12133 Spartan Way #204 · Bayonet Point, FL 34667

$165,000

2 bd · 2.0 ba · 1,103 sqft · Condo public records · 62 Days on market

Built 1987 $375/mo HOA · 22% 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 +12.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +4.3/10.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 2 bedroom, 2 bath condominium offering 1,103 sq/ft of comfortable living space, located on the second floor in a well-maintained 55+ community in Hudson. This bright and airy unit features an open layout and plenty of natural light. Enjoy a variety of community amenities designed for an active and relaxed lifestyle. Conveniently situated near State Road 52 and US-19, providing easy access to shopping, dining, medical facilities, and the beautiful Gulf Coast. Perfect for year-round living or a seasonal retreat!

Key facts

• Elevated
• Community amenities
• Corner unit

Tags

• CORNER UNIT
• ELEVATED
• WELL MAINTAINED COMMUNITY
• COMMUNITY AMENITIES
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

Property features AI

Finance

• Other: Condo land included; Unit located on 2nd floor; Living area approximately 1,103 sq ft; building area approximately 1,167 sq ft; Lot size approximately 0.03 acres (about 103 m²); Road surface: asphalt
• Financial info: Total monthly fees $375; total annual fees $4,500; Lease restrictions apply
• HOA & community: Monthly association fee of $375 (includes pool, grounds maintenance, recreational facilities); Association approval required; Association: Coastal Management; Buyer approval required for community; Clubhouse and fitness center on site; Pool (community, heated, in-ground); Pets allowed (max weight 30 lbs); Deed restrictions; Senior community

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Phone available; Underground utilities; Water connected; Sewer connected
• Home design: Condominium; One story; Faces south
• Construction: Block and concrete construction; Shingle roof; Slab foundation; Built as part of a multi-unit building (building number 12133)
• Exterior features: Covered, enclosed and screened patio/porch; Rain gutters; Sliding doors; Storage

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central air
• Interior features: Ceiling fans; Eat-in kitchen; Living room / dining room combo; Open floorplan; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry closet; Outside laundry access

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-22 ($-265/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (2.4% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.

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: Hudson Academy (math 35% / reading 30%, grade F, #443 of 571 statewide, top 78%, 964 students, 80% FRL); Fivay High School (math 20% / reading 28%, grade F, #529 of 667 statewide, top 80%, 1,610 students, 78% FRL) — zoned schools average 79% FRL vs 48% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 51% district-wide (-23 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.3%/yr); 800 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 39% of the median local income ($51k/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 $1k of loan paydown is wiped out by about $5k 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 62 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 20y 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.
• Current owner paid $105k; list at $165k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,100 (6.0% 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 62 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.02% ✓
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.29×
• Total profit: $-32,905
• Equity at exit: $24,602

10-year hold

• IRR: -26.3%
• Equity multiple: -0.06×
• Total profit: $-48,841
• Equity at exit: $14,266

Cash invested: $46,200 (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 34667

• Rents YoY: -2.3%
• Active inventory: 800
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,678 high
• Mortgage (P&I): −$865
• Tax from tax record: −$38 /mo · $459/yr
• Insurance: −$69
• HOA: −$375
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-22

Break-even live

Break-even rent $1,705

Max offer price $161,105

Occupancy floor 96%

Sensitivity live

Price	-10% $71	-5% $25	+0% $-22	+5% $-69	+10% $-115
Rent	-10% $-155	-5% $-88	+0% $-22	+5% $44	+10% $110
Rate	-1.0pp $61	-0.5pp $20	base $-22	+0.5pp $-65	+1.0pp $-108

