37236 Embassy Park Ln #1 · Dade City, FL 33525

$165,000

2 bd · 1.5 ba · 1,051 sqft · Townhouse · 105 Days on market

Built 1985 Good condition 1.63 ac lot Est $181k · 9% under $293/mo HOA · 12% of rent

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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 +26.3/30.0
• ARV discount +11.4/15.0
• 1% rule +9.3/10.0
• DSCR +8.9/10.0
• Schools +4.3/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Virtually Staged. Beautiful end-unit townhome in Embassy Park, perfect for first-time homebuyers or investment. This spacious 2-bedroom, 1.5-bath home features an open living area with high ceilings and abundant natural light. The first level includes a half bath and a closet laundry area that leads to a private, peaceful patio. Upstairs, you will find two generously sized bedrooms and a full bathroom with a shower/tub combo. Residents can enjoy a community pool right outside their door and benefit from low HOA fees. The property is ideally located just minutes from downtown Dade City, shopping, and restaurants. Seller is offering $1000 credit toward appliances. Please contact me today to s

Key facts

• Low hoa fees
• Community pool
• End unit

Tags

• END UNIT
• COMMUNITY POOL
• PRIVATE PATIO
• CLOSET LAUNDRY AREA
• LOW HOA FEES
• MINUTES FROM DOWNTOWN

Property features AI

Finance

• Other: Not in development
• HOA & community: HOA managed by WestCoast Management; Monthly HOA fee of $293 (includes pool, grounds maintenance, trash); Association approval required; Pool and sidewalks in the community; Pets allowed with size limits

Exterior

• Parking: Open parking
• Utilities: Public water; Public sewer; Cable available; Electricity connected
• Home design: Residential townhouse; Two stories; North-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Completed condition
• Exterior features: Patio; Rain gutters; Sidewalk

Interior

• Kitchen: Convection oven; Disposal; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; 7 total rooms
• Laundry & utility: Washer hookup; Laundry closet; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.6% in Dade City — 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 73/100 on livability (#307 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, 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: Pasco Elementary School (math 29% / reading 30%, grade F, #1,896 of 2,144 statewide, top 90%, 586 students, 89% FRL); Pasco High School (math 40% / reading 40%, grade F, #296 of 667 statewide, top 45%, 1,639 students, 66% FRL) — zoned schools average 77% FRL vs 48% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 35% at this address vs 51% district-wide (-16 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.0%/yr); 667 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 41% of the median local income ($69k/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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.43% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.06%
• DSCR: 1.49
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $180,772
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13533 Embassy Park Ct	0.06mi	2/1.5	1,051 (0%)	12mo	$170,000	$162	87
13550 Embassy Park Ct	0.07mi	2/1.5	1,051 (0%)	20mo	$172,500	$164	80
13545 Embassy Park Ct	0.05mi	2/1.5	958 (-9%)	18mo	$178,000	$186	68
37314 Embassy Park Ln	0.05mi	2/1.5	958 (-9%)	22mo	$165,000	$172	64

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 · 3.02% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.01×
• Total profit: $644
• Equity at exit: $24,602

10-year hold

• IRR: 10.1%
• Equity multiple: 1.79×
• Total profit: $36,550
• Equity at exit: $14,266

Cash invested: $46,200 (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 33525

• Home prices YoY: -15.4%
• Rents YoY: 3.0%
• Active inventory: 667
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,353 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$293
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $426

