2113 Fluorshire Dr · Brandon, FL 33511

$199,900

2 bd · 3.0 ba · 1,595 sqft · Townhouse public records · 87 Days on market

Built 2001 1,399 sqft lot $279/mo HOA · 13% 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 +11.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED TO SELL! Located in the heart of Brandon in the gated community of Providence Townhomes, this spacious 2-bedroom, 2.5-bath townhome offers comfort, flexibility, and privacy. The entire home has fresh paint. In addition to the two bedrooms, the home features a versatile office with elegant glass French doors—perfect for working from home or creating a quiet retreat. The first floor boasts an open and inviting layout with a generous living room and a kitchen that overlooks the dining area, creating an ideal space for everyday living and entertaining. A convenient half bath, ample under-stair storage, and sliding glass doors leading to a covered, screened-in lanai add both functionality and charm. The lanai provides the perfect spot to relax or host guests while enjoying the added privacy of having no rear neighbors. Upstairs, you’ll find two well-appointed bedrooms, each with access to a full bathroom, including a private primary suite. A fully enclosed loft area adds even more flexibility, making it ideal as a home office, playroom, media space, or cozy lounge. The HOA offers exceptional value, covering water, sewer, trash, cable, exterior maintenance, landscaping, community pool access, and the security of a gated entrance. Move-in ready, this home is perfect for a primary residence or an excellent investment opportunity. Conveniently located near a wide variety of shopping and dining options, including Brandon Mall, with easy access to I-75, I-4, and the Crosstown Expressway, this property truly puts everything within easy reach. Schedule your private showing today!

Key facts

• Gated community
• No rear neighbors
• Versatile office

Tags

• GATED COMMUNITY
• VERSATILE OFFICE
• OPEN LAYOUT
• COVERED SCREENED-IN LANAI
• NO REAR NEIGHBORS
• FULLY ENCLOSED LOFT AREA

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $-67 ($-809/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (6.0% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% 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: Mintz Elementary School (math 43% / reading 45%, grade F, #1,330 of 2,144 statewide, top 63%, 786 students, 65% 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).
• Zoned-school proficiency averages 33% at this address vs 48% district-wide (-16 pts) — the specific schools serving this property underperform the Hillsborough average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.2%/yr); 316 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 31% of the median local income ($81k/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 $1k of loan paydown is wiped out by about $6k 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 87 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; list at $200k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,906 (6.0% 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 87 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.05% ✓
• Cap rate: 5.89%
• Cash-on-cash: -1.45%
• DSCR: 0.94
• GRM: 8.0

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: -22.9%
• Equity multiple: 0.24×
• Total profit: $-42,577
• Equity at exit: $29,806

10-year hold

• IRR: -31.9%
• Equity multiple: -0.17×
• Total profit: $-65,318
• Equity at exit: $17,284

Cash invested: $55,972 (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 33511

• Rents YoY: -1.2%
• Active inventory: 316
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,091 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$309 /mo · $3,707/yr
• Insurance: −$83
• HOA: −$279
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-67

Break-even live

Break-even rent $2,177

Max offer price $187,986

Occupancy floor 98%

Sensitivity live

Price	-10% $46	-5% $-11	+0% $-67	+5% $-124	+10% $-181
Rent	-10% $-233	-5% $-150	+0% $-67	+5% $15	+10% $98
Rate	-1.0pp $33	-0.5pp $-17	base $-67	+0.5pp $-119	+1.0pp $-172

