9838 Allendale St · Pasadena Hills, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 6/10 · Moderate
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 9/10 · Severe
- Hot days now (above 109°F)
- 7 days/yr
- Hot days in 30 yrs
- 26 days/yr
Wind risk 9/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 2 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the C- 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 +15.1/30.0
- ARV discount +15.0/15.0
- Schools +6.1/10.0
- DSCR +4.6/10.0
- 1% rule +4.2/10.0
- Condition / age +4.0/5.0
- Livability +3.2/5.0
- Rent growth +1.8/5.0
- Appreciation +0.0/10.0
$245,990
9838 Allendale St · Pasadena Hills, FL 33545
3 bd · 2.5 ba · 1,666 sqft · Townhouse
· 96 Days on market
Built 2026
1-car garage
$148/sqft
· 17% below area
Est $297k · 17% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Luxury is in the details of this charming two-story townhome. The first floor enjoys an airy design among the spacious living room, kitchen and dining room, opening to the covered patio for serene outdoor moments. Upstairs, an adaptable central loft leads to two secondary bedrooms and the tranquil owner's suite. The owner's suite is in a privately situated corner, showcasing a full-sized bathroom and large walk-in closet.
Key facts
- Central loft
- Covered patio
- Full sized bathroom
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.5-bath townhouse listed at $246k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $81 ($977/yr) — positive.
- The deal already cash-flows at list — no discount required.
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (8.3% below list).
- Recommended offer: $224k (9.0% below list) — sets the bar for market timing.
- Cap rate 6.7% vs local median 3.9% in Pasadena Hills — 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 63/100 on livability (#723 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living A-; Watch: amenities F, commute F, health & safety D-.
- 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: Watergrass Elementary School (math 50% / reading 62%, grade C+, #832 of 2,144 statewide, top 40%, 865 students, 41% FRL); Thomas E. Weightman Middle School (math 48% / reading 53%, grade C, #246 of 571 statewide, top 44%, 1,250 students, 40% FRL); Wesley Chapel High School (math 52% / reading 58%, grade C, #135 of 667 statewide, top 20%, 1,826 students, 40% FRL).
- Market conditions: Rents soft (-2.7%/yr); 832 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 78d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 96 days — a 9% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$223,850
(9.0% below list)
Questions for the listing agent
- It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
- 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.
- 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.
- 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
- 0.92% ✗
- Cap rate
- 6.69%
- Cash-on-cash
- 1.42%
- DSCR
- 1.06
- GRM
- 9.1
CMA / ARV
- ARV (median comp)
- $297,128
- List price
- $245,990
- Delta
- -17.21%
- 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 |
|---|---|---|---|---|---|---|---|
| 10398 Trumpet Honeysuckle Way | 0.92mi | 3/2.5 | 1,634 (-2%) | 1mo | $270,000 | $165 | 61 |
| 10198 Trumpet Honeysuckle Way | 0.82mi | 3/2.5 | 1,666 (0%) | 14mo | $260,000 | $156 | 53 |
| 10171 Trumpet Honeysuckle Way | 0.83mi | 3/2.5 | 1,634 (-2%) | 13mo | $245,900 | $150 | 51 |
| 10233 Trumpet Honeysuckle Way | 0.86mi | 3/2.5 | 1,634 (-2%) | 14mo | $236,850 | $145 | 50 |
| 10203 Trumpet Honeysuckle Way | 0.85mi | 3/2.5 | 1,634 (-2%) | 14mo | $242,900 | $149 | 50 |
| 32038 Pop Ash Pl | 1.01mi | 3/2.5 | 1,801 (+8%) | 2mo | $273,000 | $152 | 50 |
| 10207 Trumpet Honeysuckle Way | 0.85mi | 3/2.5 | 1,634 (-2%) | 14mo | $236,850 | $145 | 50 |
