8310 High Point Cir #4 · Bayonet Point, FL 34668

$70,000

2 bd · 2.0 ba · 978 sqft · Condo public records · 3 Days on market

Built 1980 $675/mo HOA · 42% 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 +21.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Virtually Staged. Whether you're seeking your next investment opportunity or a chance to customize a home to your exact taste, this well-located Timber Oaks condo offers the perfect blend of value, potential, and lifestyle. Highly sought-after Dollar Lake Village of Timber Oaks, one of Pasco County's most desirable 55+ communities. Whether you're looking for a seasonal Florida retreat, full-time residence, or investment opportunity, this well-positioned condo offers exceptional potential, a functional floor plan, and the chance to create a home tailored to your style and vision. Perfectly situated directly across from the community pool, this desirabl

Key facts

• Fitness center
• Community pool
• Covered carport

Tags

• TIMBER OAKS CONDO
• COMMUNITY POOL
• COVERED CARPORT
• EXTENDED ENCLOSED PATIO
• HEATED COMMUNITY POOL
• FITNESS CENTER

Property features AI

Finance

• Other: Homestead exemption indicated
• Financial info: Total annual fees $8,100; total monthly fees $675; Lease restrictions apply
• HOA & community: HOA: Timber Oaks (monthly HOA $585); Condo fee $90 monthly; Association approval required; Association fees cover: pool, grounds maintenance, pest control, sewer, trash and water; Community amenities include clubhouse, fitness center, pool; golf carts allowed; buyer approval required; senior community; Pets allowed

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Cable connected
• Home design: Condominium (residential); Single-story (one level); Faces southwest; Located on building number 8310
• Construction: Block construction; Shingle roof; Slab foundation; Built for condominium use
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms (one-level unit)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 8.0% vs local median 5.3% in Bayonet Point — 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 (#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); 577 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $484 of loan paydown is wiped out by about $2k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $42k; list at $70k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 42% 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 $70,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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. 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.
7. 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.
8. 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: 2.31% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.28% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.64×
• Total profit: $-7,122
• Equity at exit: $10,437

10-year hold

• IRR: -6.5%
• Equity multiple: 0.65×
• Total profit: $-6,890
• Equity at exit: $6,052

Cash invested: $19,600 (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: 577
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$367
• Tax from tax record: −$105 /mo · $1,264/yr
• Insurance: −$29
• HOA: −$675
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $102

Break-even live

Break-even rent $1,489

Max offer price $70,000

Occupancy floor 89%

Sensitivity live

Price	-10% $142	-5% $122	+0% $102	+5% $83	+10% $63
Rent	-10% $-25	-5% $39	+0% $102	+5% $166	+10% $230
Rate	-1.0pp $138	-0.5pp $120	base $102	+0.5pp $84	+1.0pp $66