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12041 Hoosier Ct #204 Hudson, FL	2.0	2.0	1103	$1,495	$1.36	26d	1	0.11mi
12041 Hoosier Ct #204 Hudson, FL	2.0	2.0	1103	$1,495	$1.36	19d	1	0.11mi
12027 Hoosier Ct #203 Hudson, FL	2.0	2.0	1103	$1,550	$1.41	26d	1	0.15mi
7616 Danube Dr Hudson, FL	2.0	2.0	1125	$1,350	$1.20	26d	1	0.22mi
7602 Danube Dr Unit 7602 Hudson, FL	2.0	2.0	1125	$1,600	$1.42	26d	1	0.23mi
7924 Halsey Dr Port Richey, FL	3.0	2.0	1272	$1,800	$1.42	6d	1	0.42mi
7924 Halsey Dr Port Richey, FL	3.0	2.0	1272	$1,800	$1.42	23d	1	0.42mi
12200 Hudson Ridge Dr Port Richey, FL	2.0–3.0	2.0	1107	$1,468	$1.33	4d	10	0.43mi
11630 Paige Dr Port Richey, FL	3.0	1.0	1152	$1,680	$1.46	14d	1	0.54mi
7433 Greystone Dr #7433 Hudson, FL	2.0	2.0	1029	$1,300	$1.26	19d	1	0.56mi
11610 Meadow Dr Port Richey, FL	2.0	2.0	1128	$1,570	$1.39	14d	1	0.56mi
11611 Constance Dr Port Richey, FL	3.0	1.0	984	$1,540	$1.57	26d	1	0.56mi
11611 Constance Dr Port Richey, FL	3.0	1.0	984	$1,540	$1.57	13d	1	0.56mi
7539 Gulf Highlands Dr Port Richey, FL	2.0	1.5	936	$1,550	$1.66	6d	1	0.58mi
8304 Mill Creek Ln Hudson, FL	2.0	2.0	1000	$1,650	$1.65	26d	1	0.60mi
7715 Sue Ellen Dr Port Richey, FL	2.0	2.0	1080	$1,495	$1.38	5d	1	0.61mi
8312 Mill Creek Ln Hudson, FL	2.0	2.0	1152	$1,600	$1.39	1d	1	0.64mi
8312 Mill Creek Ln Hudson, FL	2.0	2.0	1152	$1,600	$1.39	26d	1	0.64mi
7608 Sue Ellen Dr Port Richey, FL	3.0	2.0	1310	$2,400	$1.83	26d	1	0.66mi
7804 Topay Ln Port Richey, FL	3.0	2.0	1125	$1,795	$1.60	1d	1	0.67mi
12702 Social Dr Hudson, FL	2.0	1.0	1032	$1,500	$1.45	6d	1	0.70mi
12809 College Hill Dr Hudson, FL	3.0	2.0	1114	$1,780	$1.60	6d	1	0.75mi
7530 Judith Cres Port Richey, FL	2.0	2.0	1446	$1,695	$1.17	22d	1	0.76mi
7530 Judith Cres Port Richey, FL	2.0	2.0	1446	$2,200	$1.52	26d	1	0.76mi
7520 Hawthorn Dr Unit NA Port Richey, FL	2.0	2.0	1303	$1,900	$1.46	26d	1	0.84mi
7520 Hawthorn Dr Port Richey, FL	2.0	2.0	1303	$1,800	$1.38	25d	1	0.84mi
7531 Greybirch Ter Port Richey, FL	3.0	2.0	1400	$2,000	$1.43	26d	1	0.85mi
7300 Country Club Dr Hudson, FL	2.0	1.0	926	$1,400	$1.51	4d	1	0.86mi
11241 Yewtree Ave Port Richey, FL	3.0	2.0	1306	$1,950	$1.49	25d	1	0.89mi
8161 Braddock Cir #1 Port Richey, FL	2.0	2.0	1000	$1,595	$1.59	19d	1	0.90mi
11635 Salmon Dr Port Richey, FL	2.0	1.5	816	$1,500	$1.84	26d	1	0.91mi
8305 Sandwedge Cir Unit A Hudson, FL	2.0	2.0	1144	$1,450	$1.27	23d	1	0.97mi
11138 Yellowwood Ln Unit NA Port Richey, FL	3.0	1.0	1000	$1,800	$1.80	26d	1	1.00mi
7540 Venice Dr Port Richey, FL	3.0	2.0	1394	$1,775	$1.27	6d	1	1.03mi
7724 Tyson Dr Port Richey, FL	2.0	2.0	1200	$1,550	$1.29	1d	1	1.05mi
7705 Ilex Dr Port Richey, FL	3.0	2.0	1349	$2,000	$1.48	26d	1	1.06mi
12221 Holbrook Dr Bayonet Point, FL	1.0–2.0	1.0–2.0	761	$1,685	$2.21	0d	55	1.07mi
7213 Seward Dr Port Richey, FL	2.0	1.0	700	$1,500	$2.14	26d	1	1.16mi
11103 Harding Dr Unit 2 Port Richey, FL	2.0	1.0	760	$1,450	$1.91	21d	1	1.18mi
12535 3rd Isle Hudson, FL	2.0	2.0	1389	$2,600	$1.87	26d	1	1.28mi