| 10221 Trumpet Honeysuckle Way | 0.85mi | 3/2.5 | 1,634 (-2%) | 14mo | $244,900 | $150 | 50 |
| 10186 Trumpet Honeysuckle Way | 0.81mi | 3/2.5 | 1,787 (+7%) | 13mo | $288,500 | $161 | 42 |
| 10193 Trumpet Honeysuckle Way | 0.84mi | 2/2.5 (-1) | 1,541 (-8%) | 14mo | $234,400 | $152 | 36 |
| 10211 Trumpet Honeysuckle Way | 0.85mi | 2/2.5 (-1) | 1,541 (-8%) | 14mo | $237,250 | $154 | 36 |
| 10237 Trumpet Honeysuckle Way | 0.86mi | 2/2.5 (-1) | 1,541 (-8%) | 14mo | $229,900 | $149 | 36 |
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 · 0.0% rent growth · sell at horizon
5-year hold
- IRR
- -17.5%
- Equity multiple
- 0.40×
- Total profit
- $-41,250
- Equity at exit
- $36,678
10-year hold
- IRR
- -16.5%
- Equity multiple
- 0.21×
- Total profit
- $-54,644
- Equity at exit
- $21,269
Cash invested: $68,877 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 47 active · 5 under contract
- Months of supply
- 282.0 mo (0%/mo absorbed)
- Median asking
- $275,900 ($166/sqft)
- Median days on market
- 45 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +7.7% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33545
- Home prices YoY
- -17.4%
- Rents YoY
- -2.7%
- Active inventory
- 832
- Price-to-rent
- 9.1×
Monthly cashflow live
↻
- Estimated rent
- $2,255 high interval (Pro) →
- Mortgage (P&I)
- −$1,290
- Tax est. 1.5%
- −$307 /mo · $3,690/yr
- Insurance
- −$102
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$474
- Net cashflow
- $81
Break-even live
Break-even rent
$2,152
Max offer price
$245,990
Occupancy floor
91%
Sensitivity live
| Price | -10% $251 | -5% $166 | +0% $81 | +5% $-4 | +10% $-89 |
|---|---|---|---|---|---|
| Rent | -10% $-97 | -5% $-8 | +0% $81 | +5% $170 | +10% $260 |
| Rate | -1.0pp $205 | -0.5pp $144 | base $81 | +0.5pp $18 | +1.0pp $-47 |
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
- $61,498
- Closing costs
- $7,380
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 9848 Allendale St Wesley Chapel, FL | 3.0 | 2.5 | 1666 | $2,145 | $1.29 | 10d | 1 | 0.04mi |
| 9851 Feaster Dr Wesley Chapel, FL | 3.0 | 2.5 | 1666 | $1,800 | $1.08 | 115d | 1 | 0.07mi |
| 9864 Allendale St Wesley Chapel South, FL | 3.0 | 2.5 | 1666 | $2,100 | $1.26 | 120d | 1 | 0.09mi |
| 9844 Allendale St Wesley Chapel South, FL | 3.0 | 2.5 | 1666 | $2,150 | $1.29 | 29d | 1 | 0.09mi |
| 32985 Twin Flowers Ave Wesley Chapel, FL | 4.0 | 2.0 | 1817 | $2,500 | $1.38 | 0d | 1 | 0.13mi |
| 9853 Branching Ship Trce Wesley Chapel, FL | 4.0 | 2.0 | 1817 | $2,650 | $1.46 | 108d | 1 | 0.48mi |
| 10019 Curley Rd San Antonio, FL | 3.0 | 2.0 | 1304 | $1,900 | $1.46 | 64d | 1 | 0.48mi |
| 32433 Windmill Frg Wesley Chapel, FL | 3.0 | 2.0 | 1448 | $2,095 | $1.45 | 10d | 1 | 0.49mi |
| 9493 Rally Spring Loop Wesley Chapel, FL | 4.0 | 3.0 | 2207 | $2,500 | $1.13 | 117d | 1 | 0.58mi |
| 9610 Rally Spring Loop Wesley Chapel, FL | 3.0 | 2.0 | 2020 | $2,750 | $1.36 | 100d | 1 | 0.64mi |
| 10110 Honey Hammock Way San Antonio, FL | 2.0 | 2.5 | 1513 | $1,995 | $1.32 | 120d | 1 | 0.81mi |
| 10114 Honey Hammock Way San Antonio, FL | 3.0 | 2.5 | 1634 | $1,895 | $1.16 | 116d | 1 | 0.81mi |
| 10171 Trumpet Honeysuckle Way San Antonio, FL | 3.0 | 2.5 | 1634 | $1,900 | $1.16 | 120d | 1 | 0.81mi |
| 10199 Trumpet Honeysuckle Way San Antonio, FL | 3.0 | 2.5 | 1634 | $1,925 | $1.18 | 10d | 1 | 0.83mi |
| 10203 Trumpet Honeysuckle Way San Antonio, FL | 3.0 | 2.5 | 1634 | $1,900 | $1.16 | 60d | 1 | 0.83mi |
| 10121 Honey Hammock Way San Antonio, FL | 3.0 | 2.5 | 1666 | $2,100 | $1.26 | 120d | 1 | 0.84mi |
| 10268 Trumpet Honeysuckle Way San Antonio, FL | 3.0 | 2.5 | 1787 | $1,950 | $1.09 | 32d | 1 | 0.84mi |
| 10268 Trumpet Honeysuckle Way San Antonio, FL | 3.0 | 3.0 | 1787 | $1,950 | $1.09 | 6d | 1 | 0.84mi |
