17883 Pleasantview Blvd · Connerton, FL 34638

$404,000

6 bd · 3.0 ba · 2,580 sqft · SingleFamily · 102 Days on market

Built 2026 Good condition Est $431k · 6% under

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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 +13.7/30.0
• ARV discount +10.3/15.0
• Schools +4.3/10.0
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Livability +3.3/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Boasting two stories, the Concord is the largest single-family home in this collection. The first floor features a modern design with an open kitchen, living room and dining room, along with a versatile bedroom ideal for overnight guests. The second floor is home to four bedrooms, an adaptable loft and the spacious owner's suite.

Key facts

• Adaptable loft
• Versatile bedroom
• Open kitchen

Tags

• TWO STORIES
• OPEN KITCHEN
• VERSATILE BEDROOM
• ADAPTABLE LOFT
• SPACIOUS OWNER'S SUITE

Property features AI

Finance

• Other: Address: 17883 Pleasantview Blvd, Land O Lakes, FL 34638; Listing status: Active; Last updated: May 20, 2026
• Financial info: List price $414,900

Exterior

• Parking: 2 garage spaces; 2 total parking spaces
• Home design: Concord floor plan; Single-family property (spec build)
• Exterior features: Living area of 2580

Interior

• Bedrooms: 6 bedrooms
• Bathrooms: 3 bathrooms
• Interior features: Spec (new construction)

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $404k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $32 ($383/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 $357k (11.5% below list).
• Recommended offer: $357k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.2% in Connerton — 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 66/100 on livability (#596 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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: Connerton Elementary School (math 48% / reading 57%, grade C-, #976 of 2,144 statewide, top 46%, 958 students, 39% FRL); Pine View Middle School (math 63% / reading 52%, grade B, #157 of 571 statewide, top 28%, 1,170 students, 32% FRL); Land O' Lakes High School (math 56% / reading 64%, grade C+, #106 of 667 statewide, top 16%, 2,248 students, 27% FRL) — zoned schools average 33% FRL vs 48% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents falling (-3.8%/yr); 723 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 35% of the median local income ($124k/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 $3k of loan paydown is wiped out by about $12k 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 102 days — a 9% lower offer ($368k) is reasonable based on typical stale-listing flexibility.

Recommended offer $357,452 (11.5% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $430,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17577 Acorn Drop Rd	0.30mi	5/3.0 (-1)	2,605 (+1%)	1mo	$433,990	$167	79
17607 Acorn Drop Rd	0.28mi	5/3.0 (-1)	2,605 (+1%)	3mo	$429,990	$165	78
17645 Acorn Drop Rd	0.26mi	5/3.0 (-1)	2,605 (+1%)	6mo	$430,990	$165	77
17685 Acorn Drop Rd	0.24mi	5/3.0 (-1)	2,605 (+1%)	7mo	$439,990	$169	76
17766 Acorn Drop Rd	0.20mi	5/3.0 (-1)	2,453 (-5%)	3mo	$439,990	$179	75
17835 Acorn Drop Rd	0.25mi	5/3.0 (-1)	2,453 (-5%)	1mo	$409,990	$167	74
17538 Happytrails St	0.47mi	6/3.0	2,580 (0%)	9mo	$417,810	$162	70
10559 Gentle Rain Dr	0.68mi	5/3.0 (-1)	2,453 (-5%)	5mo	$391,990	$160	51
17512 Happytrails St	0.49mi	5/2.5 (-1)	2,389 (-7%)	9mo	$415,000	$174	50
10583 Gentle Rain Dr	0.70mi	5/3.0 (-1)	2,453 (-5%)	5mo	$394,990	$161	50
10615 Gentle Rain Dr	0.73mi	5/3.0 (-1)	2,453 (-5%)	4mo	$396,990	$162	49
17548 Pleasantview Blvd	0.30mi	5/2.5 (-1)	2,215 (-14%)	8mo	$410,450	$185	49

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: -19.2%
• Equity multiple: 0.35×
• Total profit: $-73,854
• Equity at exit: $60,238

10-year hold

• IRR: -19.6%
• Equity multiple: 0.10×
• Total profit: $-101,958
• Equity at exit: $34,931

