11700 Noble Blossom Loop · Dade City, FL 33525

$305,600

4 bd · 2.5 ba · 1,874 sqft · SingleFamily · 89 Days on market

Built 2026 Good condition 2-car garage $163/sqft · 11% below area Est $344k · 11% under

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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 +13.3/30.0
• ARV discount +12.5/15.0
• Schools +4.3/10.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

This expansive two-story home boasts a well-designed layout, featuring a first floor dedicated to shared living and entertaining. The open concept design seamlessly connects the kitchen, dining room and family room, with a patio extending the interior space outdoors. Upstairs, a spacious loft separates the three secondary bedrooms from the serene owner's suite. Completing the home is a convenient two-car garage.

Key facts

• Serene owner's suite
• Open concept design
• Spacious loft

Tags

• OPEN CONCEPT DESIGN
• SPACIOUS LOFT
• THREE SECONDARY BEDROOMS
• SERENE OWNER'S SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $306k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-3 ($-32/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (12.6% below list).
• Recommended offer: $267k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.5% 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-, amenities F, commute 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.
• Zoned schools: San Antonio Elementary School (math 49% / reading 52%, grade D+, #1,055 of 2,144 statewide, top 50%, 573 students, 50% FRL); Pasco Middle School (math 38% / reading 38%, grade F, #388 of 571 statewide, top 69%, 903 students, 73% FRL); Pasco High School (math 40% / reading 40%, grade F, #296 of 667 statewide, top 45%, 1,639 students, 66% FRL).
• Market conditions: Rents rising (+3.0%/yr); 1044 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• At $2,670/mo this rent would consume 46% of the median local household income ($69k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 ($287k) is reasonable based on typical stale-listing flexibility.

Recommended offer $266,991 (12.6% 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 89 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $344,012
• List price: $305,600
• Delta: -11.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11737 Brae Way	0.07mi	4/2.5	1,874 (0%)	15mo	$324,900	$173	84
11673 Brae Way	0.13mi	4/2.5	1,874 (0%)	13mo	$303,900	$162	83
11694 Brae Way	0.12mi	4/2.5	1,874 (0%)	14mo	$331,900	$177	83
11662 Brae Way	0.15mi	4/2.5	1,874 (0%)	13mo	$319,000	$170	82
11119 Brae Way	0.25mi	4/2.0	1,824 (-3%)	5mo	$315,900	$173	78
11938 Brae Way	0.17mi	4/2.0	1,824 (-3%)	15mo	$344,900	$189	73
12004 Brae Way	0.23mi	4/2.0	1,824 (-3%)	13mo	$329,900	$181	72
11974 Brae Way	0.20mi	4/2.0	1,824 (-3%)	15mo	$334,900	$184	72
12038 Brae Way	0.26mi	4/2.0	1,824 (-3%)	12mo	$305,150	$167	71
11713 Brae Way	0.09mi	5/2.5 (+1)	2,112 (+13%)	14mo	$332,050	$157	58
11732 Brae Way	0.10mi	5/2.5 (+1)	2,112 (+13%)	15mo	$331,510	$157	57
11592 Brae Way	0.20mi	5/2.5 (+1)	2,112 (+13%)	11mo	$329,400	$156	55

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-49,599
• Equity at exit: $45,566

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-43,027
• Equity at exit: $26,423

Cash invested: $85,568 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 51 active
• Months of supply: 76.5 mo (1%/mo absorbed)
• Median asking: $337,800 ($163/sqft)
• Median days on market: 34 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +12.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33525

• Home prices YoY: -15.4%
• Rents YoY: 3.0%
• Active inventory: 1044
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,670 high
• Mortgage (P&I): −$1,603
• Tax est. 1.5%: −$382 /mo · $4,584/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $-3

Break-even live

Break-even rent $2,673

Max offer price $305,209

Occupancy floor 95%

Sensitivity live

Price	-10% $208	-5% $103	+0% $-3	+5% $-108	+10% $-214
Rent	-10% $-214	-5% $-108	+0% $-3	+5% $103	+10% $208
Rate	-1.0pp $151	-0.5pp $75	base $-3	+0.5pp $-82	+1.0pp $-162

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: $76,400
• Closing costs: $9,168
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11709 Noble Blossom Loop Dade City, FL	5.0	2.5	2326	$2,650	$1.14	45d	1	0.04mi
11737 Noble Blossom Loop Dade City, FL	5.0	2.5	2326	$2,650	$1.14	62d	1	0.04mi
11413 Brae Way Dade City, FL	5.0	2.5	2326	$2,700	$1.16	120d	1	0.07mi
11938 Brae Way Dade City, FL	4.0	2.0	1824	$2,400	$1.32	45d	1	0.17mi
11522 Brae Way Dade City, FL	5.0	2.5	2326	$2,400	$1.03	10d	1	0.17mi
28882 Renda Ln San Antonio, FL	1.0–3.0	1.0–2.0	1025	$2,370	$2.31	0d	27	1.33mi
11000 Old Pasco Rd San Antonio, FL	3.0	2.0	1371	$2,200	$1.60	95d	1	1.48mi
11279 Old Pasco Rd San Antonio, FL	3.0	2.0	1371	$2,200	$1.60	95d	1	1.50mi