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1440 Tiverton Dr Brandon, FL	3.0	2.0	1246	$1,995	$1.60	22d	1	0.10mi
1661 Fluorshire Dr Brandon, FL	3.0	2.5	1364	$2,150	$1.58	26d	1	0.12mi
1413 Tiverton Dr Brandon, FL	3.0	2.0	1303	$2,200	$1.69	19d	1	0.19mi
1505 Scotch Pine Dr Brandon, FL	3.0	2.0	1660	$2,295	$1.38	18d	1	0.25mi
1540 Chepacket St Brandon, FL	3.0	2.0	1417	$2,220	$1.57	26d	1	0.25mi
1324 Franford Dr Brandon, FL	3.0	2.5	2054	$3,000	$1.46	26d	1	0.29mi
1443 Scotch Pine Dr Brandon, FL	3.0	2.5	1811	$2,545	$1.41	1d	1	0.30mi
1523 Birchstone Ave Brandon, FL	3.0	2.0	1453	$2,271	$1.56	7d	1	0.30mi
1220 Barmere Ln Brandon, FL	3.0	2.5	2036	$1,400	$0.69	7d	1	0.31mi
1212 Alpine Lake Dr Brandon, FL	3.0	2.0	1168	$2,199	$1.88	18d	1	0.32mi
1604 Sanderling Ct Brandon, FL	3.0	2.0	1482	$2,225	$1.50	1d	1	0.40mi
914 Axlewood Cir Brandon, FL	3.0	2.0	1452	$2,275	$1.57	1d	1	0.42mi
1850 Providence Lakes Blvd Brandon, FL	1.0–3.0	1.0–2.0	820	$1,706	$2.08	0d	14	0.43mi
1403 Scotch Pine Dr Brandon, FL	3.0	2.0	1825	$2,726	$1.49	16d	1	0.44mi
905 Old Field Dr Brandon, FL	3.0	2.0	1203	$1,849	$1.54	7d	1	0.45mi
1012 Old Field Dr Brandon, FL	3.0	2.0	1174	$2,259	$1.92	18d	1	0.55mi
1904 Firethorn Ct Brandon, FL	3.0	2.0	1773	$2,095	$1.18	23d	1	0.59mi
1904 Firethorn Ct Brandon, FL	3.0	2.0	1773	$2,095	$1.18	18d	1	0.59mi
1419 Lake Lucerne Way Brandon, FL	1.0–3.0	1.0–2.0	1094	$1,834	$1.68	0d	21	0.61mi
2211 Grand Isle Dr Brandon, FL	1.0–3.0	1.0–2.0	952	$1,656	$1.74	0d	35	0.62mi
1210 Westbury Pointe Dr Brandon, FL	1.0–3.0	1.0–2.0	1011	$1,708	$1.69	1d	50	0.67mi
1801 Princeton Lakes Dr Brandon, FL	1.0–3.0	1.0–2.0	895	$1,594	$1.78	1d	20	0.68mi
817 Frankford Dr Brandon, FL	3.0	2.0	1862	$2,200	$1.18	19d	1	0.71mi
632 Kensington Lake Cir Unit 632 Brandon, FL	2.0	2.5	1396	$1,950	$1.40	26d	1	0.74mi
1919 Sterling Palms Ct Brandon, FL	1.0–3.0	1.0–2.0	912	$1,840	$2.02	1d	11	0.76mi
727 Kensington Lake Cir Brandon, FL	2.0	2.5	1496	$2,000	$1.34	26d	1	0.78mi
1407 Wakefield Dr Brandon, FL	3.0	2.0	1728	$2,200	$1.27	23d	1	0.81mi
1508 Ladora Dr Brandon, FL	1.0–3.0	1.0–2.0	1162	$1,972	$1.70	0d	27	0.82mi
523 Kensington Lake Cir Brandon, FL	2.0	1.5	1159	$1,800	$1.55	26d	1	0.83mi
921 Paddock Club Dr Brandon, FL	1.0–3.0	1.0–2.0	1131	$1,782	$1.58	0d	38	0.85mi
1010 Summer Breeze Dr Brandon, FL	3.0	2.0	1545	$2,250	$1.46	1d	1	0.85mi
337 Kensington Lake Cir Brandon, FL	2.0	3.0	1159	$1,795	$1.55	7d	1	0.86mi
741 Burlwood St Brandon, FL	3.0	2.5	1769	$2,320	$1.31	26d	1	0.87mi
413 Kensington Lake Cir Brandon, FL	2.0	2.5	1311	$1,900	$1.45	7d	1	0.88mi
2023 Green Juniper Ln Brandon, FL	3.0	2.0	1306	$2,050	$1.57	0d	1	0.89mi
728 Burlwood St Brandon, FL	3.0	2.5	1610	$2,400	$1.49	26d	1	0.90mi
1911 Brandon Crossing Cir Brandon, FL	2.0–3.0	2.0	1073	$1,340	$1.25	1d	15	1.08mi
1307 Salem Orchard Ln Brandon, FL	3.0	3.5	1995	$2,500	$1.25	26d	1	1.10mi
2418 Middleton Grove Dr Brandon, FL	3.0	3.5	1995	$2,175	$1.09	26d	1	1.11mi
826 Milano Cir Brandon, FL	1.0–3.0	1.0–2.0	1048	$1,729	$1.65	1d	16	1.12mi

HOA detail

• Monthly dues: $279 · $3,348/yr
• Likely covers: watersewertrashcablelandscapingexterior maint.poolsecurity

Listing history 32 events

1. 2026-06-17
   status $199,900 Pending 87 DOM
2. 2026-06-17
   days on market $199,900 Active 87 DOM
3. 2026-06-16
   days on market $199,900 Active 86 DOM
4. 2026-06-15
   days on market $199,900 Active 85 DOM
5. 2026-06-13
   days on market $199,900 Active 83 DOM
6. 2026-06-13
   days on market $199,900 Active 82 DOM
7. 2026-06-09
   days on market $199,900 Active 79 DOM
8. 2026-06-08
   days on market $199,900 Active 78 DOM
9. 2026-06-07
   days on market $199,900 Active 77 DOM
10. 2026-06-04
    days on market $199,900 Active 74 DOM
11. 2026-06-03
    days on market $199,900 Active 73 DOM
12. 2026-06-02
    pricedays on market $199,900 Active 72 DOM
13. 2026-06-01
    days on market $212,000 Active 71 DOM
14. 2026-05-31
    days on market $212,000 Active 70 DOM
15. 2026-04-01
    status Active 1612-char remark

    Show marketing remark (1612 chars)

