6801 Dali Ave #206 · Land O' Lakes, FL 34637

$275,000

2 bd · 2.0 ba · 1,128 sqft · Condo public records · 151 Days on market

Built 2004 $516/mo HOA · 19% of rent

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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).

• Cash flow +10.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• Schools +4.3/10.0
• Appreciation +4.2/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located in beautiful Caliente clothing optional resort is this adorable "Key West West style", two bedroom two bath condo. This condo has new floors, countertops, refrigerator, stove, dishwasher and microwave. The air conditioner was replaced in 2020. The shower has a large window, and the Second bedroom even has a Murphy bed. In the living room there is a an electric fireplace that you can use with heat or without! There are four ceiling fans to keep you cool! And, the electric on an estimated recurring bill is only $109 per month. Call measurements are estimated, please check measurements. Buyers must be Full members of Caliente resort in good standing. Buyers also must submit a

Key facts

• New floors
• New stove
• New refrigerator

Tags

• NEW FLOORS
• NEW COUNTERTOPS
• NEW REFRIGERATOR
• NEW STOVE
• NEW DISHWASHER
• NEW MICROWAVE

Property features AI

Finance

• Other: Pets allowed (cats and dogs) with number and size limits
• Financial info: Total annual association fees $6,193.92; Lease restrictions apply
• HOA & community: Monthly HOA/association dues totaling $516.16 (breakdown: $400 + $116.16); Association approval required; Association fee includes: 24-hour guard, common area taxes, pool, escrow reserves, building & grounds maintenance, management, pest control, private road maintenance, sewer, trash; Buyers may require approval; Community amenities: clubhouse, fitness center, pool, tennis courts, sidewalks, street lights, community mailbox, golf cart friendly, reclaimed water irrigation, wheelchair access

Exterior

• Parking: Details not provided
• Security: 24-hour guard (included in association services)
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Fiber optics available; Sewer connected; Water connected; Sprinkler well; Fire hydrant on site
• Home design: Condominium; Residential property; One story; North-facing; Located on 2nd floor (unit 206)
• Construction: Block and stucco construction; Tile roof; Concrete perimeter foundation; Building identified as G
• Exterior features: Balcony; Asphalt road access

Interior

• Kitchen: Cooktop; Range / Oven; Range hood; Microwave; Dishwasher; Disposal; Refrigerator; Exhaust fan; Water filtration system; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Brick; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Crown molding; Electric fireplace in living room; 6 total rooms
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $-148 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (3.5% below list).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% vs local median 3.7% in Land O' Lakes — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Connerton Elementary School (math 48% / reading 57%, grade C-, #976 of 2,144 statewide, top 46%, 958 students, 39% FRL); Pine View Middle School (math 63% / reading 52%, grade B, #157 of 571 statewide, top 28%, 1,170 students, 32% FRL); Land O' Lakes High School (math 56% / reading 64%, grade C+, #106 of 667 statewide, top 16%, 2,248 students, 27% FRL) — zoned schools average 33% FRL vs 48% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 287 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $2k of loan paydown is wiped out by about $4k 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 151 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $144k; list at $275k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,000 (12.0% 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 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.96% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.53×
• Total profit: $-36,491
• Equity at exit: $59,345

10-year hold

• IRR: -4.2%
• Equity multiple: 0.65×
• Total profit: $-27,139
• Equity at exit: $56,501

Cash invested: $77,000 (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 34637

• Home prices YoY: -1.2%
• Active inventory: 287
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,654 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$172 /mo · $2,060/yr
• Insurance: −$115
• HOA: −$516
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-148

Break-even live

Break-even rent $2,841

Max offer price $248,868

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-70	+0% $-148	+5% $-226	+10% $-304
Rent	-10% $-358	-5% $-253	+0% $-148	+5% $-43	+10% $62
Rate	-1.0pp $-9	-0.5pp $-78	base $-148	+0.5pp $-219	+1.0pp $-292

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20716 Eustis Rd Land O Lakes, FL	3.0	2.0	1455	$2,050	$1.41	3d	1	0.64mi
20191 Sabal Palm Ct Land O' Lakes, FL	1.0–3.0	1.0–2.5	1404	$2,471	$1.76	1d	21	1.33mi

HOA detail condo

• Monthly dues: $516 · $6,192/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $275,000 Active 151 DOM
2. 2026-06-17
   days on market $275,000 Active 150 DOM
3. 2026-06-16
   days on market $275,000 Active 149 DOM
4. 2026-06-15
   days on market $275,000 Active 148 DOM
5. 2026-06-13
   days on market $275,000 Active 146 DOM
6. 2026-06-09
   days on market $275,000 Active 142 DOM
7. 2026-06-08
   days on market $275,000 Active 141 DOM
8. 2026-06-07
   days on market $275,000 Active 140 DOM
9. 2026-06-04
   days on market $275,000 Active 137 DOM
10. 2026-06-03
    days on market $275,000 Active 136 DOM
11. 2026-06-02
    days on market $275,000 Active 135 DOM
12. 2026-06-01
    days on market $275,000 Active 134 DOM
13. 2026-05-31
    days on market $275,000 Active 133 DOM
14. 2026-01-18
    listed $275,000 Active
15. 2013-12-27
    soldstatus $143,900

ⓘ 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: $2,060 · $172/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$222/yr (+$19/mo · 10.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 28 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,845
• − Mortgage interest: −$15,404
• − Property taxes: −$2,060
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,548
• − Management: −$2,548
• − HOA: −$6,192
• − Depreciation: −$8,000
• Taxable loss: −$6,282
• Est. tax savings @ 24.0%: +$1,508
• After-tax cash flow: $-268/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 — Land O' Lakes

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Pasco County · 524,098 people
• City population: 11,398
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 13,049
• Household income: $115,214
• Rent vs Own: 8.7% rent · 91.3% own
• Severe rent burden: 96.0

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 16% Two or more races 10% Black 7% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 10% Cuban 1%
• Common ancestry: Romanian 5% Italian 3% Iranian 2%
• Foreign-born: 8% · Canada
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 4% Tagalog/Filipino 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: ▼ -1.54%
• Current HPI: 126.1415
• Rent YoY: —
• 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

+91.1% since first listed

2 events — show timeline

• 2026-01-18 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2013-12-27 Sold (Public Records) $143,900 Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,060 · +2.8% YoY. Source: county tax records.