239 Red Maple Pl · Brandon, FL 33510

$145,000

2 bd · 2.0 ba · 918 sqft · Condo public records · 293 Days on market

Built 1985 $380/mo HOA · 24% 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 +10.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the heart of Brandon! This beautifully maintained 2 bedroom, 2 bathroom condo offers the perfect mix of comfort and convenience. With an open layout and plenty of natural light, the home feels warm and inviting—ideal for first-time homebuyers ready to step into ownership. The spacious primary suite features its own bath, while the secondary bedroom offers flexibility for guests, a roommate, or a home office. Investors will also love the strong rental potential thanks to its prime location near shopping, dining, schools, and major commuter routes. Whether you’re looking for a cozy place to call home or a smart addition to your portfolio, this condo checks all the boxes.

Key facts

• Natural light
• Open layout
• Prime location

Tags

• OPEN LAYOUT
• NATURAL LIGHT
• SPACIOUS PRIMARY SUITE
• STRONG RENTAL POTENTIAL
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $-76 ($-906/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (9.2% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (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.
• Market conditions: Rents soft (-0.1%/yr); 147 active listings in the ZIP; 35 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 293 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: 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 $127,600 (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 293 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: 1.11% ✓
• Cap rate: 5.67%
• Cash-on-cash: -2.23%
• DSCR: 0.90
• GRM: 7.5

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: -24.5%
• Equity multiple: 0.19×
• Total profit: $-32,778
• Equity at exit: $21,620

10-year hold

• IRR: -39.8%
• Equity multiple: -0.28×
• Total profit: $-51,972
• Equity at exit: $12,537

Cash invested: $40,600 (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: 147
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,606 high
• Mortgage (P&I): −$760
• Tax from tax record: −$143 /mo · $1,722/yr
• Insurance: −$60
• HOA: −$380
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-76

Break-even live

Break-even rent $1,702

Max offer price $131,661

Occupancy floor 100%

Sensitivity live

Price	-10% $7	-5% $-34	+0% $-76	+5% $-117	+10% $-158
Rent	-10% $-202	-5% $-139	+0% $-76	+5% $-12	+10% $51
Rate	-1.0pp $-2	-0.5pp $-39	base $-76	+0.5pp $-113	+1.0pp $-151

