Bloom Plan · Dade City, FL 33523

$287,740

3 bd · 2.0 ba · 1,487 sqft · SingleFamily · 173 Days on market

Good condition Garage

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.0/30.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.4/10.0

Listing remarks

This new single-story home maximizes space and emphasizes convenience. The open-concept layout integrates the family room, dining room and kitchen with a central island, facilitating effortless transitions between rooms for easy entertaining during gatherings. On the opposite side of the home are all three bedrooms, including the peaceful owner's suite with an attached bathroom and walk-in closet.

Key facts

• Central island
• Walk-in closet
• Owner's suite

Tags

• OPEN-CONCEPT LAYOUT
• CENTRAL ISLAND
• OWNER'S SUITE
• WALK-IN CLOSET

🏗️ New construction. The $287,740 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $315,074.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $288k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-597 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (30.5% below list).
• Recommended offer: $200k (30.5% below list) — sets the bar for 1% rule.

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: San Antonio Elementary School (math 49% / reading 52%, grade D+, #1,055 of 2,144 statewide, top 50%, 573 students, 50% FRL); Pasco Middle School (math 38% / reading 38%, grade F, #388 of 571 statewide, top 69%, 903 students, 73% FRL); Pasco High School (math 40% / reading 40%, grade F, #296 of 667 statewide, top 45%, 1,639 students, 66% FRL).
• Market conditions: 372 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 49d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 39% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Pasco County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($253k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $200,047 (30.5% 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. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.63% ✗
• Cap rate: 4.02%
• Cash-on-cash: -8.12%
• DSCR: 0.64
• GRM: 13.1

CMA / ARV

• ARV (median comp): $315,074
• List price: $287,740
• Delta: -8.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14483 Italy Ave	0.38mi	3/2.0	1,536 (+3%)	5mo	$293,090	$191	73
14553 Italy Ave	0.39mi	3/2.0	1,536 (+3%)	8mo	$287,990	$187	70
36908 Center Ave	0.56mi	3/2.0	1,488 (+0%)	5mo	$354,900	$239	70
36071 Canelli Way	0.47mi	3/2.0	1,536 (+3%)	4mo	$308,080	$201	69
14637 Italy Ave	0.42mi	3/2.0	1,536 (+3%)	8mo	$287,990	$187	69
14565 Italy Ave	0.39mi	3/2.0	1,402 (-6%)	6mo	$269,990	$193	67
14774 Italy Ave	0.47mi	3/2.0	1,536 (+3%)	8mo	$289,990	$189	66
14455 Italy Ave	0.37mi	3/2.0	1,675 (+13%)	1mo	$274,190	$164	60
14649 Italy Ave	0.43mi	3/2.0	1,662 (+12%)	0mo	$269,990	$162	60
37142 Highland Bluff Cir	0.65mi	3/2.0	1,400 (-6%)	2mo	$262,800	$188	58
36137 Canelli Way	0.43mi	3/2.0	1,662 (+12%)	10mo	$314,990	$190	52
37049 Suwanee Way	0.72mi	3/2.0	1,340 (-10%)	10mo	$240,000	$179	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.51×
• Total profit: $133,602
• Equity at exit: $283,844

10-year hold

• IRR: 17.2%
• Equity multiple: 5.80×
• Total profit: $423,400
• Equity at exit: $612,120

Cash invested: $88,221 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 28 active · 6 under contract
• Months of supply: 11.2 mo (9%/mo absorbed)
• Median asking: $298,190 ($185/sqft)
• Median days on market: 66 d
• This list price: 36% of active listings are priced below it
• ARV vs active asking: +14.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33523

• Home prices YoY: 3.8%
• Active inventory: 372
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,000 high
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,726/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-597

Break-even live

Break-even rent $2,756

Max offer price $228,682

Occupancy floor —

Sensitivity live

Price	-10% $-379	-5% $-488	+0% $-597	+5% $-706	+10% $-815
Rent	-10% $-755	-5% $-676	+0% $-597	+5% $-518	+10% $-439
Rate	-1.0pp $-438	-0.5pp $-517	base $-597	+0.5pp $-679	+1.0pp $-762