| 10250 Honey Hammock Way San Antonio, FL | 3.0 | 2.5 | 1676 | $1,979 | $1.18 | 120d | 1 | 0.87mi |
| 10334 Trumpet Honeysuckle Way San Antonio, FL | 3.0 | 3.0 | 1634 | $2,000 | $1.22 | 120d | 1 | 0.87mi |
| 10268 Honey Hammock Way San Antonio, FL | 2.0 | 2.5 | 1541 | $1,895 | $1.23 | 10d | 1 | 0.88mi |
| 10268 Honey Hammock Way Unit 10268 San Antonio, FL | 2.0 | 2.5 | 1541 | $1,975 | $1.28 | 43d | 1 | 0.88mi |
| 10288 Honey Hammock Way San Antonio, FL | 3.0 | 2.5 | 1787 | $2,099 | $1.17 | 78d | 1 | 0.89mi |
| 10321 Trumpet Honeysuckle Way San Antonio, FL | 3.0 | 2.5 | 1666 | $2,000 | $1.20 | 117d | 1 | 0.89mi |
| 10300 Honey Hammock Way San Antonio, FL | 3.0 | 2.5 | 1666 | $1,899 | $1.14 | 40d | 1 | 0.89mi |
| 32034 Sapna Chime Dr Wesley Chapel, FL | 4.0 | 3.0 | 2214 | $3,000 | $1.36 | 10d | 1 | 0.90mi |
| 32067 Spiceberry St San Antonio, FL | 3.0 | 2.5 | 1634 | $1,900 | $1.16 | 95d | 1 | 0.91mi |
| 10375 Trumpet Honeysuckle Way San Antonio, FL | 3.0 | 2.5 | 1666 | $1,900 | $1.14 | 64d | 1 | 0.92mi |
| 10356 Honey Hammock Way San Antonio, FL | 3.0 | 2.5 | 1666 | $1,890 | $1.13 | 94d | 1 | 0.92mi |
| 32235 Powderpuff Mimosa Dr San Antonio, FL | 3.0 | 2.5 | 1634 | $2,050 | $1.25 | 27d | 1 | 0.95mi |
| 32003 Conchshell Sail St Wesley Chapel, FL | 4.0 | 2.5 | 2037 | $2,500 | $1.23 | 10d | 1 | 0.95mi |
| 32201 Powderpuff Mimosa Dr San Antonio, FL | 3.0 | 3.0 | 1634 | $2,000 | $1.22 | 64d | 1 | 0.96mi |
| 32010 Spiceberry St San Antonio, FL | 3.0 | 2.5 | 1634 | $1,900 | $1.16 | 64d | 1 | 0.96mi |
| 32009 Spiceberry St San Antonio, FL | 2.0 | 2.5 | 1513 | $1,900 | $1.26 | 113d | 1 | 0.97mi |
| 32146 Powderpuff Mimosa Dr San Antonio, FL | 3.0 | 2.5 | 1801 | $2,050 | $1.14 | 115d | 1 | 0.99mi |
| 32127 Powderpuff Mimosa Dr San Antonio, FL | 3.0 | 2.5 | 1634 | $2,100 | $1.29 | 120d | 1 | 1.00mi |
| 31921 Conchshell Sail St Wesley Chapel, FL | 3.0–4.0 | 2.5 | 1848 | $2,642 | $1.43 | 0d | 13 | 1.04mi |
| 32040 Griffin Sands Ln San Antonio, FL | 2.0 | 2.0 | 1616 | $2,350 | $1.45 | 10d | 1 | 1.04mi |
| 32077 Powderpuff Mimosa Dr San Antonio, FL | 2.0 | 2.5 | 1541 | $2,100 | $1.36 | 120d | 1 | 1.06mi |
| 10888 Quail Grove Way San Antonio, FL | 3.0 | 2.0 | 1690 | $2,400 | $1.42 | 120d | 1 | 1.11mi |
Property features AI
Finance
- Other
- Address: 9838 Allendale St, Wesley Chapel, FL 33545Listing last modified May 21, 2026
- Financial info
- List price $275,490
Exterior
- Parking
- 1-car garage (1 total parking space)
- Home design
- Single-family residenceActive listing
- Exterior features
- Living area of 1666
Interior
- Bedrooms
- 3 bedrooms
- Bathrooms
- 2 full bathrooms and 1 half bathroom
- Interior features
- Spec home — St. Thomas II plan
Listing history 46 events
-
2026-07-31pricedays on market $245,990 Active 96 DOM
-
2026-07-30pricedays on market $245,890 Active 94 DOM
-
2026-07-28days on market $250,890 Active 93 DOM
-
2026-07-26pricedays on market $250,890 Active 91 DOM
-
2026-07-24days on market $255,890 Active 89 DOM
-
2026-07-23days on market $255,890 Active 88 DOM
-
2026-07-23price $255,890 Active 87 DOM
-
2026-07-22days on market $258,890 Active 87 DOM
-
2026-07-21days on market $258,890 Active 86 DOM
-
2026-07-20days on market $258,890 Active 85 DOM
-
2026-07-18days on market $258,890 Active 82 DOM
-
2026-07-16days on market $258,890 Active 81 DOM
-
2026-07-15days on market $258,890 Active 80 DOM
-
2026-07-14price $258,890 Active 78 DOM
-
2026-07-13days on market $258,790 Active 78 DOM
-
2026-07-13days on market $258,790 Active 77 DOM
-
2026-07-11days on market $258,790 Active 76 DOM
-
2026-07-10days on market $258,790 Active 75 DOM
-
2026-07-10price $258,790 Active 74 DOM
-
2026-07-09pricedays on market $288,790 Active 74 DOM
-
2026-07-07days on market $275,790 Active 72 DOM
-
2026-07-06days on market $275,790 Active 71 DOM
-
