870 Virginia St #111 · Dunedin, FL 34698

$98,000

1 bd · 1.0 ba · 664 sqft · Condo public records · 48 Days on market

Built 1975 $588/mo HOA · 34% of rent

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Why this score? — see what drove the C 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 +18.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Only a short 10 minute walk to beautiful downtown Dunedin and close to Mease Dunedin Hospital. Fully furnished, move in condition with new furniture (except TV). Recently updated, freshly painted throughout, with new kitchen, new hot water heater and newly installed flooring (no carpet), new baseboards, louvered closet doors, tasteful pictures, new ceiling fan, kitchen lighting, GFCI's and plantation shutters on windows. New AC/air handler in 2014. In a very quiet setting with live oaks. Steps away from the pool and hot tub. Water and cable included in condo fees. Live the Florida retired lifestyle by enjoying each beautiful day with a bike ride on the Pinellas Trail or a walk to the water, parks, and downtown Dunedin. Short distance to Highway 19 and 20 minutes to Tampa.

Key facts

• Newer appliances
• Ground-floor condo
• Partial pool views

Tags

• GROUND-FLOOR CONDO
• PARTIAL POOL VIEWS
• HURRICANE-RATED WINDOWS
• NEWER APPLIANCES
• EASY ACCESS TO WATERFRONT

Property features AI

Finance

• Other: Partially furnished
• Financial info: Total monthly fees $588 (includes condo fee and additional maintenance/land lease); Total annual fees $7,056; Lease restrictions apply
• HOA & community: Monthly condo fee of $456; Monthly maintenance/land lease amount $132 in addition to condo fee; Association amenities include clubhouse, fitness center, pool, spa/hot tub, cable TV, vehicle restrictions; Association fee includes cable TV, pool, escrow reserves, insurance, internet, grounds maintenance, management, recreational facilities, sewer, trash, water; Buyer/association approval required; On-site property manager; Community features: clubhouse, community mailbox, deed restrictions, sidewalks, street lights, no truck/RV/motorcycle parking, association recreation owned; Senior community; Pets: cats allowed

Exterior

• Parking: Visitor parking available (see directions for parking area)
• Utilities: Public sewer; Water connected; Electricity connected; Cable connected; Phone available; Public utilities
• Home design: Condominium; Residential property; One-level unit; Faces west; 3-story building
• Construction: Block and stucco construction; Built-up roof; Slab foundation; Built in 1 (building number 1)
• Exterior features: Exterior lighting; Sidewalks; Paved roads

Interior

• Kitchen: Disposal; Microwave; Range; Range hood; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 1 bedroom (located on 1st floor)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Solid surface counters; Window treatments; Shutters; Storm windows; Building elevator
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $98k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 2.8% in Dunedin — 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 86/100 on livability (#15 in FL, #411 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+; Watch: employment C-, amenities D.
• Pinellas (suburban): math 51% / reading 51% proficiency, ranked #31 of 73 in FL (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.7%/yr); 481 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $678 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pinellas County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $22k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,060 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.76% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.69% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.61×
• Total profit: $-10,575
• Equity at exit: $14,612

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-2,780
• Equity at exit: $8,473

Cash invested: $27,440 (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 34698

• Rents YoY: 2.7%
• Active inventory: 481
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,724 high
• Mortgage (P&I): −$514
• Tax from tax record: −$133 /mo · $1,601/yr
• Insurance: −$41
• HOA: −$588
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $86

Break-even live

Break-even rent $1,615

Max offer price $98,000

Occupancy floor 90%

Sensitivity live

Price	-10% $141	-5% $113	+0% $86	+5% $58	+10% $30
Rent	-10% $-51	-5% $17	+0% $86	+5% $154	+10% $222
Rate	-1.0pp $135	-0.5pp $110	base $86	+0.5pp $60	+1.0pp $34