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: $78,769
• Closing costs: $9,452
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14907 Lucca Way Unit 1 Dade City, FL	3.0	2.5	1386	$2,100	$1.52	73d	1	0.55mi
37017 Meridian Ave Dade City, FL	3.0	2.0	1300	$1,700	$1.31	17d	1	0.66mi
36350 Spanish Rose Dr Dade City, FL	4.0	2.0	1828	$2,149	$1.18	54d	1	0.81mi
13921 19th St Unit 1234474P Dade City, FL	2.0	1.0	936	$2,013	$2.15	66d	1	0.85mi
13911 19th St Dade City, FL	2.0	1.0	1600	$1,495	$0.93	54d	1	0.86mi
13911 19th St Dade City, FL	2.0	1.0	1600	$1,395	$0.87	26d	1	0.86mi
37329 Magnolia Ave Unit 1234471P Dade City, FL	3.0	2.0	1216	$3,331	$2.74	48d	1	0.96mi
14635 State St Dade City, FL	3.0	1.5	1040	$1,681	$1.62	34d	1	0.99mi
37340 Carter Ave Dade City, FL	3.0	2.0	1124	$1,705	$1.52	7d	1	1.00mi
37220 Majestic Oak Ct Unit 37212 Dade City, FL	2.0	2.0	1000	$1,425	$1.43	36d	1	1.04mi
37240 Embassy Park Ln Dade City, FL	2.0	1.5	958	$1,500	$1.57	9d	1	1.16mi
13253 Waterford Castle Dr Dade City, FL	3.0	2.0	1189	$1,679	$1.41	42d	1	1.16mi
36132 Trinity Glade Rd Dade City, FL	3.0	2.0	1515	$2,295	$1.51	18d	1	1.31mi
13022 Kent Bradley St Dade City, FL	4.0	2.0	1820	$2,200	$1.21	23d	1	1.33mi
12945 Ogden Glade Rd Dade City, FL	4.0	2.0	1815	$2,195	$1.21	67d	1	1.35mi
37135 Grassy Hill Ln Unit 1234475P Dade City, FL	3.0	2.0	1205	$3,535	$2.93	51d	1	1.38mi
37135 Grassy Hill Ln Unit 1 Dade City, FL	3.0	2.0	1212	$3,500	$2.89	73d	1	1.38mi
37132 Grassy Hill Ln Unit 1 Dade City, FL	3.0	2.0	1212	$3,500	$2.89	73d	1	1.40mi
37132 Grassy Hill Ln Unit 1234477P Dade City, FL	3.0	2.0	1205	$3,379	$2.80	48d	1	1.40mi
35364 Spruce Knob Ct Dade City, FL	3.0	2.0	1560	$1,850	$1.19	18d	1	1.41mi
37215 Grassy Hill Ln Dade City, FL	3.0	2.0	1212	$1,495	$1.23	73d	1	1.42mi
37207 Marlu Ln Dade City, FL	2.0	1.0	1344	$1,200	$0.89	7d	1	1.45mi
37802 Whitehouse Ave Dade City, FL	2.0	1.0	1344	$1,150	$0.86	73d	1	1.46mi
37228 Grassy Hill Ln Unit 1 Dade City, FL	3.0	2.0	1212	$1,750	$1.44	52d	1	1.46mi

Property features AI

Finance

• Financial info: List price $290040

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family plan (Bloom)Inventory type: Plan
• Exterior features: Address: 14360 Maggiore Rd, Dade City FL 33523

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area of 1487Plan: Bloom (new construction plan)