Break-even live

Break-even rent $1,814

Max offer price $165,000

Occupancy floor 77%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13921 19th St Unit 1234474P Dade City, FL	2.0	1.0	936	$2,013	$2.15	17d	1	0.33mi
37215 Grassy Hill Ln Dade City, FL	3.0	2.0	1212	$1,495	$1.23	24d	1	0.39mi
37135 Grassy Hill Ln Unit 1234475P Dade City, FL	3.0	2.0	1205	$3,535	$2.93	2d	1	0.40mi
37135 Grassy Hill Ln Unit 1 Dade City, FL	3.0	2.0	1212	$3,500	$2.89	24d	1	0.40mi
37228 Grassy Hill Ln Unit 1 Dade City, FL	3.0	2.0	1212	$1,750	$1.44	3d	1	0.41mi
37132 Grassy Hill Ln Unit 1234477P Dade City, FL	3.0	2.0	1205	$3,594	$2.98	2d	1	0.42mi
37132 Grassy Hill Ln Unit 1 Dade City, FL	3.0	2.0	1212	$3,500	$2.89	24d	1	0.42mi
37329 Magnolia Ave Unit 1234471P Dade City, FL	3.0	2.0	1216	$3,391	$2.79	5d	1	0.68mi
13650 5th St Dade City, FL	2.0	1.0	900	$1,350	$1.50	13d	1	0.78mi
37540 Martin Luther King Blvd Unit A Dade City, FL	2.0	1.0	784	$1,200	$1.53	24d	1	0.92mi
13917 2nd St Dade City, FL	3.0	1.0	1312	$1,950	$1.49	24d	1	0.97mi
14635 State St Dade City, FL	3.0	1.5	1040	$1,761	$1.69	22d	1	1.05mi
37802 Whitehouse Ave Dade City, FL	2.0	1.0	1344	$1,150	$0.86	24d	1	1.26mi
37011 Bear Branch Dr Dade City, FL	3.0–4.0	2.0–3.0	1730	$1,837	$1.06	2d	16	1.26mi
13253 Waterford Castle Dr Dade City, FL	3.0	2.0	1189	$1,749	$1.47	3d	1	1.27mi
38714 Island Ave Dade City, FL	3.0	2.0	864	$1,695	$1.96	24d	1	1.46mi

HOA detail

• Monthly dues: $293 · $3,516/yr
• Likely covers: pool

Listing history 15 events

1. 2026-06-18
   days on market $165,000 Active 105 DOM
2. 2026-06-17
   days on market $165,000 Active 104 DOM
3. 2026-06-16
   days on market $165,000 Active 103 DOM
4. 2026-06-15
   price $165,000 Active 102 DOM
5. 2026-06-15
   days on market $169,999 Active 102 DOM
6. 2026-06-13
   days on market $169,999 Active 100 DOM
7. 2026-06-09
   days on market $169,999 Active 96 DOM
8. 2026-06-08
   days on market $169,999 Active 95 DOM
9. 2026-06-07
   days on market $169,999 Active 94 DOM
10. 2026-06-04
    days on market $169,999 Active 91 DOM
11. 2026-06-03
    days on market $169,999 Active 90 DOM
12. 2026-06-02
    days on market $169,999 Active 89 DOM
13. 2026-06-01
    days on market $169,999 Active 88 DOM
14. 2026-05-31
    days on market $169,999 Active 87 DOM
15. 2026-03-05
    listed $169,999 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,239
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,259
• − Management: −$2,259
• − HOA: −$3,516
• − Depreciation: −$4,800
• Taxable income: $2,862
• Est. tax owed @ 24.0%: −$687
• After-tax cash flow: $4,422/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 75/100 Cosmetic rehab

This end-unit townhome in Embassy Park is in good condition with cosmetic updates needed. The property is move-in ready with a community pool and low HOA fees.

Repairs flagged

• Minor Kitchen cabinets — Aesthetic update needed.
• Minor Bathroom fixtures — Update needed for a fresh look.

Value-add opportunities

• Both Paint fresh coat — Enhances curb appeal and interior aesthetics.
• Both Replace dated kitchen cabinets — Improves functionality and aesthetics.
• Both Replace dated bathroom fixtures — Enhances functionality and aesthetics.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Aesthetic update needed.	Minor	$500–3,000
Bathroom fixtures · Update needed for a fresh look.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint fresh coat — Enhances curb appeal and interior aesthetics. ↑
• Both Replace dated kitchen cabinets — Improves functionality and aesthetics. ↑
• Both Replace dated bathroom fixtures — Enhances functionality and aesthetics. ↑

ⓘ 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 — Dade City

• Score: 73/100
• State rank: #307
• US rank: #5215

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dade City, FL
• County: Pasco County · 524,098 people
• City population: 21,077
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 21,077
• Household income: $69,068
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 322.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 7% Black 3%
• Hispanic origin (detail): Mexican 9% Puerto Rican 3%
• Common ancestry: Lithuanian 2% Romanian 2% Serbian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 87% English-only · Spanish 11% Other Asian/Pacific 1% Other Indo-European 1%

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: ▼ -65.48%
• Current HPI: 358.2149
• Rent YoY: ▲ 3.02%
• 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

1 event — show timeline

• 2026-03-05 Listed $169,999 Stellar MLS as Distributed by MLS Grid