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
905 Patricia Ave Dunedin, FL	1.0	1.0	550	$1,800	$3.27	25d	1	0.23mi
602 Skinner Blvd Dunedin, FL	1.0	1.5	448	$2,750	$6.14	25d	1	0.46mi
612 Bass Ct Dunedin, FL	1.0–2.0	1.0	698	$1,479	$2.12	2d	6	0.48mi
580 Skinner Blvd Unit 4 Dunedin, FL	2.0	1.0	750	$2,045	$2.73	25d	1	0.48mi
1196 Angle Rd Dunedin, FL	1.0	1.0	700	$1,675	$2.39	5d	1	0.51mi
660 Beltrees St Dunedin, FL	1.0–3.0	1.0–1.5	905	$1,125	$1.24	8d	2	0.55mi
885 Beltrees St #12 Dunedin, FL	1.0	1.0	550	$1,350	$2.45	25d	1	0.58mi
616 Dogwood Ct Dunedin, FL	1.0	1.0	551	$1,700	$3.09	5d	1	0.59mi
607 Lyndhurst St Unit 607 Dunedin, FL	2.0	1.0	677	$2,250	$3.32	25d	1	0.59mi
612 Dogwood Ct Dunedin, FL	1.0	1.0	550	$1,350	$2.45	5d	1	0.59mi
451 Skinner Blvd Unit A Dunedin, FL	2.0	1.0	750	$1,500	$2.00	8d	1	0.61mi
609 Dogwood Ct Unit 609 Dunedin, FL	2.0	1.0	725	$1,850	$2.55	25d	1	0.61mi
417 Milwaukee Ave Dunedin, FL	2.0	1.0	650	$1,850	$2.85	5d	1	0.64mi
416 Skinner Blvd Unit B Dunedin, FL	1.0	1.0	620	$1,795	$2.90	25d	1	0.67mi
2701 Dunedin Commons Pl Dunedin, FL	1.0–2.0	1.0–2.0	887	$1,931	$2.18	4d	12	0.69mi
690 Regina Rd Dunedin, FL	2.0	1.0	745	$2,195	$2.95	5d	1	0.71mi
257 Milwaukee Ave Dunedin, FL	1.0–2.0	1.0–1.5	889	$1,146	$1.29	2d	9	0.74mi
600 Douglas Ave Unit 340 Dunedin, FL	1.0	1.0	550	$1,695	$3.08	25d	1	0.75mi
405 Locklie St Unit 4055A Dunedin, FL	2.0	1.0	750	$1,695	$2.26	5d	1	0.83mi
152 Macalpine Way Dunedin, FL	1.0–3.0	1.0–2.5	943	$1,460	$1.55	2d	42	0.96mi
632 Edgewater Dr #537 Dunedin, FL	1.0	1.0	695	$2,300	$3.31	25d	1	0.97mi
698 Union St Dunedin, FL	—	1.0	420	$1,000	$2.38	4d	1	1.08mi
2099 Kings Hwy #1 Clearwater, FL	1.0	1.0	686	$1,450	$2.11	8d	1	1.10mi
1523 Bayshore Blvd Unit 3 Dunedin, FL	1.0	1.0	640	$2,750	$4.30	25d	1	1.14mi
1283 Palm St Unit C Clearwater, FL	—	1.0	475	$995	$2.09	8d	1	1.22mi
1600 Pasadena Dr Unit B Dunedin, FL	1.0	1.0	400	$1,450	$3.62	25d	1	1.23mi
1600 Pasadena Dr Unit A Dunedin, FL	1.0	1.0	385	$1,250	$3.25	15d	1	1.23mi
1420 Oak Hill Dr #104 Dunedin, FL	1.0	1.0	610	$1,600	$2.62	25d	1	1.25mi
1515 County Road 1 Dunedin, FL	1.0–2.0	1.0	719	$1,250	$1.74	8d	1	1.49mi