    PRICED TO SELL! Located in the heart of Brandon in the gated community of Providence Townhomes, this spacious 2-bedroom, 2.5-bath townhome offers comfort, flexibility, and privacy. The entire home has fresh paint. In addition to the two bedrooms, the home features a versatile office with elegant glass French doors—perfect for working from home or creating a quiet retreat. The first floor boasts an open and inviting layout with a generous living room and a kitchen that overlooks the dining area, creating an ideal space for everyday living and entertaining. A convenient half bath, ample under-stair storage, and sliding glass doors leading to a covered, screened-in lanai add both functionality and charm. The lanai provides the perfect spot to relax or host guests while enjoying the added privacy of having no rear neighbors. Upstairs, you’ll find two well-appointed bedrooms, each with access to a full bathroom, including a private primary suite. A fully enclosed loft area adds even more flexibility, making it ideal as a home office, playroom, media space, or cozy lounge. The HOA offers exceptional value, covering water, sewer, trash, cable, exterior maintenance, landscaping, community pool access, and the security of a gated entrance. Move-in ready, this home is perfect for a primary residence or an excellent investment opportunity. Conveniently located near a wide variety of shopping and dining options, including Brandon Mall, with easy access to I-75, I-4, and the Crosstown Expressway, this property truly puts everything within easy reach. Schedule your private showing today!

16. 2026-03-02
    listed $212,000 Active 1612-char remark

    Show marketing remark (1612 chars)

    PRICED TO SELL! Located in the heart of Brandon in the gated community of Providence Townhomes, this spacious 2-bedroom, 2.5-bath townhome offers comfort, flexibility, and privacy. The entire home has fresh paint. In addition to the two bedrooms, the home features a versatile office with elegant glass French doors—perfect for working from home or creating a quiet retreat. The first floor boasts an open and inviting layout with a generous living room and a kitchen that overlooks the dining area, creating an ideal space for everyday living and entertaining. A convenient half bath, ample under-stair storage, and sliding glass doors leading to a covered, screened-in lanai add both functionality and charm. The lanai provides the perfect spot to relax or host guests while enjoying the added privacy of having no rear neighbors. Upstairs, you’ll find two well-appointed bedrooms, each with access to a full bathroom, including a private primary suite. A fully enclosed loft area adds even more flexibility, making it ideal as a home office, playroom, media space, or cozy lounge. The HOA offers exceptional value, covering water, sewer, trash, cable, exterior maintenance, landscaping, community pool access, and the security of a gated entrance. Move-in ready, this home is perfect for a primary residence or an excellent investment opportunity. Conveniently located near a wide variety of shopping and dining options, including Brandon Mall, with easy access to I-75, I-4, and the Crosstown Expressway, this property truly puts everything within easy reach. Schedule your private showing today!

17. 2026-01-19
    historical
18. 2026-01-03
    price $212,000
19. 2026-01-01
    historical $1,850
20. 2025-12-15
    price $220,000
21. 2025-12-06
    listed $224,900 Active
22. 2025-09-26
    price $1,850
23. 2025-09-05
    listed $1,950
24. 2020-02-21
    soldstatus $130,000 Sold
25. 2020-01-20
    status Pending
26. 2020-01-11
    price $134,900
27. 2019-12-13
    price $140,000
28. 2019-11-06
    price $144,000
29. 2019-11-06
    status Active
30. 2019-08-06
    historical
31. 2019-08-02
    listed $148,000 Active
32. 2003-08-27
    soldstatus $104,500

ⓘ 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: $3,707 · $309/mo
• Projected year-2 tax: $3,707 · $309/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 ≥109°F today · 29 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: $25,095
• − Mortgage interest: −$11,198
• − Property taxes: −$3,707
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − HOA: −$3,348
• − Depreciation: −$5,815
• Taxable loss: −$3,988
• Est. tax savings @ 24.0%: +$957
• 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): 62,138
• Household income: $81,301
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 3073.0

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 0.68)
• Race & ethnicity: White 45% Hispanic / Latino 30% Two or more races 18% Black 15% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10% Cuban 6% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 72% English-only · Spanish 22% Other Indo-European 2% Other Asian/Pacific 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: ▼ -279.49%
• Current HPI: 333.4744
• Rent YoY: ▼ -1.17%
• 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

+102.9% since first listed

18 events — show timeline

• 2026-04-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Listed $212,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-03 Price Changed $212,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-01 Rental Removed $1,850 STELLARMLS
• 2025-12-15 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-06 Listed $224,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-26 Price Changed $1,850 STELLARMLS
• 2025-09-05 Listed for Rent $1,950 STELLARMLS
• 2020-02-21 Sold (MLS) $130,000 Stellar MLS as Distributed by MLS Grid
• 2020-01-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-01-11 Price Changed $134,900 Stellar MLS as Distributed by MLS Grid
• 2019-12-13 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-06 Price Changed $144,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-08-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-08-02 Listed $148,000 Stellar MLS as Distributed by MLS Grid
• 2003-08-27 Sold (Public Records) $104,500 Public Records

Property tax history

+13.0%/yr

Latest (2025): $3,707 · +6.0% YoY. Source: county tax records.