6702 Sandra Dr · Bayonet Point, FL 34668

$105,000

2 bd · 1.0 ba · 676 sqft · SingleFamily public records · 22 Days on market

Built 1963 5,600 sqft lot Est $122k · 14% under

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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 +29.4/30.0
• ARV discount +13.7/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Easy Qualification Seller Financing, call for details. Make sure bank financed borrowers qualify with 200 per month flood insurance. Under 700 sq ft Block single, great First time buyer or Investor- Roof 2020 and Remodeled. Home looks good and is ready to go. Seller has Elevation Cert and Survey performed 2022.

Key facts

• Roof in good shape
• Full renovation
• Solid block home

Tags

• SOLID BLOCK HOME
• FULL RENOVATION
• ROOF IN GOOD SHAPE

Property features AI

Finance

• Other: Homestead exemption applied
• Financial info: No lease restrictions
• HOA & community: No HOA/association

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single-family residence; One story; Faces north
• Construction: Block construction; Shingle roof; Block foundation; Built as a residential single family
• Exterior features: Asphalt road frontage; Lot approximately 0.13 acres

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: No interior features listed
• Laundry & utility: No laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $-55 ($-664/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (9.3% below list).
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $95k (9.3% below list) — sets the bar for cash-flow.
• Cap rate 10.5% vs local median 5.3% in Bayonet Point — 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 69/100 on livability (#485 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities D+, 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: Gulf Highlands Elementary School (math 29% / reading 32%, grade F, #1,862 of 2,144 statewide, top 88%, 714 students, 89% FRL); Bayonet Point Middle School (math 38% / reading 35%, grade F, #405 of 571 statewide, top 72%, 737 students, 84% FRL); Fivay High School (math 20% / reading 28%, grade F, #529 of 667 statewide, top 80%, 1,610 students, 78% FRL) — zoned schools average 84% FRL vs 48% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 51% district-wide (-21 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 (+1.3%/yr); 582 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 34% of the median local income ($47k/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 $726 of loan paydown is wiped out by about $3k 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 22 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 22y ago 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $95,219 (9.3% 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 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.29% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.15%
• DSCR: 1.67
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $121,680
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11134 Taft Dr	0.61mi	2/1.0	676 (0%)	5mo	$152,500	$226	68
11114 Pine Tree Ln	0.23mi	2/2.0	672 (-1%)	20mo	$130,000	$193	67
10909 Independence Dr	0.37mi	2/2.0	672 (-1%)	17mo	$20,000	$30	63
10929 Tioga Dr	0.31mi	2/2.0	756 (+12%)	14mo	$17,000	$22	50
11326 Leisure Ln	0.62mi	2/2.0	672 (-1%)	22mo	$69,991	$104	48
7125 Colfax Dr	0.52mi	1/1.0 (-1)	600 (-11%)	7mo	$139,000	$232	46
10921 Heritage Dr	0.36mi	2/2.0	768 (+14%)	14mo	$20,000	$26	44
7119 Abigail Dr	0.45mi	2/1.0	768 (+14%)	15mo	$138,000	$180	44

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 · 1.28% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.23×
• Total profit: $-22,579
• Equity at exit: $15,656

10-year hold

• IRR: -25.4%
• Equity multiple: -0.10×
• Total profit: $-32,254
• Equity at exit: $9,078

Cash invested: $29,400 (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 34668

• Home prices YoY: -17.4%
• Rents YoY: 1.3%
• Active inventory: 582
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,354 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$104 /mo · $1,249/yr
• Insurance: −$44
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-55

Break-even live

Break-even rent $1,424

Max offer price $95,219

Occupancy floor 99%

Sensitivity live

Price	-10% $4	-5% $-26	+0% $-55	+5% $-85	+10% $-115
Rent	-10% $-162	-5% $-109	+0% $-55	+5% $-2	+10% $52
Rate	-1.0pp $-2	-0.5pp $-29	base $-55	+0.5pp $-83	+1.0pp $-110

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11430 Rohrman Rd Port Richey, FL	1.0	1.0	700	$1,000	$1.43	7d	1	0.19mi
7213 Seward Dr Port Richey, FL	2.0	1.0	700	$1,500	$2.14	26d	1	0.53mi
7110 Tudor Ln Port Richey, FL	1.0	1.0	676	$1,310	$1.94	5d	1	0.71mi
7110 Tudor Ln Port Richey, FL	1.0	1.0	676	$1,310	$1.94	26d	1	0.71mi