HOA detail condo

• Monthly dues: $588 · $7,056/yr
• Likely covers: watercablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-05-21
   status Pending
2. 2026-05-07
   price $98,000
3. 2026-04-03
   listed $120,000 Active
4. 2022-11-08
   soldstatus $147,000
5. 2022-08-17
   soldstatus $116,000
6. 2016-05-04
   soldstatus $55,000
7. 2016-04-29
   soldstatus $55,000 Sold 783-char remark

   Show marketing remark (783 chars)

   Only a short 10 minute walk to beautiful downtown Dunedin and close to Mease Dunedin Hospital. Fully furnished, move in condition with new furniture (except TV). Recently updated, freshly painted throughout, with new kitchen, new hot water heater and newly installed flooring (no carpet), new baseboards, louvered closet doors, tasteful pictures, new ceiling fan, kitchen lighting, GFCI's and plantation shutters on windows. New AC/air handler in 2014. In a very quiet setting with live oaks. Steps away from the pool and hot tub. Water and cable included in condo fees. Live the Florida retired lifestyle by enjoying each beautiful day with a bike ride on the Pinellas Trail or a walk to the water, parks, and downtown Dunedin. Short distance to Highway 19 and 20 minutes to Tampa.

8. 2016-04-15
   historical Contingent - Inspections 783-char remark

   Show marketing remark (783 chars)

   Only a short 10 minute walk to beautiful downtown Dunedin and close to Mease Dunedin Hospital. Fully furnished, move in condition with new furniture (except TV). Recently updated, freshly painted throughout, with new kitchen, new hot water heater and newly installed flooring (no carpet), new baseboards, louvered closet doors, tasteful pictures, new ceiling fan, kitchen lighting, GFCI's and plantation shutters on windows. New AC/air handler in 2014. In a very quiet setting with live oaks. Steps away from the pool and hot tub. Water and cable included in condo fees. Live the Florida retired lifestyle by enjoying each beautiful day with a bike ride on the Pinellas Trail or a walk to the water, parks, and downtown Dunedin. Short distance to Highway 19 and 20 minutes to Tampa.

9. 2016-03-31
   listed $59,900 Active 783-char remark

   Show marketing remark (783 chars)

   Only a short 10 minute walk to beautiful downtown Dunedin and close to Mease Dunedin Hospital. Fully furnished, move in condition with new furniture (except TV). Recently updated, freshly painted throughout, with new kitchen, new hot water heater and newly installed flooring (no carpet), new baseboards, louvered closet doors, tasteful pictures, new ceiling fan, kitchen lighting, GFCI's and plantation shutters on windows. New AC/air handler in 2014. In a very quiet setting with live oaks. Steps away from the pool and hot tub. Water and cable included in condo fees. Live the Florida retired lifestyle by enjoying each beautiful day with a bike ride on the Pinellas Trail or a walk to the water, parks, and downtown Dunedin. Short distance to Highway 19 and 20 minutes to Tampa.

10. 2015-09-09
    soldstatus $38,000
11. 2015-09-08
    soldstatus $38,000 Sold 668-char remark

    Show marketing remark (668 chars)

    Whether looking for long-term retirement living or seasonal respite this complex has been a long time Dunedin favorite. Mature living with mature landscaping and gracious amenities such as heated pool & spa, plus easy access to the parks, events, beaches, dining and recreation that make Dunedin such a popular retirement area. First floor convenience located just steps from the pool and a garden view, this unit has newer kitchen cabinets and appliances, central air conditioning unit installed in 2014 and lovely all weather screen porch off bedroom. Pet policy excludes dogs but welcomes 2 indoor cats. A fabulous lifestyle opportunity for those on a budget.