2026-07-06days on market $275,790 Active 70 DOM
-
2026-07-05days on market $275,790 Active 69 DOM
-
2026-07-03days on market $275,790 Active 68 DOM
-
2026-07-03days on market $275,790 Active 67 DOM
-
2026-07-01days on market $275,790 Active 66 DOM
-
2026-06-30days on market $275,790 Active 65 DOM
-
2026-06-29days on market $275,790 Active 64 DOM
-
2026-06-28days on market $275,790 Active 63 DOM
-
2026-06-27days on market $275,790 Active 62 DOM
-
2026-06-26days on market $275,790 Active 61 DOM
-
2026-06-24days on market $275,790 Active 59 DOM
-
2026-06-18days on market $275,790 Active 53 DOM
-
2026-06-17days on market $275,790 Active 52 DOM
-
2026-06-16days on market $275,790 Active 51 DOM
-
2026-06-15days on market $275,790 Active 50 DOM
-
2026-06-13days on market $275,790 Active 48 DOM
-
2026-06-09days on market $275,790 Active 44 DOM
-
2026-06-08pricedays on market $275,790 Active 43 DOM
-
2026-06-07days on market $275,590 Active 42 DOM
-
2026-06-04days on market $275,590 Active 39 DOM
-
2026-06-03days on market $275,590 Active 38 DOM
-
2026-06-02days on market $275,590 Active 37 DOM
-
2026-06-01days on market $275,590 Active 36 DOM
-
2026-05-31days on market $275,590 Active 35 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
- Wildfire 6/10 Major
- Heat 9/10 Extreme 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
- Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
- Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $27,059
- − Mortgage interest
- −$13,779
- − Property taxes
- −$3,690
- − Insurance
- −$1,230
- − Repairs & maintenance
- −$2,165
- − Management
- −$2,165
- − Depreciation
- −$7,156
- Taxable loss
- −$3,126
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$750
- After-tax cash flow
- $1,727/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
80/100
Cosmetic rehab
Est. rehab $8,330–$24,990 screening
This charming two-story townhome is in good condition with minimal repairs needed. It offers a modern and well-maintained interior with a good curb appeal.
Value-add opportunities
- Resale Paint exterior trim — Enhances curb appeal ↑
- Rental Clean gutters — Keeps property in good condition ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
C
Composite school gradezoned avg 61/100
Zoned Schools
Elementary
Woodlands Elementary School
A
FL #141/2,144
Nat'l #1,513/41,679
Middle
Thomas E. Weightman Middle School
C
FL #246/571
Nat'l #3,367/14,009
High
Wesley Chapel High School
C
FL #135/667
Nat'l #4,413/17,239
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
C
Composite livability gradescore 63/100
Livability — Pasadena Hills
- Score
- 63/100
- State rank
- #723
- US rank
- #15499
Category grades
Amenities F
Commute F
Cost of living A-
Crime A-
Employment B+
Housing A+
Health & safety D-
User ratings A
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Pasadena Hills, FL
- County
- Pasco County · 570,045 people
- Metro
- Tampa-St. Petersburg-Clearwater, FL
- Population (ZIP)
- 30,222
- Household income
- $118,889
- Rent vs Own
- Severe rent burden
- 18% of renters
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%
Race, ethnicity, and origin ACS 2023
- Neighborhood character
- Diverse neighborhood (Simpson 0.68)
- Race & ethnicity
- White 45% Hispanic / Latino 30% Two or more races 20% Black 14% Asian 4%
- Hispanic origin (detail)
- Mexican 2% Puerto Rican 10% Cuban 2% Dominican 3%
- Common ancestry
- Hispanic 2% Romanian 2% Lithuanian 1%
- Foreign-born
- 16% · Canada, Vietnam, Jamaica
- Languages at home
- 74% English-only · Spanish 17% Other Indo-European 3% French/Haitian/Cajun 2%
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
- ▼ -57.59%
- Current HPI
- 273.0769
- Rent YoY
- ▼ -2.68%
- 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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…