HOA detail condo

• Monthly dues: $375 · $4,500/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-22
   days on market $165,000 Active 62 DOM
2. 2026-06-18
   days on market $165,000 Active 59 DOM
3. 2026-06-17
   days on market $165,000 Active 58 DOM
4. 2026-06-16
   days on market $165,000 Active 57 DOM
5. 2026-06-15
   days on market $165,000 Active 56 DOM
6. 2026-06-13
   days on market $165,000 Active 54 DOM
7. 2026-06-09
   days on market $165,000 Active 50 DOM
8. 2026-06-08
   days on market $165,000 Active 49 DOM
9. 2026-06-07
   days on market $165,000 Active 48 DOM
10. 2026-06-04
    days on market $165,000 Active 45 DOM
11. 2026-06-03
    days on market $165,000 Active 44 DOM
12. 2026-06-02
    days on market $165,000 Active 43 DOM
13. 2026-06-01
    days on market $165,000 Active 42 DOM
14. 2026-05-31
    days on market $165,000 Active 41 DOM
15. 2026-05-15
    price $165,000
16. 2026-04-20
    listed $169,000 Active
17. 2025-12-18
    historical
18. 2025-06-19
    listed $173,000 Active
19. 2025-04-14
    historical
20. 2025-03-31
    price $169,000
21. 2025-01-14
    price $174,900
22. 2024-10-04
    listed $175,000 Active
23. 2024-09-23
    historical
24. 2024-06-01
    price $175,000
25. 2024-05-02
    price $170,000
26. 2024-03-28
    listed $175,000 Active
27. 2021-09-08
    soldstatus $105,000
28. 2021-09-07
    soldstatus $105,000 Closed
29. 2021-07-29
    listed $105,900
30. 2021-07-29
    historical
31. 2017-04-14
    soldstatus $85,500 Sold
32. 2017-03-24
    status Pending
33. 2017-03-04
    listed $89,900 Active
34. 2009-11-19
    soldstatus $46,000
35. 2009-11-12
    soldstatus $46,000
36. 2009-07-06
    listed $49,000
37. 2008-12-06
    listed $59,000
38. 2008-03-04
    listed $69,000
39. 2007-01-22
    listed $79,000
40. 2006-07-21
    listed $104,900
41. 2006-02-01
    listed $119,999
42. 1987-10-01
    soldstatus $46,900

ⓘ 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: $459 · $38/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$910/yr (+$76/mo · 198.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°F today · 25 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: $20,131
• − Mortgage interest: −$9,243
• − Property taxes: −$459
• − Insurance: −$825
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − HOA: −$4,500
• − Depreciation: −$4,800
• Taxable loss: −$2,917
• Est. tax savings @ 24.0%: +$700
• After-tax cash flow: $436/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

• Census place: Bayonet Point, FL
• County: Pasco County · 524,098 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 30,689
• Household income: $51,280
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 946.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 6% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 7% · Canada, Jamaica, Vietnam
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 0%

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: ▼ -183.96%
• Current HPI: 307.5552
• Rent YoY: ▼ -2.26%
• 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

+251.8% since first listed

28 events — show timeline

• 2026-05-15 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Listed $169,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-19 Listed $173,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-31 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-14 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-04 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-01 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-02 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-28 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2021-09-08 Sold (Public Records) $105,000 Public Records
• 2021-09-07 Sold (MLS) $105,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-07-29 Listed $105,900 Stellar MLS as Distributed by MLS Grid
• 2017-04-14 Sold (MLS) $85,500 Stellar MLS as Distributed by MLS Grid
• 2017-03-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-03-04 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2009-11-19 Sold (Public Records) $46,000 Public Records
• 2009-11-12 Sold (MLS) $46,000 Stellar MLS as Distributed by MLS Grid
• 2009-07-06 Listed $49,000 Stellar MLS as Distributed by MLS Grid
• 2008-12-06 Listed $59,000 Stellar MLS as Distributed by MLS Grid
• 2008-03-04 Listed $69,000 Stellar MLS as Distributed by MLS Grid
• 2007-01-22 Listed $79,000 Stellar MLS as Distributed by MLS Grid
• 2006-07-21 Listed $104,900 Stellar MLS as Distributed by MLS Grid
• 2006-02-01 Listed $119,999 Stellar MLS as Distributed by MLS Grid
• 1987-10-01 Sold (Public Records) $46,900 Public Records

Property tax history

-3.0%/yr

Latest (2025): $459 · +5.8% YoY. Source: county tax records.