12. 2015-08-25
    historical Contingent - Other Contract Contingencies 668-char remark

    Show marketing remark (668 chars)

    Whether looking for long-term retirement living or seasonal respite this complex has been a long time Dunedin favorite. Mature living with mature landscaping and gracious amenities such as heated pool & spa, plus easy access to the parks, events, beaches, dining and recreation that make Dunedin such a popular retirement area. First floor convenience located just steps from the pool and a garden view, this unit has newer kitchen cabinets and appliances, central air conditioning unit installed in 2014 and lovely all weather screen porch off bedroom. Pet policy excludes dogs but welcomes 2 indoor cats. A fabulous lifestyle opportunity for those on a budget.

13. 2015-06-02
    listed $45,900 Active 668-char remark

    Show marketing remark (668 chars)

    Whether looking for long-term retirement living or seasonal respite this complex has been a long time Dunedin favorite. Mature living with mature landscaping and gracious amenities such as heated pool & spa, plus easy access to the parks, events, beaches, dining and recreation that make Dunedin such a popular retirement area. First floor convenience located just steps from the pool and a garden view, this unit has newer kitchen cabinets and appliances, central air conditioning unit installed in 2014 and lovely all weather screen porch off bedroom. Pet policy excludes dogs but welcomes 2 indoor cats. A fabulous lifestyle opportunity for those on a budget.

14. 2012-03-15
    historical
15. 2011-02-03
    listed $46,200
16. 2003-08-27
    soldstatus $33,500

ⓘ 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: $1,601 · $133/mo
• Projected year-2 tax: $1,601 · $133/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,684
• − Mortgage interest: −$5,490
• − Property taxes: −$1,601
• − Insurance: −$490
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − HOA: −$7,056
• − Depreciation: −$2,851
• Taxable loss: −$113
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $1,053/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: Pinellas
• NCES district ID: 1201560
• Math proficiency: 51% ▼ -5.00%
• Reading proficiency: 51% ▼ -3.00%
• Median HH income: $46,270
• Composite: 43.27/100
• National rank: #3046
• State rank: #31 of 73 in FL

Livability — Dunedin

• Score: 86/100
• State rank: #15
• US rank: #411

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunedin, FL
• County: Pinellas County · 939,478 people
• City population: 38,171
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 38,171
• Household income: $74,078
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 1390.0

Population outlook (Pinellas County) Hauer SSP2

• Today (2025): 1,027,532 people
• By 2030: 1,063,586 · +3.5%
• By 2040: 1,125,020 · +9.5%
• By 2050: 1,168,637 · +13.7%
• By 2075: 1,265,188 · +23.1%
• By 2100: 1,260,357 · +22.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 7% Hispanic / Latino 6% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 3%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Pinellas

• 2024 margin: Lean R (+5.2) · D 46.9% · R 52.1%
• 2008→2024 swing: -13.5pp toward R · 2008: 8.3pp · 2024: -5.2pp
• All cycles: 2024: R+5.2 2020: D+0.2 2016: R+1.1 2012: D+5.6 2008: D+8.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -515.66%
• Current HPI: 387.4694
• Rent YoY: ▲ 2.69%
• 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

+192.5% since first listed

16 events — show timeline

• 2026-05-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $98,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2022-11-08 Sold (Public Records) $147,000 Public Records
• 2022-08-17 Sold (Public Records) $116,000 Public Records
• 2016-05-04 Sold (Public Records) $55,000 Public Records
• 2016-04-29 Sold (MLS) $55,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-15 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-03-31 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2015-09-09 Sold (Public Records) $38,000 Public Records
• 2015-09-08 Sold (MLS) $38,000 Stellar MLS as Distributed by MLS Grid
• 2015-08-25 Contingent — Stellar MLS as Distributed by MLS Grid
• 2015-06-02 Listed $45,900 Stellar MLS as Distributed by MLS Grid
• 2012-03-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-02-03 Listed $46,200 Stellar MLS as Distributed by MLS Grid
• 2003-08-27 Sold (Public Records) $33,500 Public Records

Property tax history

+10.7%/yr

Latest (2025): $1,601 · -7.5% YoY. Source: county tax records.