Listing history 15 events

1. 2026-06-22
   days on market $105,000 Active 22 DOM
2. 2026-06-18
   days on market $105,000 Active 19 DOM
3. 2026-06-17
   days on market $105,000 Active 18 DOM
4. 2026-06-16
   days on market $105,000 Active 17 DOM
5. 2026-06-15
   days on market $105,000 Active 16 DOM
6. 2026-06-13
   pricedays on market $105,000 Active 14 DOM
7. 2026-06-09
   days on market $110,000 Active 10 DOM
8. 2026-06-08
   days on market $110,000 Active 9 DOM
9. 2026-06-07
   days on market $110,000 Active 8 DOM
10. 2026-06-04
    days on market $110,000 Active 5 DOM
11. 2026-06-03
    days on market $110,000 Active 4 DOM
12. 2026-06-02
    days on market $110,000 Active 3 DOM
13. 2026-06-01
    days on market $110,000 Active 2 DOM
14. 2026-05-31
    remarks 286-char remark
15. 2026-05-31
    listed $110,000 Active 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: $1,249 · $104/mo
• Projected year-2 tax: $1,249 · $104/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,247
• − Mortgage interest: −$5,882
• − Property taxes: −$1,249
• − Insurance: −$5,644
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$3,055
• Taxable loss: −$2,181
• Est. tax savings @ 24.0%: +$523
• After-tax cash flow: $-141/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 — Bayonet Point

• Score: 69/100
• State rank: #485
• US rank: #8934

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pasco County · 524,098 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 49,442
• Household income: $47,401
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 2699.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 23% Two or more races 14% Black 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10% Cuban 5% Dominican 1%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 14% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -75.64%
• Current HPI: 359.7163
• Rent YoY: ▲ 1.28%
• 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

+71.9% since first listed

53 events — show timeline

• 2026-05-30 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-05-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-04-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-03-09 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-06 Price Changed $118,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-15 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-09 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-14 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-15 Sold (Public Records) $159,900 Public Records
• 2023-02-09 Sold (MLS) $159,900 Stellar MLS as Distributed by MLS Grid
• 2023-01-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-01-06 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2022-10-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-07-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-07-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-06-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-06-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-06-17 Listed $164,900 Stellar MLS as Distributed by MLS Grid
• 2022-03-14 Sold (Public Records) $100,275 Public Records
• 2022-03-10 Sold (MLS) $100,275 Stellar MLS as Distributed by MLS Grid
• 2022-01-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-05 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2021-12-03 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-30 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2018-03-14 Sold (MLS) $54,000 Stellar MLS as Distributed by MLS Grid
• 2018-03-09 Sold (Public Records) $54,500 Public Records
• 2018-02-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-02-12 Price Changed $59,900 Stellar MLS as Distributed by MLS Grid
• 2018-01-30 Price Changed $62,500 Stellar MLS as Distributed by MLS Grid
• 2018-01-22 Listed $63,500 Stellar MLS as Distributed by MLS Grid
• 2015-06-02 Sold (MLS) $27,000 Stellar MLS as Distributed by MLS Grid
• 2015-05-12 Contingent — Stellar MLS as Distributed by MLS Grid
• 2015-05-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2015-05-07 Price Changed $27,999 Stellar MLS as Distributed by MLS Grid
• 2015-04-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-03-25 Listed $29,999 Stellar MLS as Distributed by MLS Grid
• 2014-10-27 Sold (MLS) $20,000 Stellar MLS as Distributed by MLS Grid
• 2014-10-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-10-10 Price Changed $23,000 Stellar MLS as Distributed by MLS Grid
• 2014-10-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-09-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-09-12 Price Changed $24,500 Stellar MLS as Distributed by MLS Grid
• 2014-09-03 Price Changed $25,900 Stellar MLS as Distributed by MLS Grid
• 2014-08-15 Price Changed $27,500 Stellar MLS as Distributed by MLS Grid
• 2014-07-29 Listed $28,900 Stellar MLS as Distributed by MLS Grid
• 2010-08-06 Listed $28,000 Stellar MLS as Distributed by MLS Grid
• 2009-06-09 Sold (MLS) $22,700 Stellar MLS as Distributed by MLS Grid
• 2009-05-19 Listed $23,760 Stellar MLS as Distributed by MLS Grid
• 2004-09-02 Sold (Public Records) $64,000 Public Records
• 2004-08-20 Sold (MLS) $64,000 Stellar MLS as Distributed by MLS Grid
• 2004-05-20 Listed $64,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.6%/yr

Latest (2025): $1,249 · -3.7% YoY. Source: county tax records.