8836 Huntsman Ln · Bayonet Point, FL 34668

$214,900

2 bd · 2.0 ba · 800 sqft · SingleFamily public records · 77 Days on market

Built 1986 5,100 sqft lot Est $145k · 48% over

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Why this score? — see what drove the F 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 +13.5/30.0
• Schools +4.3/10.0
• DSCR +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Bear Creek, great starter home or retirement home with newer appliances, berber carpet, screened porch, no rear neighbors, ceiling fans, and sprinklers. A Great neighborhood, fantastic price, a must see.

Key facts

• Fenced back yard
• Updated cabinets
• Hurricane shutters

Tags

• UPDATED LUXURY VINYL FLOORING
• FENCED BACK YARD
• COVERED LANAI
• UPDATED BATHROOM
• UPDATED CABINETS
• HURRICANE SHUTTERS

Property features AI

Finance

• Other: Homestead exempt; Zoned R4
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Cable available; Public utilities
• Home design: Single family residence; Residential property; One story; Faces north; Entry level: One
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on a 0.12-acre lot
• Exterior features: Sidewalk; Chain link fencing; Irrigation equipment

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Living room/dining room combo; Open floor plan
• Laundry & utility: Washer; Dryer; Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $6 ($76/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 $162k (24.7% below list).
• Recommended offer: $162k (24.7% below list) — sets the bar for 1% rule.

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+, schools 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.
• Market conditions: Rents rising (+1.3%/yr); 581 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 41% 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 $1k of loan paydown is wiped out by about $6k 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 77 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $215k implies a 207% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,894 (24.7% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.75% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $144,800
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8907 Huntsman Ln	0.04mi	2/1.0	775 (-3%)	15mo	$224,999	$290	76
9041 Rye St	0.38mi	2/2.0	756 (-6%)	19mo	$46,000	$61	57
11301 Edison Ave	0.17mi	2/1.0	728 (-9%)	23mo	$54,000	$74	54
9400 Loras St	0.60mi	2/2.0	768 (-4%)	15mo	$139,000	$181	53
9401 Cherokee Dr	0.56mi	2/2.0	784 (-2%)	21mo	$130,000	$166	53
8641 Zane Ln	0.58mi	2/1.5	775 (-3%)	21mo	$204,000	$263	48
11130 Chicago Ave	0.75mi	2/2.0	906 (+13%)	4mo	$250,000	$276	40

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: -17.8%
• Equity multiple: 0.38×
• Total profit: $-37,282
• Equity at exit: $32,042

10-year hold

• IRR: -13.2%
• Equity multiple: 0.28×
• Total profit: $-43,298
• Equity at exit: $18,581

Cash invested: $60,172 (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: 581
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$56 /mo · $674/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $6

Break-even live

Break-even rent $1,611

Max offer price $214,900

Occupancy floor 95%

Sensitivity live

Price	-10% $128	-5% $67	+0% $6	+5% $-55	+10% $-115
Rent	-10% $-122	-5% $-58	+0% $6	+5% $70	+10% $134
Rate	-1.0pp $115	-0.5pp $61	base $6	+0.5pp $-49	+1.0pp $-106

