30501 Clearview Dr · Wesley Chapel, FL 33545

$300,000

2 bd · 2.0 ba · 1,215 sqft · Other public records · 7 Days on market

Built 2000 1.01 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Rent growth +1.8/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Escape the HOA’s and CDD’s! Nestled on over an acre in a peaceful Wesley Chapel neighborhood, this unique property offers endless potential for multigenerational living, rental income, or a private homestead retreat. the property features 2,835 square feet of living space with two homes one built in 1995 1,620 sq feet and one built in 2000 with 1215 sq feet. The most expensive repairs have been made. Both homes got new roofs in 2021, New A/C units on both homes in 2019, the front home has newer windows 2021 & large door replaced. The land has flexible-use opportunities. Zoned Agricultural, Homes are located in Flood Zone X other zones are front and back of property. Surro

Key facts

• New roofs
• Flood zone x
• New a/c units

Tags

• OVER AN ACRE
• NEW ROOFS
• NEW A/C UNITS
• NEWER WINDOWS
• ZONED AGRICULTURAL
• FLOOD ZONE X

Property features AI

Finance

• Other: Property zoned AR/SF/RES; Property on approximately 1.01 acres (oversized, cleared, paved access); Chain link and wood fencing; Two septic systems; Homestead exempt; Additional structures on lot include gazebo and storage; Located on an asphalt/paved road; No lease restrictions
• HOA & community: No association or HOA fees; Pets allowed (cats and dogs)

Exterior

• Parking: Driveway; Parking pad
• Utilities: Public water; Septic tank; Electricity connected; Cable available; High-speed internet available; Fire hydrant nearby; Water connected
• Home design: Residential modular home (double wide); Fixer condition; One story; South-facing
• Construction: Vinyl siding with frame construction; Shingle roof; Crawlspace foundation; Built as a double wide
• Exterior features: Private mailbox; Gazebo; Shed(s) and additional storage; Mature landscaping and trees

Interior

• Kitchen: Range; Range hood; Refrigerator
• Bedrooms: 7 bedrooms
• Flooring: Laminate
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Split bedroom layout; Walk-in closets; Living room wood-burning fireplace
• Laundry & utility: Inside laundry room; Laundry closet; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $300k.

Deal economics

• At list price, monthly cash flow is $-404 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (27.9% below list).
• Recommended offer: $216k (27.9% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.7% in Wesley Chapel — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 79/100 on livability (#143 in FL, #2,137 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: 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: Wesley Chapel Elementary School (math 67% / reading 68%, grade B+, #435 of 2,144 statewide, top 21%, 828 students, 37% 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); 585 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $300k implies a 1400% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,242 (27.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.72% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.77%
• DSCR: 0.74
• GRM: 11.6

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: -29.6%
• Equity multiple: 0.04×
• Total profit: $-80,611
• Equity at exit: $44,731

10-year hold

• IRR: -49.7%
• Equity multiple: -0.52×
• Total profit: $-127,571
• Equity at exit: $25,939

Cash invested: $84,000 (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 33545

• Home prices YoY: -17.4%
• Rents YoY: -2.7%
• Active inventory: 585
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,162 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$414 /mo · $4,966/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-404

Break-even live

Break-even rent $2,674

Max offer price $228,670

Occupancy floor —

Sensitivity live

Price	-10% $-234	-5% $-319	+0% $-404	+5% $-489	+10% $-574
Rent	-10% $-575	-5% $-489	+0% $-404	+5% $-318	+10% $-233
Rate	-1.0pp $-253	-0.5pp $-327	base $-404	+0.5pp $-482	+1.0pp $-561

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6535 Tabogi Trl Wesley Chapel, FL	3.0	2.0	1158	$1,995	$1.72	25d	1	0.84mi
6332 Open Pasture Ct Wesley Chapel, FL	3.0	2.0	1445	$2,165	$1.50	21d	1	0.85mi
30626 Birdhouse Dr Wesley Chapel, FL	3.0	2.0	1158	$2,200	$1.90	13d	1	0.90mi
30319 Birdhouse Dr Wesley Chapel, FL	3.0	2.0	1158	$2,115	$1.83	21d	1	0.95mi
6274 Caroline Dr Wesley Chapel, FL	2.0–3.0	2.0	1497	$2,380	$1.59	0d	6	1.38mi

Listing history 6 events

1. 2026-06-18
   days on market $300,000 Active 7 DOM
2. 2026-06-17
   days on market $300,000 Active 6 DOM
3. 2026-06-16
   days on market $300,000 Active 5 DOM
4. 2026-06-15
   days on market $300,000 Active 4 DOM
5. 2026-06-13
   remarks 683-char remark
6. 2026-06-13
   listed $300,000 Active 2 DOM

ⓘ 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: $4,966 · $414/mo
• Projected year-2 tax: $4,966 · $414/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 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

Taxation est. · year 1

• Rental income: $25,949
• − Mortgage interest: −$16,805
• − Property taxes: −$4,966
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − Depreciation: −$8,727
• Taxable loss: −$10,201
• Est. tax savings @ 24.0%: +$2,448
• After-tax cash flow: $-2,397/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: 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

Livability — Wesley Chapel

• Score: 79/100
• State rank: #143
• US rank: #2137

Category grades

Amenities C Commute F Cost of living B- Crime A- Employment A+ Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wesley Chapel, FL
• County: Pasco County · 524,098 people
• City population: 100,771
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 30,222
• Household income: $118,889
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 287.0

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
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+1400.0% since first listed

2 events — show timeline

• 2026-06-11 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 1994-03-29 Sold (Public Records) $20,000 Public Records

Property tax history

+13.8%/yr

Latest (2025): $4,966 · +3.6% YoY. Source: county tax records.