17447 Bathurst Ave · Shady Hills, FL 34610

$260,000

3 bd · 2.0 ba · 1,341 sqft · SingleFamily public records · 22 Days on market

Built 1974 1.25 ac lot Est $326k · 20% under

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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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.7/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on over an acre, this 3 bedrooms, 2 baths block home has all the peace and tranquility of country living while being just minutes to restaurants, shopping, and entertainment! Meticulously maintained, this home is ready for you to entertain guests. The open floor plan had a brand new kitchen, new countertops, new cabinets, and stainless appliances, perfect for gatherings. New tile flooring through the whole house. New bathrooms and shower. New light fixtures. You will enjoy updated space and the vast landscape with a fenced area for comfort. Quick access to the Veterans Expressway and US 19 makes this a perfect location to settle into country living without giving up the comforts of the city! FHA offers welcome!!!

Key facts

• Functional kitchen
• New fencing
• Outdoor space

Tags

• NEW AC
• NEW FENCING
• PARTIALLY UPDATED PLUMBING
• FUNCTIONAL KITCHEN
• OUTDOOR SPACE
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Property on approximately 1.25 acres (1 to less than 2); Paved road access; Unfurnished
• Financial info: Annual tax information available (2025)
• HOA & community: No HOA/association; Pets allowed

Exterior

• Utilities: Well water; Septic tank; Electricity connected; Cable available; Public utilities available
• Home design: Single family residence; Residential property; One-story; Faces west; Completed condition; Zoned AR
• Construction: Block and concrete construction; Shingle roof; Slab foundation; Built on 1.25-acre lot
• Exterior features: Storage; Other exterior features

Interior

• Kitchen: Solid surface counters
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Solid surface counters
• Laundry & utility: Laundry inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (3.3% below list).
• Recommended offer: $251k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.5% in Shady Hills — 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 (#467 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, commute D+.
• 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.
• Market conditions: 252 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 ($256k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 18y 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 $195k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $251,312 (3.3% below list)

Questions for the listing agent

1. Built in 1974 — 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: 0.97% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $325,863
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17750 Oxenham Ave	0.35mi	3/2.0	1,316 (-2%)	14mo	$378,000	$287	69
18216 Alexson St	0.03mi	4/2.0 (+1)	1,520 (+13%)	6mo	$307,500	$202	66
17768 Chorvat Ave	0.28mi	3/2.0	1,387 (+3%)	22mo	$338,000	$244	62
18737 Greensboro St	0.58mi	4/2.0 (+1)	1,378 (+3%)	16mo	$270,000	$196	50
18406 Sand Pine Dr	0.57mi	3/2.0	1,532 (+14%)	1mo	$399,000	$260	49
16910 Diplomat Dr	0.57mi	3/2.0	1,496 (+12%)	8mo	$424,000	$283	47
18526 Alexson St	0.32mi	3/2.0	1,152 (-14%)	20mo	$280,000	$243	45
18008 Galveston St	0.44mi	3/2.0	1,512 (+13%)	18mo	$261,000	$173	43
17814 Medley Ave	0.57mi	3/2.0	1,152 (-14%)	21mo	$104,000	$90	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-23,450
• Equity at exit: $38,767

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $3,561
• Equity at exit: $22,480

Cash invested: $72,800 (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 34610

• Home prices YoY: -13.8%
• Active inventory: 252
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,513 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$220 /mo · $2,638/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $294

Break-even live

Break-even rent $2,141

Max offer price $260,000

Occupancy floor 83%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
156 Rose Bud Ln Spring Hill, FL	4.0	2.5	1875	$2,200	$1.17	2d	1	0.92mi
18321 Edgewood Dr Spring Hill, FL	2.0	2.0	1633	$2,800	$1.71	24d	1	0.96mi

Listing history 27 events

1. 2026-05-13
   status Pending
2. 2026-04-29
   status Active
3. 2026-03-18
   status Pending
4. 2026-03-10
   listed $260,000 Active
5. 2026-02-24
   status Active
6. 2026-02-14
   historical
7. 2026-01-27
   status Pending
8. 2026-01-05
   price $265,000
9. 2025-11-25
   listed $273,000 Active
10. 2020-10-07
    soldstatus $195,000
11. 2020-10-05
    soldstatus $195,000 Sold 734-char remark

    Show marketing remark (734 chars)

    Tucked away on over an acre, this 3 bedrooms, 2 baths block home has all the peace and tranquility of country living while being just minutes to restaurants, shopping, and entertainment! Meticulously maintained, this home is ready for you to entertain guests. The open floor plan had a brand new kitchen, new countertops, new cabinets, and stainless appliances, perfect for gatherings. New tile flooring through the whole house. New bathrooms and shower. New light fixtures. You will enjoy updated space and the vast landscape with a fenced area for comfort. Quick access to the Veterans Expressway and US 19 makes this a perfect location to settle into country living without giving up the comforts of the city! FHA offers welcome!!!