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11635 Salmon Dr Port Richey, FL	2.0	1.5	816	$1,500	$1.84	25d	1	0.52mi
9440 Bourbon St Unit 9 New Port Richey, FL	2.0	1.0	700	$1,275	$1.82	25d	1	0.64mi
8161 Braddock Cir #1 Port Richey, FL	2.0	2.0	1000	$1,595	$1.59	19d	1	0.72mi
12221 Holbrook Dr Bayonet Point, FL	1.0–2.0	1.0–2.0	761	$1,685	$2.21	0d	58	0.92mi
11138 Yellowwood Ln Unit NA Port Richey, FL	3.0	1.0	1000	$1,800	$1.80	25d	1	0.92mi
12200 Hudson Ridge Dr Port Richey, FL	2.0–3.0	2.0	1107	$1,468	$1.33	4d	10	0.99mi
11611 Constance Dr Port Richey, FL	3.0	1.0	984	$1,540	$1.57	12d	1	1.04mi
11611 Constance Dr Port Richey, FL	3.0	1.0	984	$1,540	$1.57	25d	1	1.04mi
10802 Laburnum Dr Port Richey, FL	2.0	2.0	1002	$1,545	$1.54	25d	1	1.09mi
7804 Topay Ln Port Richey, FL	3.0	2.0	1125	$1,795	$1.60	0d	1	1.11mi
7715 Sue Ellen Dr Port Richey, FL	2.0	2.0	1080	$1,495	$1.38	4d	1	1.19mi
10502 Laburnum Dr Port Richey, FL	2.0	2.0	1002	$1,545	$1.54	25d	1	1.20mi
7839 Canna Dr Port Richey, FL	2.0	2.0	1095	$1,450	$1.32	12d	1	1.25mi
7808 Talisman Dr Port Richey, FL	3.0	2.0	1063	$2,100	$1.98	25d	1	1.27mi
8304 Mill Creek Ln Hudson, FL	2.0	2.0	1000	$1,650	$1.65	25d	1	1.32mi
7539 Gulf Highlands Dr Port Richey, FL	2.0	1.5	936	$1,550	$1.66	6d	1	1.35mi
12027 Hoosier Ct #203 Hudson, FL	2.0	2.0	1103	$1,550	$1.41	25d	1	1.41mi
12041 Hoosier Ct #204 Hudson, FL	2.0	2.0	1103	$1,495	$1.36	19d	1	1.42mi
12041 Hoosier Ct #204 Hudson, FL	2.0	2.0	1103	$1,495	$1.36	25d	1	1.42mi
8422 Paxton Dr Port Richey, FL	2.0	1.0	744	$1,800	$2.42	25d	1	1.43mi
10303 Gardenia Ln Port Richey, FL	3.0	2.0	1054	$1,950	$1.85	25d	1	1.46mi
10225 Gardenia Ln Port Richey, FL	3.0	1.0	1042	$1,495	$1.43	16d	1	1.50mi

Listing history 16 events

1. 2026-04-28
   status Pending
2. 2026-04-10
   price $214,900
3. 2026-03-04
   price $219,900
4. 2026-02-19
   price $224,000
5. 2026-02-10
   listed $229,000 Active
6. 2008-05-06
   soldstatus $70,000
7. 2008-05-01
   soldstatus $70,000 213-char remark

   Show marketing remark (213 chars)

   Beautiful Bear Creek, great starter home or retirement home with newer appliances, berber carpet, screened porch, no rear neighbors, ceiling fans, and sprinklers. A Great neighborhood, fantastic price, a must see.

8. 2007-10-25
   listed $74,900 213-char remark

   Show marketing remark (213 chars)

   Beautiful Bear Creek, great starter home or retirement home with newer appliances, berber carpet, screened porch, no rear neighbors, ceiling fans, and sprinklers. A Great neighborhood, fantastic price, a must see.

9. 2007-04-03
   listed $105,000
10. 2006-08-30
    listed $112,900
11. 2006-03-02
    historical
12. 2005-12-15
    listed $124,555
13. 1999-12-02
    soldstatus $52,500
14. 1994-11-30
    soldstatus $47,800
15. 1987-07-01
    soldstatus $41,900
16. 1986-12-01
    soldstatus $11,500

ⓘ 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: $674 · $56/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$1,110/yr (+$92/mo · 164.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 27 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: $19,427
• − Mortgage interest: −$12,038
• − Property taxes: −$674
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$6,252
• Taxable loss: −$3,719
• Est. tax savings @ 24.0%: +$893
• After-tax cash flow: $968/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): 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

+1768.7% since first listed

16 events — show timeline

• 2026-04-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $214,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $219,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Price Changed $224,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Listed $229,000 Stellar MLS as Distributed by MLS Grid
• 2008-05-06 Sold (Public Records) $70,000 Public Records
• 2008-05-01 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2007-10-25 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2007-04-03 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2006-08-30 Listed $112,900 Stellar MLS as Distributed by MLS Grid
• 2006-03-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2005-12-15 Listed $124,555 Stellar MLS as Distributed by MLS Grid
• 1999-12-02 Sold (Public Records) $52,500 Public Records
• 1994-11-30 Sold (Public Records) $47,800 Public Records
• 1987-07-01 Sold (Public Records) $41,900 Public Records
• 1986-12-01 Sold (Public Records) $11,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $674 · +4.2% YoY. Source: county tax records.