Listing history 50 events

1. 2026-08-08
   days on market $287,740 Active 173 DOM
2. 2026-08-07
   price $287,740 Active 171 DOM
3. 2026-08-06
   days on market $287,240 Active 171 DOM
4. 2026-08-05
   days on market $287,240 Active 170 DOM
5. 2026-08-04
   days on market $287,240 Active 169 DOM
6. 2026-08-03
   pricedays on market $287,240 Active 168 DOM
7. 2026-07-31
   days on market $286,140 Active 165 DOM
8. 2026-07-30
   days on market $286,140 Active 163 DOM
9. 2026-07-28
   pricedays on market $286,140 Active 162 DOM
10. 2026-07-26
    days on market $284,940 Active 160 DOM
11. 2026-07-24
    days on market $284,940 Active 158 DOM
12. 2026-07-23
    days on market $284,940 Active 157 DOM
13. 2026-07-23
    price $284,940 Active 156 DOM
14. 2026-07-22
    days on market $284,840 Active 156 DOM
15. 2026-07-21
    days on market $284,840 Active 155 DOM
16. 2026-07-20
    pricedays on market $284,840 Active 154 DOM
17. 2026-07-18
    pricedays on market $283,540 Active 151 DOM
18. 2026-07-16
    days on market $282,440 Active 150 DOM
19. 2026-07-15
    pricedays on market $282,440 Active 149 DOM
20. 2026-07-14
    price $282,040 Active 147 DOM
21. 2026-07-13
    days on market $281,740 Active 147 DOM
22. 2026-07-13
    pricedays on market $281,740 Active 146 DOM
23. 2026-07-12
    price $281,640 Active 145 DOM
24. 2026-07-11
    days on market $281,540 Active 145 DOM
25. 2026-07-10
    days on market $281,540 Active 144 DOM
26. 2026-07-10
    price $281,540 Active 143 DOM
27. 2026-07-09
    days on market $270,540 Active 143 DOM
28. 2026-07-07
    days on market $270,540 Active 141 DOM
29. 2026-07-06
    days on market $270,540 Active 140 DOM
30. 2026-07-06
    pricedays on market $270,540 Active 139 DOM
31. 2026-07-05
    pricedays on market $270,240 Active 138 DOM
32. 2026-07-03
    days on market $270,140 Active 137 DOM
33. 2026-07-03
    days on market $270,140 Active 136 DOM
34. 2026-07-01
    days on market $270,140 Active 135 DOM
35. 2026-06-30
    price $270,140 Active 134 DOM
36. 2026-06-30
    days on market $280,140 Active 134 DOM
37. 2026-06-29
    price $280,140 Active 133 DOM
38. 2026-06-29
    days on market $280,040 Active 133 DOM
39. 2026-06-28
    days on market $280,040 Active 132 DOM
40. 2026-06-27
    days on market $280,040 Active 131 DOM
41. 2026-06-26
    days on market $280,040 Active 130 DOM
42. 2026-06-24
    pricedays on market $280,040 Active 128 DOM
43. 2026-06-18
    days on market $279,940 Active 122 DOM
44. 2026-06-17
    days on market $279,940 Active 121 DOM
45. 2026-06-16
    days on market $279,940 Active 120 DOM
46. 2026-06-15
    days on market $279,940 Active 119 DOM
47. 2026-06-13
    pricedays on market $279,940 Active 117 DOM
48. 2026-06-09
    days on market $279,840 Active 113 DOM
49. 2026-06-08
    pricedays on market $279,840 Active 112 DOM
50. 2026-06-07
    days on market $279,740 Active 111 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $24,006
• − Mortgage interest: −$17,649
• − Property taxes: −$4,726
• − Insurance: −$1,575
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$9,166
• Taxable loss: −$12,952
• Est. tax savings @ 24.0%: +$3,108
• After-tax cash flow: $-4,056/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 Est. rehab $7,435–$22,305 screening

This single-story home is in good condition with a modern design and open-concept layout. It has potential for further improvements to enhance its curb appeal and functionality.

Value-add opportunities

• Both Paint the exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Both Replace the kitchen countertops — Modern countertops can improve the kitchen's functionality and aesthetics ↑
• Both Install new flooring in the bathrooms — New flooring can improve the bathrooms' appearance and functionality ↑

ⓘ 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.

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary San Antonio Elementary School D+ FL #1,055/2,144 Nat'l #12,398/41,679 Middle Pasco Middle School F FL #388/571 Nat'l #6,571/14,009 High Pasco High School F FL #296/667 Nat'l #8,112/17,239

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

B Composite livability gradescore 73/100

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

• County: Pasco · 570,045 people
• City population: 21,077
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 19,296
• Household income: $60,897
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 6% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Hispanic / Latino 28% Black 10% Two or more races 10% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 21% Puerto Rican 2% Cuban 2%
• Common ancestry: Lithuanian 5% Slovak 1% Romanian 1%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 75% English-only · Spanish 21% Other Indo-European 2% Chinese 1%

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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: ▲ 16.36%
• Current HPI: 448.7
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Financial info: List price $290040

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family plan (Bloom)Inventory type: Plan
• Exterior features: Address: 14360 Maggiore Rd, Dade City FL 33523

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area of 1487Plan: Bloom (new construction plan)