12. 2020-08-16
    status Pending 734-char remark

    Show marketing remark (734 chars)

    Tucked away on over an acre, this 3 bedrooms, 2 baths block home has all the peace and tranquility of country living while being just minutes to restaurants, shopping, and entertainment! Meticulously maintained, this home is ready for you to entertain guests. The open floor plan had a brand new kitchen, new countertops, new cabinets, and stainless appliances, perfect for gatherings. New tile flooring through the whole house. New bathrooms and shower. New light fixtures. You will enjoy updated space and the vast landscape with a fenced area for comfort. Quick access to the Veterans Expressway and US 19 makes this a perfect location to settle into country living without giving up the comforts of the city! FHA offers welcome!!!

13. 2020-07-21
    price $199,000 734-char remark

    Show marketing remark (734 chars)

    Tucked away on over an acre, this 3 bedrooms, 2 baths block home has all the peace and tranquility of country living while being just minutes to restaurants, shopping, and entertainment! Meticulously maintained, this home is ready for you to entertain guests. The open floor plan had a brand new kitchen, new countertops, new cabinets, and stainless appliances, perfect for gatherings. New tile flooring through the whole house. New bathrooms and shower. New light fixtures. You will enjoy updated space and the vast landscape with a fenced area for comfort. Quick access to the Veterans Expressway and US 19 makes this a perfect location to settle into country living without giving up the comforts of the city! FHA offers welcome!!!

14. 2020-07-07
    price $205,000 734-char remark

    Show marketing remark (734 chars)

    Tucked away on over an acre, this 3 bedrooms, 2 baths block home has all the peace and tranquility of country living while being just minutes to restaurants, shopping, and entertainment! Meticulously maintained, this home is ready for you to entertain guests. The open floor plan had a brand new kitchen, new countertops, new cabinets, and stainless appliances, perfect for gatherings. New tile flooring through the whole house. New bathrooms and shower. New light fixtures. You will enjoy updated space and the vast landscape with a fenced area for comfort. Quick access to the Veterans Expressway and US 19 makes this a perfect location to settle into country living without giving up the comforts of the city! FHA offers welcome!!!

15. 2020-06-09
    listed $210,000 Active 734-char remark

    Show marketing remark (734 chars)

    Tucked away on over an acre, this 3 bedrooms, 2 baths block home has all the peace and tranquility of country living while being just minutes to restaurants, shopping, and entertainment! Meticulously maintained, this home is ready for you to entertain guests. The open floor plan had a brand new kitchen, new countertops, new cabinets, and stainless appliances, perfect for gatherings. New tile flooring through the whole house. New bathrooms and shower. New light fixtures. You will enjoy updated space and the vast landscape with a fenced area for comfort. Quick access to the Veterans Expressway and US 19 makes this a perfect location to settle into country living without giving up the comforts of the city! FHA offers welcome!!!

16. 2011-04-18
    soldstatus $68,500
17. 2011-04-15
    soldstatus $68,500
18. 2011-04-15
    soldstatus $68,500
19. 2011-02-02
    listed $72,500
20. 2010-11-07
    listed $72,500
21. 2010-10-21
    historical
22. 2010-09-08
    listed $89,900
23. 2010-05-18
    listed $89,900
24. 2008-11-02
    listed $110,900
25. 2008-02-21
    historical
26. 2008-02-14
    listed $120,000
27. 1996-07-08
    soldstatus $8,700

ⓘ 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: $2,638 · $220/mo
• Projected year-2 tax: $2,638 · $220/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 26 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,157
• − Mortgage interest: −$14,564
• − Property taxes: −$2,638
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,413
• − Management: −$2,413
• − Depreciation: −$7,564
• Taxable loss: −$733
• Est. tax savings @ 24.0%: +$176
• After-tax cash flow: $3,701/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 — Shady Hills

• Score: 69/100
• State rank: #467
• US rank: #8437

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shady Hills, FL
• Population (ZIP): 16,544

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 12% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 3%
• Common ancestry: Romanian 3% Serbian 2% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica, Vietnam
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 1% Vietnamese 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: ▼ -55.13%
• Current HPI: 342.8714
• 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

+2888.5% since first listed

27 events — show timeline

• 2026-05-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Listed $260,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $265,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-25 Listed $273,000 Stellar MLS as Distributed by MLS Grid
• 2020-10-07 Sold (Public Records) $195,000 Public Records
• 2020-10-05 Sold (MLS) $195,000 Stellar MLS as Distributed by MLS Grid
• 2020-08-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-07-21 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2020-07-07 Price Changed $205,000 Stellar MLS as Distributed by MLS Grid
• 2020-06-09 Listed $210,000 Stellar MLS as Distributed by MLS Grid
• 2011-04-18 Sold (Public Records) $68,500 Public Records
• 2011-04-15 Sold (MLS) $68,500 HCAR
• 2011-04-15 Sold (MLS) $68,500 Stellar MLS as Distributed by MLS Grid
• 2011-02-02 Listed $72,500 Stellar MLS as Distributed by MLS Grid
• 2010-11-07 Listed $72,500 HCAR
• 2010-10-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-09-08 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2010-05-18 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 2008-11-02 Listed $110,900 Stellar MLS as Distributed by MLS Grid
• 2008-02-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-02-14 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 1996-07-08 Sold (Public Records) $8,700 Public Records

Property tax history

+7.8%/yr

Latest (2025): $2,638 · -15.5% YoY. Source: county tax records.