1507 Meadowridge Dr · Brandon, FL 33596

$291,900

2 bd · 2.0 ba · 1,596 sqft · SingleFamily public records · 13 Days on market

Built 1965 0.51 ac lot

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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 +7.5/15.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• DSCR +4.0/10.0
• Rent growth +3.5/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Nestled on a generous . 49-acre lot, this inviting 2-bedroom, 2-bath home offers the perfect blend of space, privacy, and potential. Inside, you'll find a comfortable layout with bright living areas and abundant natural light. Step outside to enjoy the expansive yard—ideal for entertaining, outdoor activities, or future additions. With a garage, established surroundings, and no HOA restrictions, this property delivers flexibility and value in a desirable Valrico location close to everything you need.

Key facts

• Generous lot
• Expansive yard
• Desirable location

Tags

• GENEROUS LOT
• EXPANSIVE YARD
• NO HOA RESTRICTIONS
• DESIRABLE LOCATION

Property features AI

Finance

• Other: Property zoned RSC-4; Living area reported as 1,596 square feet; Building area source: Appraiser
• Financial info: Unfurnished; No lease restrictions indicated; Annual tax listed (amount excluded per instructions)
• HOA & community: No secondary association indicated

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single Family Residence; One story; Faces southeast
• Construction: Brick construction; Shingle roof; Slab foundation; Residential property
• Exterior features: Paved road access; Lot approximately 0.51 acres (1/2 to less than 1 acre)

Interior

• Kitchen: Other appliances
• Bedrooms: 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $292k.

Deal economics

• At list price, monthly cash flow is $-2 ($-19/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (21.1% below list).
• Recommended offer: $230k (21.1% below list) — sets the bar for 1% rule.

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: Brooker Elementary School (math 55% / reading 57%, grade C+, #832 of 2,144 statewide, top 40%, 802 students, 48% FRL); Burns Middle School (math 59% / reading 60%, grade B, #140 of 571 statewide, top 25%, 1,202 students, 48% FRL); Bloomingdale High School (math 41% / reading 54%, grade D, #204 of 667 statewide, top 31%, 2,304 students, 45% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 210 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 9,053 units permitted in Hillsborough County in 2024 (4,555 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.
• Hillsborough County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $222k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,301 (21.1% 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. Built in 1965 — 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. 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: 0.79% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.06% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.45×
• Total profit: $-45,003
• Equity at exit: $43,523

10-year hold

• IRR: -5.3%
• Equity multiple: 0.64×
• Total profit: $-29,258
• Equity at exit: $25,238

Cash invested: $81,732 (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 33596

• Home prices YoY: -17.8%
• Rents YoY: 4.1%
• Active inventory: 210
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,303 high
• Mortgage (P&I): −$1,531
• Tax from tax record: −$169 /mo · $2,023/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-2

Break-even live

Break-even rent $2,305

Max offer price $291,625

Occupancy floor 95%

Sensitivity live

Price	-10% $164	-5% $81	+0% $-2	+5% $-84	+10% $-167
Rent	-10% $-183	-5% $-93	+0% $-2	+5% $89	+10% $180
Rate	-1.0pp $145	-0.5pp $73	base $-2	+0.5pp $-77	+1.0pp $-154

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: $72,975
• Closing costs: $8,757
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1517 Loretta Ct Brandon, FL	3.0	2.0	1781	$2,300	$1.29	26d	1	0.50mi
914 Homewood Dr Brandon, FL	3.0	2.0	1548	$2,000	$1.29	26d	1	0.86mi
914 Homewood Dr Brandon, FL	3.0	2.0	1548	$2,000	$1.29	23d	1	0.86mi
2005 Paladin Ct Valrico, FL	3.0	2.0	1244	$1,800	$1.45	16d	1	1.07mi
721 Regent Cir S Brandon, FL	3.0	2.0	1182	$2,200	$1.86	6d	1	1.22mi
1103 Southside Dr Brandon, FL	3.0	2.0	1401	$2,700	$1.93	16d	1	1.23mi
2709 Manor Hill Dr Brandon, FL	3.0	2.0	1358	$2,350	$1.73	21d	1	1.39mi
2704 Manor Hill Dr Brandon, FL	3.0	2.0	1130	$2,139	$1.89	4d	1	1.39mi
3217 Pleasant Willow Ct Brandon, FL	3.0	3.0	1785	$2,700	$1.51	26d	1	1.44mi
3141 Pleasant Willow Ct Brandon, FL	3.0	2.5	1683	$2,195	$1.30	0d	1	1.44mi
3219 Pleasant Willow Ct Brandon, FL	3.0	2.5	1707	$2,195	$1.29	19d	1	1.45mi
3247 Feather Haven Pl Brandon, FL	3.0	3.0	1680	$2,300	$1.37	26d	1	1.46mi

Listing history 5 events

1. 2026-05-06
   status Pending
2. 2026-04-23
   listed $291,900 Active
3. 2007-06-05
   soldstatus $222,000
4. 1997-07-31
   soldstatus $80,000
5. 1992-10-01
   soldstatus $80,000

ⓘ 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: $2,023 · $169/mo
• Projected year-2 tax: $2,423 · $202/mo
• Expected delta: +$400/yr (+$33/mo · 19.8%)

ⓘ 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 · 26 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: $27,636
• − Mortgage interest: −$16,351
• − Property taxes: −$2,023
• − Insurance: −$1,460
• − Repairs & maintenance: −$2,211
• − Management: −$2,211
• − Depreciation: −$8,492
• Taxable loss: −$5,110
• Est. tax savings @ 24.0%: +$1,226
• After-tax cash flow: $1,208/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): 27,757
• Household income: $116,465
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 437.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 18% Two or more races 13% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 11% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 9% Other Indo-European 2% French/Haitian/Cajun 2%

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: ▼ -65.33%
• Current HPI: 301.312
• Rent YoY: ▲ 4.06%
• 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

+264.9% since first listed

5 events — show timeline

• 2026-05-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Listed $291,900 Stellar MLS as Distributed by MLS Grid
• 2007-06-05 Sold (Public Records) $222,000 Public Records
• 1997-07-31 Sold (Public Records) $80,000 Public Records
• 1992-10-01 Sold (Public Records) $80,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,023 · +9.2% YoY. Source: county tax records.