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 Red Maple Pl #235 Brandon, FL	2.0	2.0	918	$1,550	$1.69	5d	1	0.01mi
205 Red Maple Pl #205 Brandon, FL	2.0	2.0	918	$1,500	$1.63	25d	1	0.07mi
233 Red Maple Pl #233 Brandon, FL	2.0	2.0	918	$1,500	$1.63	3d	1	0.07mi
211 Thorn Tree Pl Brandon, FL	2.0	2.0	918	$1,500	$1.63	25d	1	0.08mi
402 Big Cedar Way Unit A Brandon, FL	2.0	2.0	938	$1,800	$1.92	0d	1	0.09mi
205 Berry Tree Pl Brandon, FL	2.0	2.0	918	$1,495	$1.63	21d	1	0.13mi
628 Golden Raintree Pl Brandon, FL	2.0	2.0	900	$1,500	$1.67	25d	1	0.13mi
626 Golden Raintree Pl Unit 626 Brandon, FL	1.0	1.0	648	$1,295	$2.00	25d	1	0.20mi
626 Golden Raintree Pl Brandon, FL	1.0	1.0	900	$1,295	$1.44	25d	1	0.20mi
122 N Kings Ave #202 Brandon, FL	2.0	1.5	1068	$1,550	$1.45	25d	1	0.29mi
701 Russell Ln Brandon, FL	2.0	2.0	1090	$1,495	$1.37	24d	1	0.30mi
709 Russell Ln Unit C221 Brandon, FL	2.0	1.5	1068	$1,600	$1.50	25d	1	0.35mi
711 Russell Ln #134 Brandon, FL	2.0	1.5	1068	$1,599	$1.50	4d	1	0.36mi
109 Ruby Cir Brandon, FL	3.0	1.0	975	$1,950	$2.00	25d	1	0.42mi
200 Cook St Brandon, FL	1.0–2.0	1.0	950	$1,600	$1.68	22d	1	0.45mi
408 Pinewood Ct Brandon, FL	2.0	1.0	750	$1,450	$1.93	5d	1	0.54mi
110 Summerfield Way Brandon, FL	1.0–3.0	1.0–2.0	977	$1,684	$1.72	0d	24	0.55mi
804 Fairmaiden Ln Brandon, FL	1.0–2.0	1.0–1.5	912	$1,570	$1.72	25d	7	0.65mi
529 S Parsons Ave Brandon, FL	1.0–2.0	1.0–2.0	705	$1,753	$2.49	0d	17	0.81mi
1212 Askew Dr Brandon, FL	1.0–3.0	1.0–2.0	1427	$2,014	$1.41	0d	8	0.87mi
608 Lynchburg Dr Brandon, FL	2.0	1.5	1020	$1,800	$1.76	5d	1	0.88mi
203 Lake Parsons Grn #108 Brandon, FL	1.0	1.0	612	$1,500	$2.45	0d	1	0.92mi
314 Lake Parsons Grn #201 Brandon, FL	2.0	2.0	916	$1,750	$1.91	25d	1	0.93mi
214 Lake Parsons Grn #103 Brandon, FL	1.0	1.0	750	$1,450	$1.93	25d	1	0.93mi
209 Lake Brook Cir Unit LB103 Brandon, FL	2.0	2.0	811	$1,300	$1.60	25d	1	0.94mi
209 Lake Brook Cir Brandon, FL	2.0	2.0	794	$1,612	$2.03	22d	2	0.95mi
308 Lake Parsons Grn Brandon, FL	1.0	1.0	598	$1,388	$2.32	15d	2	0.96mi
308 Lake Parsons Grn Brandon, FL	1.0	1.0	583	$1,350	$2.31	25d	2	0.96mi
221 Lake Brook Cir #208 Brandon, FL	2.0	2.0	900	$1,795	$1.99	4d	1	1.01mi
803 Lake Haven Sq #202 Brandon, FL	2.0	2.0	811	$1,500	$1.85	3d	1	1.01mi
795 Ironwood Flats Cir Brandon, FL	1.0–3.0	1.0–2.0	1163	$2,262	$1.95	0d	35	1.07mi
1206 E Camellia Dr Brandon, FL	3.0	2.0	1040	$1,919	$1.85	25d	1	1.20mi
1701 Lake Chapman Dr Brandon, FL	1.0–2.0	1.0–2.0	800	$1,866	$2.33	0d	32	1.30mi
601 Highview Ter S Brandon, FL	3.0	2.0	1022	$1,995	$1.95	0d	1	1.42mi
921 Paddock Club Dr Brandon, FL	1.0–3.0	1.0–2.0	1131	$1,784	$1.58	0d	40	1.45mi

HOA detail condo

• Monthly dues: $380 · $4,560/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $145,000 Active 293 DOM
2. 2026-06-17
   days on market $145,000 Active 292 DOM
3. 2026-06-16
   days on market $145,000 Active 291 DOM
4. 2026-06-15
   days on market $145,000 Active 290 DOM
5. 2026-06-13
   days on market $145,000 Active 288 DOM
6. 2026-06-13
   days on market $145,000 Active 287 DOM
7. 2026-06-09
   days on market $145,000 Active 284 DOM
8. 2026-06-08
   days on market $145,000 Active 283 DOM
9. 2026-06-07
   days on market $145,000 Active 282 DOM
10. 2026-06-04
    days on market $145,000 Active 279 DOM
11. 2026-06-03
    days on market $145,000 Active 278 DOM
12. 2026-06-02
    days on market $145,000 Active 277 DOM
13. 2026-06-01
    days on market $145,000 Active 276 DOM
14. 2026-05-31
    days on market $145,000 Active 275 DOM
15. 2026-01-24
    price $145,000 700-char remark

    Show marketing remark (700 chars)

    Welcome to the heart of Brandon! This beautifully maintained 2 bedroom, 2 bathroom condo offers the perfect mix of comfort and convenience. With an open layout and plenty of natural light, the home feels warm and inviting—ideal for first-time homebuyers ready to step into ownership. The spacious primary suite features its own bath, while the secondary bedroom offers flexibility for guests, a roommate, or a home office. Investors will also love the strong rental potential thanks to its prime location near shopping, dining, schools, and major commuter routes. Whether you’re looking for a cozy place to call home or a smart addition to your portfolio, this condo checks all the boxes.