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8161 Braddock Cir #1 Port Richey, FL	2.0	2.0	1000	$1,595	$1.59	18d	1	0.17mi
11138 Yellowwood Ln Unit NA Port Richey, FL	3.0	1.0	1000	$1,800	$1.80	25d	1	0.40mi
11635 Salmon Dr Port Richey, FL	2.0	1.5	816	$1,500	$1.84	25d	1	0.40mi
11611 Constance Dr Port Richey, FL	3.0	1.0	984	$1,540	$1.57	25d	1	0.51mi
11611 Constance Dr Port Richey, FL	3.0	1.0	984	$1,540	$1.57	12d	1	0.51mi
7804 Topay Ln Port Richey, FL	3.0	2.0	1125	$1,795	$1.60	0d	1	0.56mi
12200 Hudson Ridge Dr Port Richey, FL	2.0–3.0	2.0	1107	$1,468	$1.33	3d	10	0.62mi
7715 Sue Ellen Dr Port Richey, FL	2.0	2.0	1080	$1,495	$1.38	4d	1	0.64mi
10802 Laburnum Dr Port Richey, FL	2.0	2.0	1002	$1,545	$1.54	25d	1	0.74mi
7539 Gulf Highlands Dr Port Richey, FL	2.0	1.5	936	$1,550	$1.66	5d	1	0.80mi
7808 Talisman Dr Port Richey, FL	3.0	2.0	1063	$2,100	$1.98	25d	1	0.91mi
10502 Laburnum Dr Port Richey, FL	2.0	2.0	1002	$1,545	$1.54	25d	1	0.92mi
7839 Canna Dr Port Richey, FL	2.0	2.0	1095	$1,450	$1.32	11d	1	0.93mi
12027 Hoosier Ct #203 Hudson, FL	2.0	2.0	1103	$1,550	$1.41	25d	1	0.95mi
12041 Hoosier Ct #204 Hudson, FL	2.0	2.0	1103	$1,495	$1.36	25d	1	0.97mi
12041 Hoosier Ct #204 Hudson, FL	2.0	2.0	1103	$1,495	$1.36	18d	1	0.97mi
12221 Holbrook Dr Bayonet Point, FL	1.0–2.0	1.0–2.0	761	$1,685	$2.21	0d	58	1.00mi
10803 Hyssop St Port Richey, FL	3.0	1.0	1120	$1,500	$1.34	11d	1	1.04mi
7438 Coventry Dr Port Richey, FL	2.0	1.0	985	$1,600	$1.62	13d	1	1.05mi
11103 Harding Dr Unit 2 Port Richey, FL	2.0	1.0	760	$1,450	$1.91	20d	1	1.05mi
8304 Mill Creek Ln Hudson, FL	2.0	2.0	1000	$1,650	$1.65	25d	1	1.11mi
7213 Seward Dr Port Richey, FL	2.0	1.0	700	$1,500	$2.14	25d	1	1.14mi
9440 Bourbon St Unit 9 New Port Richey, FL	2.0	1.0	700	$1,275	$1.82	25d	1	1.16mi
10303 Gardenia Ln Port Richey, FL	3.0	2.0	1054	$1,950	$1.85	25d	1	1.18mi
7602 Danube Dr Unit 7602 Hudson, FL	2.0	2.0	1125	$1,600	$1.42	25d	1	1.22mi
7616 Danube Dr Hudson, FL	2.0	2.0	1125	$1,350	$1.20	25d	1	1.22mi
10225 Gardenia Ln Port Richey, FL	3.0	1.0	1042	$1,495	$1.43	15d	1	1.22mi
11031 Hassle Ave Port Richey, FL	3.0	1.0	1006	$1,595	$1.59	25d	1	1.24mi
10401 Oleander Dr Port Richey, FL	2.0	1.0	887	$1,250	$1.41	25d	1	1.27mi
8019 Portage Dr Port Richey, FL	2.0	2.0	1078	$2,000	$1.86	17d	1	1.35mi
7110 Tudor Ln Port Richey, FL	1.0	1.0	676	$1,310	$1.94	25d	1	1.39mi
7110 Tudor Ln Port Richey, FL	1.0	1.0	676	$1,310	$1.94	3d	1	1.39mi
8422 Paxton Dr Port Richey, FL	2.0	1.0	744	$1,800	$2.42	25d	1	1.43mi

HOA detail condo

• Monthly dues: $675 · $8,100/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-15
   status $70,000 Pending 3 DOM
2. 2026-06-15
   days on market $70,000 Active 3 DOM
3. 2026-06-13
   remarks 699-char remark
4. 2026-06-13
   listed $70,000 Active 1 DOM

ⓘ 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: $1,264 · $105/mo
• Projected year-2 tax: $1,264 · $105/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 1/10 Low
• 🌡 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,429
• − Mortgage interest: −$3,921
• − Property taxes: −$1,264
• − Insurance: −$350
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − HOA: −$8,100
• − Depreciation: −$2,036
• Taxable income: $649
• Est. tax owed @ 24.0%: −$156
• After-tax cash flow: $1,074/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

+64.7% since first listed

2 events — show timeline

• 2026-06-12 Listed $70,000 Stellar MLS as Distributed by MLS Grid
• 1996-09-20 Sold (Public Records) $42,500 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,264 · +3.0% YoY. Source: county tax records.