None · Dade City North, FL 33523

$39,900

1 bd · 1.0 ba · 560 sqft · SingleFamily public records · 1 Days on market

Built 1954 8,670 sqft lot ↓ 46% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Auction Property. Auction Property. INVESTMENT OPPORTUNITY is knocking at your door . Great fixer property or rental investment -being sold AS-IS, Cash Only. This 1-bed, 1-bath property is perfectly situated for a savvy investor or someone seeking a unique opportunity. Property is located only 2 milesfrom downtown Dade City. This property is now under auction terms. All Bids must be submitted during the auction via the property’s listing pageat (This sale is subject to a buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimumsmay apply). To put an offer in, Go To: Hubzu

Key facts

• 8,670 sq ft lot
• Built 1954

Property features AI

Finance

• Other: Zoned R1MH
• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Septic sewer; Other utilities
• Home design: Single-family residence; One story; South-facing
• Construction: Block and frame construction; Shingle roof; Crawlspace foundation; Built area about 560 square feet
• Exterior features: Gravel road access; Approximately 0.2 acre lot

Interior

• Bedrooms: 1 bedroom
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating specified; No cooling specified
• Interior features: No interior features specified; Unfurnished
• Laundry & utility: No laundry hookups or in-unit laundry specified

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($946 rent vs $40k).

Location & tenants

• Location reads 57/100 on livability (#849 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A-; Watch: amenities F, commute F, employment 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); Centennial Middle School (math 39% / reading 41%, grade F, #368 of 571 statewide, top 65%, 648 students, 72% FRL); Pasco High School (math 40% / reading 40%, grade F, #296 of 667 statewide, top 45%, 1,639 students, 66% FRL) — zoned schools average 75% FRL vs 48% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 51% district-wide (-14 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: 295 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($276 loan paydown + $4k appreciation (10.0% local appreciation)).
• Pasco County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $39,900

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 2.37% ✓
• Cap rate: 20.39%
• Cash-on-cash: 50.34%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 63.9%
• Equity multiple: 5.62×
• Total profit: $51,594
• Equity at exit: $35,945

10-year hold

• IRR: 57.5%
• Equity multiple: 12.50×
• Total profit: $128,495
• Equity at exit: $77,517

Cash invested: $11,172 (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 33523

• Home prices YoY: 3.8%
• Active inventory: 295
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $946 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$52 /mo · $630/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $469

Break-even live

Break-even rent $352

Max offer price $39,900

Occupancy floor 45%

Sensitivity live

Price	-10% $491	-5% $480	+0% $469	+5% $457	+10% $446
Rent	-10% $394	-5% $431	+0% $469	+5% $506	+10% $543
Rate	-1.0pp $489	-0.5pp $479	base $469	+0.5pp $458	+1.0pp $448

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16731 U.S. 301 Dade City, FL	1.0	1.0	457	$1,036	$2.27	4d	8	0.59mi
37412 Carringer Rd Unit 37450 Dade City, FL	1.0	1.0	500	$850	$1.70	16d	1	0.68mi

Listing history 2 events

1. 2026-06-17
   remarks 635-char remark
2. 2026-06-17
   listed $39,900 Pending 1 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: $630 · $52/mo
• Projected year-2 tax: $630 · $52/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 · 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: $11,346
• − Mortgage interest: −$2,235
• − Property taxes: −$630
• − Insurance: −$200
• − Repairs & maintenance: −$908
• − Management: −$908
• − Depreciation: −$1,161
• Taxable income: $5,306
• Est. tax owed @ 24.0%: −$1,273
• After-tax cash flow: $4,350/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 — Dade City North

• Score: 57/100
• State rank: #849
• US rank: #21700

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dade City North, FL
• Population (ZIP): 19,296

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 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%

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

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

-45.7% since first listed

10 events — show timeline

• 2026-06-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-06-16 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $39,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $45,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-05 Price Changed $49,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-27 Price Changed $63,500 Stellar MLS as Distributed by MLS Grid
• 2025-09-21 Listed $73,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.6%/yr

Latest (2025): $630 · +13.7% YoY. Source: county tax records.