16. 2025-11-17
    price $149,900 700-char remark

    Show marketing remark (700 chars)

    Welcome to the heart of Brandon! This beautifully maintained 2 bedroom, 2 bathroom condo offers the perfect mix of comfort and convenience. With an open layout and plenty of natural light, the home feels warm and inviting—ideal for first-time homebuyers ready to step into ownership. The spacious primary suite features its own bath, while the secondary bedroom offers flexibility for guests, a roommate, or a home office. Investors will also love the strong rental potential thanks to its prime location near shopping, dining, schools, and major commuter routes. Whether you’re looking for a cozy place to call home or a smart addition to your portfolio, this condo checks all the boxes.

17. 2025-10-08
    status Active 700-char remark

    Show marketing remark (700 chars)

    Welcome to the heart of Brandon! This beautifully maintained 2 bedroom, 2 bathroom condo offers the perfect mix of comfort and convenience. With an open layout and plenty of natural light, the home feels warm and inviting—ideal for first-time homebuyers ready to step into ownership. The spacious primary suite features its own bath, while the secondary bedroom offers flexibility for guests, a roommate, or a home office. Investors will also love the strong rental potential thanks to its prime location near shopping, dining, schools, and major commuter routes. Whether you’re looking for a cozy place to call home or a smart addition to your portfolio, this condo checks all the boxes.

18. 2025-10-01
    status Pending 700-char remark

    Show marketing remark (700 chars)

    Welcome to the heart of Brandon! This beautifully maintained 2 bedroom, 2 bathroom condo offers the perfect mix of comfort and convenience. With an open layout and plenty of natural light, the home feels warm and inviting—ideal for first-time homebuyers ready to step into ownership. The spacious primary suite features its own bath, while the secondary bedroom offers flexibility for guests, a roommate, or a home office. Investors will also love the strong rental potential thanks to its prime location near shopping, dining, schools, and major commuter routes. Whether you’re looking for a cozy place to call home or a smart addition to your portfolio, this condo checks all the boxes.

19. 2025-08-22
    listed $154,900 Active 700-char remark

    Show marketing remark (700 chars)

    Welcome to the heart of Brandon! This beautifully maintained 2 bedroom, 2 bathroom condo offers the perfect mix of comfort and convenience. With an open layout and plenty of natural light, the home feels warm and inviting—ideal for first-time homebuyers ready to step into ownership. The spacious primary suite features its own bath, while the secondary bedroom offers flexibility for guests, a roommate, or a home office. Investors will also love the strong rental potential thanks to its prime location near shopping, dining, schools, and major commuter routes. Whether you’re looking for a cozy place to call home or a smart addition to your portfolio, this condo checks all the boxes.

20. 2015-09-02
    soldstatus $2,050,000

ⓘ 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: $1,722 · $143/mo
• Projected year-2 tax: $1,722 · $143/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 · 26 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: $19,273
• − Mortgage interest: −$8,122
• − Property taxes: −$1,722
• − Insurance: −$725
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − HOA: −$4,560
• − Depreciation: −$4,218
• Taxable loss: −$3,158
• Est. tax savings @ 24.0%: +$758
• After-tax cash flow: $-148/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

-92.9% since first listed

6 events — show timeline

• 2026-01-24 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-17 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-22 Listed $154,900 Stellar MLS as Distributed by MLS Grid
• 2015-09-02 Sold (Public Records) $2,050,000 Public Records

Property tax history

+11.5%/yr

Latest (2025): $1,722 · +12.6% YoY. Source: county tax records.