Property features AI

Finance

• Other: Model/plan name: ColumbusInventory type: Spec
• Financial info: List price $324,200

Exterior

• Parking: 2 parking spaces (including 2-car garage)
• Home design: Single-family residence (Columbus plan)Active listing
• Exterior features: Living area approximately 1874Located at 11700 Noble Blossom Loop, Dade City, FL 33525

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec new construction (Columbus plan)

Listing history 41 events

1. 2026-07-22
   days on market $305,600 Active 89 DOM
2. 2026-07-21
   days on market $305,600 Active 88 DOM
3. 2026-07-20
   pricedays on market $305,600 Active 87 DOM
4. 2026-07-18
   days on market $305,200 Active 84 DOM
5. 2026-07-16
   days on market $305,200 Active 83 DOM
6. 2026-07-15
   pricedays on market $305,200 Active 82 DOM
7. 2026-07-14
   price $305,100 Active 80 DOM
8. 2026-07-13
   days on market $305,000 Active 80 DOM
9. 2026-07-13
   days on market $305,000 Active 79 DOM
10. 2026-07-11
    days on market $305,000 Active 78 DOM
11. 2026-07-10
    days on market $305,000 Active 77 DOM
12. 2026-07-09
    pricedays on market $305,000 Active 76 DOM
13. 2026-07-07
    days on market $323,000 Active 74 DOM
14. 2026-07-06
    days on market $323,000 Active 73 DOM
15. 2026-07-06
    days on market $323,000 Active 72 DOM
16. 2026-07-05
    days on market $323,000 Active 71 DOM
17. 2026-07-03
    days on market $323,000 Active 70 DOM
18. 2026-07-03
    days on market $323,000 Active 69 DOM
19. 2026-07-01
    days on market $323,000 Active 68 DOM
20. 2026-06-30
    days on market $323,000 Active 67 DOM
21. 2026-06-29
    days on market $323,000 Active 66 DOM
22. 2026-06-28
    price $323,000 Active 65 DOM
23. 2026-06-28
    days on market $322,800 Active 65 DOM
24. 2026-06-27
    pricedays on market $322,800 Active 64 DOM
25. 2026-06-26
    days on market $321,700 Active 63 DOM
26. 2026-06-24
    pricedays on market $321,700 Active 61 DOM
27. 2026-06-18
    price $320,400 Active 55 DOM
28. 2026-06-18
    days on market $320,300 Active 55 DOM
29. 2026-06-18
    price $320,300 Active 54 DOM
30. 2026-06-17
    pricedays on market $320,200 Active 54 DOM
31. 2026-06-16
    days on market $320,100 Active 53 DOM
32. 2026-06-15
    days on market $320,100 Active 52 DOM
33. 2026-06-13
    pricedays on market $320,100 Active 50 DOM
34. 2026-06-09
    days on market $319,900 Active 46 DOM
35. 2026-06-08
    days on market $319,900 Active 45 DOM
36. 2026-06-07
    pricedays on market $319,900 Active 44 DOM
37. 2026-06-04
    pricedays on market $319,800 Active 41 DOM
38. 2026-06-03
    days on market $319,700 Active 40 DOM
39. 2026-06-02
    pricedays on market $319,700 Active 39 DOM
40. 2026-06-01
    days on market $321,250 Active 38 DOM
41. 2026-05-31
    days on market $321,250 Active 37 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,039
• − Mortgage interest: −$17,118
• − Property taxes: −$4,584
• − Insurance: −$1,528
• − Repairs & maintenance: −$2,563
• − Management: −$2,563
• − Depreciation: −$8,890
• Taxable loss: −$5,208
• Est. tax savings @ 24.0%: +$1,250
• After-tax cash flow: $1,217/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This well-maintained two-story home with a modern design and open floor plan is ready for immediate occupancy. It offers a good condition score and minimal maintenance required.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Resale Replace the front door — A new front door can improve the home's curb appeal and security ↑
• Rental Clean the gutters — Clean gutters can prevent water damage and improve the home's overall appearance ↑

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary San Antonio Elementary School D+ FL #1,055/2,144 Nat'l #12,398/41,679 Middle Pasco Middle School F FL #388/571 Nat'l #6,571/14,009 High Pasco High School F FL #296/667 Nat'l #8,112/17,239

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

B Composite livability gradescore 73/100

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

• County: Pasco County · 570,045 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: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Model/plan name: ColumbusInventory type: Spec
• Financial info: List price $324,200

Exterior

• Parking: 2 parking spaces (including 2-car garage)
• Home design: Single-family residence (Columbus plan)Active listing
• Exterior features: Living area approximately 1874Located at 11700 Noble Blossom Loop, Dade City, FL 33525

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec new construction (Columbus plan)