of a kind home.

19. 2022-11-17
    listed $139,000 Active 176-char remark

    Show marketing remark (176 chars)

    This beautiful recently renovated townhouse has wood styled vinyl floors with granite countertops, LED lights and stainless steel appliances making this a one of a kind home.

20. 2022-08-17
    soldstatus $53,000
21. 2006-11-21
    soldstatus $83,000
22. 2001-08-17
    soldstatus $38,200
23. 1995-12-21
    soldstatus $34,500

ⓘ 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: $2,626 · $219/mo
• Projected year-2 tax: $2,626 · $219/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $20,428
• − Mortgage interest: −$8,682
• − Property taxes: −$2,626
• − Insurance: −$775
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − HOA: −$900
• − Depreciation: −$4,509
• Taxable loss: −$333
• Est. tax savings @ 24.0%: +$80
• After-tax cash flow: $2,163/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
• County: Pasco County · 524,098 people
• City population: 21,077
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 21,077
• Household income: $69,068
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 322.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 7% Black 3%
• Hispanic origin (detail): Mexican 9% Puerto Rican 3%
• Common ancestry: Lithuanian 2% Romanian 2% Serbian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 87% English-only · Spanish 11% Other Asian/Pacific 1% Other Indo-European 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: ▼ -65.48%
• Current HPI: 358.2149
• Rent YoY: ▲ 3.02%
• 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

+349.3% since first listed

21 events — show timeline

• 2026-05-13 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-18 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $195,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Listed $205,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-20 Rental Removed $1,550 STELLARMLS
• 2024-01-05 Price Changed $1,550 STELLARMLS
• 2023-12-12 Listed for Rent $1,600 STELLARMLS
• 2023-02-02 Sold (Public Records) $140,000 Public Records
• 2023-01-30 Sold (MLS) $140,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-12-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-11-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-11-17 Listed $139,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-17 Sold (Public Records) $53,000 Public Records
• 2006-11-21 Sold (Public Records) $83,000 Public Records
• 2001-08-17 Sold (Public Records) $38,200 Public Records
• 1995-12-21 Sold (Public Records) $34,500 Public Records

Property tax history

+16.8%/yr

Latest (2025): $2,626 · +83.0% YoY. Source: county tax records.