10114 E Columbus Dr · Brandon, FL 33619

$105,000

2 bd · 1.0 ba · 704 sqft · SingleFamily public records · 34 Days on market

Built 1958 3,840 sqft lot ↓ 5% since listing

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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
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Fixer with plenty of potential! This 2-bedroom, 1-bath home offers 704 square feet of opportunity on a 0.09-acre lot. Built in 1958, the home features a spacious living room, two well-proportioned bedrooms, a centrally located bathroom, and a functional kitchen layout with separate access to the primary bedroom. This property will require some updating and renovations. The efficient layout maximizes the square footage and offers strong potential as a rental property or value-add investment. Conveniently located near Hillsborough Community College, Brandon Exchange, Falkenburg Road Jail, major roadways, shopping, dining, and commuter routes, this is a fantastic opportunity for buyers looking

Key facts

• 3,840 sq ft lot
• Built 1958
• Listed 34 days

Property features AI

Finance

• Other: Residential zoning RSC-6; Living area listed as 704 (public records)
• Financial info: No lease restrictions indicated; Unfurnished

Exterior

• Parking: Off-street parking
• Utilities: Well water (see remarks); Septic tank; Broadband/high-speed internet available; Cable available
• Home design: Single-family residence; One level; Faces east
• Construction: Metal roof; Other construction materials; Crawlspace foundation; Built on a 0.09-acre lot
• Exterior features: Exterior lighting; Dirt road access

Interior

• Kitchen: Range
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: No laundry hookups on file

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (3.0% 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 (-1.1%/yr); 242 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 31% of the median local income ($66k/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 $726 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 $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.64% ✓
• Cap rate: 13.61%
• Cash-on-cash: 26.14%
• DSCR: 2.16
• GRM: 5.1

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: 16.4%
• Equity multiple: 1.64×
• Total profit: $18,733
• Equity at exit: $15,656

10-year hold

• IRR: 22.7%
• Equity multiple: 2.68×
• Total profit: $49,370
• Equity at exit: $9,078

Cash invested: $29,400 (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 33619

• Home prices YoY: -30.2%
• Rents YoY: -1.1%
• Active inventory: 242
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,727 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$130 /mo · $1,556/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $640

Break-even live

Break-even rent $917

Max offer price $105,000

Occupancy floor 58%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4006 Sabal Park Dr Tampa, FL	1.0–2.0	1.0–2.0	852	$1,620	$1.90	1d	25	1.36mi

Listing history 15 events

1. 2026-06-18
   days on market $105,000 Active 34 DOM
2. 2026-06-17
   days on market $105,000 Active 33 DOM
3. 2026-06-16
   days on market $105,000 Active 32 DOM
4. 2026-06-15
   days on market $105,000 Active 31 DOM
5. 2026-06-13
   days on market $105,000 Active 29 DOM
6. 2026-06-13
   days on market $105,000 Active 28 DOM
7. 2026-06-09
   days on market $105,000 Active 25 DOM
8. 2026-06-08
   days on market $105,000 Active 24 DOM
9. 2026-06-07
   pricedays on market $105,000 Active 23 DOM
10. 2026-06-04
    days on market $110,000 Active 20 DOM
11. 2026-06-03
    days on market $110,000 Active 19 DOM
12. 2026-06-02
    days on market $110,000 Active 18 DOM
13. 2026-06-01
    days on market $110,000 Active 17 DOM
14. 2026-05-31
    days on market $110,000 Active 16 DOM
15. 2026-05-15
    listed $110,000 Active 831-char remark

ⓘ 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: $1,556 · $130/mo
• Projected year-2 tax: $1,556 · $130/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 · 22 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,725
• − Mortgage interest: −$5,882
• − Property taxes: −$1,556
• − Insurance: −$525
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$3,055
• Taxable income: $6,392
• Est. tax owed @ 24.0%: −$1,534
• After-tax cash flow: $6,150/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): 41,396
• Household income: $66,134
• Rent vs Own: 49.2% rent · 50.8% own
• Severe rent burden: 2006.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 36% Black 28% White 27% Two or more races 21% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 13% Cuban 11% Dominican 1%
• Common ancestry: Hispanic 2% Iranian 1% Italian 1%
• Foreign-born: 22% · Canada, Jamaica, Vietnam
• Languages at home: 64% English-only · Spanish 28% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -162.52%
• Current HPI: 375.4923
• Rent YoY: ▼ -1.14%
• 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

-4.5% since first listed

2 events — show timeline

• 2026-06-05 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-15 Listed $110,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2025): $1,556 · +12.5% YoY. Source: county tax records.