Cash invested: $113,120 (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 34638

• Home prices YoY: -16.0%
• Rents YoY: -3.8%
• Active inventory: 723
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,575 high
• Mortgage (P&I): −$2,119
• Tax est. 1.5%: −$505 /mo · $6,060/yr
• Insurance: −$168
• HOA: −$0
• Vacancy / Maint / Mgmt: −$751
• Net cashflow: $32

Break-even live

Break-even rent $3,534

Max offer price $404,000

Occupancy floor 94%

Sensitivity live

Price	-10% $311	-5% $172	+0% $32	+5% $-108	+10% $-247
Rent	-10% $-250	-5% $-109	+0% $32	+5% $173	+10% $314
Rate	-1.0pp $235	-0.5pp $135	base $32	+0.5pp $-73	+1.0pp $-179

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: $101,000
• Closing costs: $12,120
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10225 Gliding Eagle Way Land O Lakes, FL	5.0	4.0	3021	$3,700	$1.22	19d	1	0.55mi
10497 Farm Hill Ave Land O Lakes, FL	5.0	3.5	3561	$3,500	$0.98	0d	1	0.62mi
10583 Gentle Rain Dr Land O Lakes, FL	5.0	3.0	2453	$3,450	$1.41	26d	1	0.70mi
10583 Gentle Rain Dr Land O Lakes, FL	5.0	3.0	2453	$3,450	$1.41	4d	1	0.70mi
9654 Jasmine Brook Cir Land O Lakes, FL	6.0	3.0	3433	$3,350	$0.98	19d	1	1.00mi

Listing history 16 events

1. 2026-06-18
   days on market $404,000 Active 102 DOM
2. 2026-06-17
   pricedays on market $404,000 Active 101 DOM
3. 2026-06-16
   days on market $403,900 Active 100 DOM
4. 2026-06-15
   price $403,900 Active 99 DOM
5. 2026-06-15
   pricedays on market $402,900 Active 99 DOM
6. 2026-06-13
   pricedays on market $402,800 Active 97 DOM
7. 2026-06-09
   days on market $402,600 Active 93 DOM
8. 2026-06-08
   days on market $402,600 Active 92 DOM
9. 2026-06-08
   price $402,600 Active 91 DOM
10. 2026-06-07
    pricedays on market $402,500 Active 91 DOM
11. 2026-06-04
    days on market $402,400 Active 88 DOM
12. 2026-06-03
    days on market $402,400 Active 87 DOM
13. 2026-06-02
    pricedays on market $402,400 Active 86 DOM
14. 2026-06-01
    days on market $408,200 Active 85 DOM
15. 2026-06-01
    price $408,200 Active 84 DOM
16. 2026-05-31
    pricedays on market $408,100 Active 84 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $42,894
• − Mortgage interest: −$22,630
• − Property taxes: −$6,060
• − Insurance: −$2,020
• − Repairs & maintenance: −$3,432
• − Management: −$3,432
• − Depreciation: −$11,753
• Taxable loss: −$6,432
• Est. tax savings @ 24.0%: +$1,544
• After-tax cash flow: $1,927/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 · 13 photos

Good 80/100 Cosmetic rehab

This two-story home features a modern design with good condition and minimal repairs needed. It offers a good investment opportunity with potential for value enhancement through cosmetic updates.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both Flooring replacement — Modernizes and improves aesthetics.
• Both Kitchen appliances — Modernizes and improves functionality.
• Both Bathroom fixtures — Modernizes and improves functionality.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both Flooring replacement — Modernizes and improves aesthetics. ↑
• Both Kitchen appliances — Modernizes and improves functionality. ↑
• Both Bathroom fixtures — Modernizes and improves functionality. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Connerton

• Score: 66/100
• State rank: #596
• US rank: #11437

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pasco County · 524,098 people
• City population: 11,398
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 37,644
• Household income: $123,899
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 354.0

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 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 25% Two or more races 16% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Cuban 4% Dominican 3%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 76% English-only · Spanish 16% Other Indo-European 2% Arabic 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: ▼ -57.02%
• Current HPI: 299.2018
• Rent YoY: ▼ -3.78%
• 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