606 Forest Hills Dr · Brandon, FL 33510

$114,900

4 bd · 2.0 ba · 2,401 sqft · SingleFamily public records · 7 Days on market

Built 1976 10,350 sqft lot

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

Listing remarks

Rare redevelopment opportunity in an established Brandon neighborhood. The existing structure sustained extensive fire damage and is being offered strictly as-is. Due to the condition of the improvements, the primary value is in the land and the opportunity it presents for redevelopment, rebuilding, or creating a custom residence to suit your vision. Situated on a residential homesite with convenient access to major roadways, shopping, dining, schools, and employment centers, this property offers an opportunity for investors, builders, contractors, or buyers seeking a project in a desirable location. Buyers are encouraged to perform all due diligence regarding zoning, building requirements,

Key facts

• Convenient access
• Residential homesite
• 0.24 acre lot

Tags

• REDEVELOPMENT OPPORTUNITY
• ESTABLISHED NEIGHBORHOOD
• RESIDENTIAL HOMESITE
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Property type: Residential, Single Family Residence; Zoning: RSC-6
• Financial info: Financial details not provided
• HOA & community: No HOA association listed

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: Public water; Public sewer; Cable available; Other utilities
• Home design: Single Family Residence; 2 stories; Faces west
• Construction: Stucco exterior; Shingle roof; Slab foundation; Built area about 2,401
• Exterior features: Other exterior features; Lot dimensions approximately 90 x 115; Approximately 0.24 acre lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: No laundry features

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $890 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $115k).

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 (-0.1%/yr); 151 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 41% of the median local income ($74k/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 $794 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $44k; list at $115k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,900

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.19% ✓
• Cap rate: 15.58%
• Cash-on-cash: 33.18%
• DSCR: 2.48
• GRM: 3.8

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: 24.4%
• Equity multiple: 1.96×
• Total profit: $30,883
• Equity at exit: $17,132

10-year hold

• IRR: 29.9%
• Equity multiple: 3.25×
• Total profit: $72,242
• Equity at exit: $9,934

Cash invested: $32,172 (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: 151
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,518 high
• Mortgage (P&I): −$603
• Tax from tax record: −$449 /mo · $5,394/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $890

Break-even live

Break-even rent $1,392

Max offer price $114,900

Occupancy floor 60%

Sensitivity live

Price	-10% $1,275	-5% $922	+0% $890	+5% $857	+10% $825
Rent	-10% $691	-5% $790	+0% $890	+5% $989	+10% $1,088
Rate	-1.0pp $947	-0.5pp $919	base $890	+0.5pp $860	+1.0pp $829

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Emily Ln Brandon, FL	5.0	1.0	1840	$3,000	$1.63	25d	1	0.65mi
442 Belle Montclair Loop Unit 3-430 Brandon, FL	3.0	2.5	1615	$1,929	$1.19	25d	1	0.68mi
415 Belle Montclair Loop Unit 430 Brandon, FL	3.0	2.5	1615	$1,929	$1.19	21d	1	0.69mi
415 Belle Montclair Loop Unit 430 Brandon, FL	3.0	2.5	1615	$1,929	$1.19	18d	1	0.69mi
855 E Brandon Blvd Brandon, FL	5.0	3.0	2464	$3,000	$1.22	25d	1	0.82mi
1427 Main St Valrico, FL	4.0	3.0	2208	$2,796	$1.27	0d	1	0.82mi
644 Chesney Dr Valrico, FL	4.0	3.0	2038	$2,695	$1.32	6d	1	0.94mi
232 Beverly Blvd Brandon, FL	3.0	1.0	1595	$2,000	$1.25	25d	1	0.98mi
3104 Clovewood Pl Seffner, FL	4.0	2.0	1937	$2,950	$1.52	18d	1	1.15mi
612 Angelica Pl Brandon, FL	5.0	3.0	2064	$2,765	$1.34	13d	1	1.26mi
1714 Staysail Dr Valrico, FL	3.0	2.0	2063	$2,195	$1.06	23d	1	1.32mi
1714 Staysail Dr Valrico, FL	3.0	2.0	2063	$2,195	$1.06	25d	1	1.32mi
1330 Gangplank Dr Valrico, FL	3.0	2.5	1679	$2,289	$1.36	3d	1	1.35mi

Listing history 6 events

1. 2026-06-21
   days on market $114,900 Active 7 DOM
2. 2026-06-18
   days on market $114,900 Active 4 DOM
3. 2026-06-17
   days on market $114,900 Active 3 DOM
4. 2026-06-16
   days on market $114,900 Active 2 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $114,900 Active 1 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: $5,394 · $449/mo
• Projected year-2 tax: $5,394 · $449/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 ≥110°F today · 23 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: $30,219
• − Mortgage interest: −$6,436
• − Property taxes: −$5,394
• − Insurance: −$574
• − Repairs & maintenance: −$2,418
• − Management: −$2,418
• − Depreciation: −$3,343
• Taxable income: $9,637
• Est. tax owed @ 24.0%: −$2,313
• After-tax cash flow: $8,362/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

+161.7% since first listed

2 events — show timeline

• 2026-06-14 Listed $114,900 Stellar MLS as Distributed by MLS Grid
• 1976-01-01 Sold (Public Records) $43,900 Public Records

Property tax history

+7.6%/yr

Latest (2025): $5,394 · +5.7% YoY. Source: county tax records.