200 Glennes Ln #205 · Dunedin, FL 34698

$152,000

2 bd · 1.0 ba · 935 sqft · Condo public records · 5 Days on market

Built 1968 $758/mo HOA · 39% 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 +9.4/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +3.2/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN READY 2 BEDROOM DUNEDIN CONDO WHERE YOU CAN WALK TO DOWNTOWN DUNEDIN! Located in the 55+ community of Douglas Arms. Ready for the new owner with new interior paint and updated kitchen. The cook in the family will love this kitchen that features lots of storage, new countertops, tile back splash, new stainless steel microwave, dishwasher, built in oven and smooth surface cooktop plus a new granite composite sink and new flooring! This kitchen is light and bright and has a large passthrough to the diining room making this a great home to entertain. The dining / living room combo features designer lighting and crown molding. From the living room you can access the large screened in balcony from the sliders where you can enjoy the view of the mature trees, green space and pool. You will love the extra storage that is located just off of the balcony. The bathroom features a tub / shower combo and large vanity with lots of stroage. Both bedrooms are good size with a wall of closets. This great home is located steps from the comminity HEATED POOL and clubhouse. Your monthly association fees cover:Basic Cable, Maintenance Exterior, Maintenance Grounds, Pool Maintenance, Recreational Facilities, Sewer, Trash and Water. For easy access to the condo the building DOES HAVE AN ELEVATOR. Douglas Arms is an active 55+ community where you can enjoy getting to know your neighbors at the clubhouse, playing a game of suffleboard or just relaxing by the community pool where you can enjoy year round swimming or catch a spring training game at the TD stadium where the Toronoto Blue Jays have held spring traning for over 40 years! Located in the much desired town of Dunedin where you are just mins from shopping, beaches, Honeymoon and Caladesi Island State parks, hospitials, golfing, marinas, Pinellas Trail where there are over 50 miles of trails to cycle, walk or run, downtown area with lots of great resturants and local Breweries and so much more. Come enjoy the Florida lifestyle and your best life! Sorry no rentals or pets allowed. Seller may be willing to sell the furniture with the unit. Units rarely come on the market here so call today before its gone!!

Key facts

• Shuffleboard courts
• Ez breeze windows
• New hvac system

Tags

• ENCLOSED FLORIDA ROOM
• STAINLESS STEEL APPLIANCES
• NEW HVAC SYSTEM
• EZ BREEZE WINDOWS
• HEATED COMMUNITY POOL
• SHUFFLEBOARD COURTS

Property features AI

Finance

• Other: Partially furnished; Directions: From 580/Main St head west onto New York Ave, left onto Glennes Ln. Home is in the last building on the right.
• Financial info: Total monthly fees listed as $710; total annual fees listed as $8,520
• HOA & community: Has HOA (Pro Active) — $710 monthly; Association amenities include pool, clubhouse, laundry, recreational facilities, maintenance (structure & grounds), sewer, trash, water, insurance, and escrow reserves; Buyer approval required; Deed-restricted, senior community; Pets not allowed

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Electricity connected; High-speed/BB internet available
• Home design: Residential condominium; Located on 2nd floor; Faces north; One living level
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of Stirling House
• Exterior features: Sidewalk; Heated in-ground pool

Interior

• Kitchen: Cooktop; Dishwasher; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Living room/dining room combo; Building has elevator
• Laundry & utility: Laundry available in association amenities

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $152k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (12.6% below list).
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $133k (12.6% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 2.9% in Dunedin — 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 86/100 on livability (#15 in FL, #411 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+; Watch: employment C-, amenities D.
• Pinellas (suburban): math 51% / reading 51% proficiency, ranked #31 of 73 in FL (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: San Jose Elementary School (math 62% / reading 62%, grade B, #608 of 2,144 statewide, top 29%, 331 students, 56% FRL); Dunedin Highland Middle School (math 53% / reading 52%, grade C+, #213 of 571 statewide, top 38%, 899 students, 53% FRL); Dunedin High School (math 36% / reading 45%, grade F, #294 of 667 statewide, top 44%, 1,203 students, 48% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents rising (+2.7%/yr); 482 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• This rent runs 32% of the median local income ($74k/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.
• Pinellas County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.
• 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 $132,876 (12.6% 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. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.29% ✓
• Cap rate: 5.44%
• Cash-on-cash: -3.05%
• DSCR: 0.86
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.69% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.25×
• Total profit: $-31,731
• Equity at exit: $22,664

10-year hold

• IRR: -15.7%
• Equity multiple: 0.12×
• Total profit: $-37,356
• Equity at exit: $13,142

Cash invested: $42,560 (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 34698

• Rents YoY: 2.7%
• Active inventory: 482
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,967 high
• Mortgage (P&I): −$797
• Tax from tax record: −$44 /mo · $522/yr
• Insurance: −$63
• HOA: −$758
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-108

Break-even live

Break-even rent $2,104

Max offer price $132,876

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-65	+0% $-108	+5% $-151	+10% $-194
Rent	-10% $-264	-5% $-186	+0% $-108	+5% $-31	+10% $47
Rate	-1.0pp $-32	-0.5pp $-70	base $-108	+0.5pp $-148	+1.0pp $-188

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
905 Patricia Ave Dunedin, FL	1.0	1.0	550	$1,800	$3.27	26d	1	0.12mi
841 Patricia Ave Dunedin, FL	2.0	1.0–2.0	904	$1,950	$2.16	18d	2	0.16mi
841 Patricia Ave #103 Dunedin, FL	2.0	1.0	874	$2,000	$2.29	26d	1	0.16mi
612 Bass Ct Dunedin, FL	1.0–2.0	1.0	698	$2,040	$2.92	0d	6	0.39mi
1187 Bass Blvd Unit C Dunedin, FL	2.0	1.0	850	$1,850	$2.18	20d	1	0.41mi
1187 Bass Blvd Unit A Dunedin, FL	2.0	1.0	850	$1,850	$2.18	26d	1	0.41mi
1196 Angle Rd Dunedin, FL	1.0	1.0	700	$1,675	$2.39	6d	1	0.41mi
580 Skinner Blvd Unit 4 Dunedin, FL	2.0	1.0	750	$2,045	$2.73	26d	1	0.44mi
1268 Pinehurst Rd Dunedin, FL	1.0	1.0	1080	$1,500	$1.39	18d	1	0.50mi
556 Patricia Ave Dunedin, FL	2.0	1.0	850	$1,795	$2.11	6d	1	0.51mi
941 Highland Ave Unit D Dunedin, FL	1.0	1.0	1000	$1,300	$1.30	22d	1	0.51mi
525 Bay St Dunedin, FL	2.0	1.0	1104	$3,500	$3.17	6d	1	0.52mi
1388 Robin Hood Ln Unit 1141-B Dunedin, FL	2.0	1.0	1000	$1,595	$1.59	4d	1	0.56mi
1141 San Christopher Dr Apt B Dunedin, FL	2.0	1.0	1000	$1,595	$1.59	4d	1	0.57mi
451 Skinner Blvd Unit A Dunedin, FL	2.0	1.0	750	$1,500	$2.00	9d	1	0.59mi
1412 Gladys Cir Unit 1466152P Dunedin, FL	3.0	2.0	1097	$3,849	$3.51	0d	1	0.59mi
857 Lyndhurst St Unit D Dunedin, FL	2.0	2.0	1050	$1,700	$1.62	20d	1	0.59mi
690 Regina Rd Dunedin, FL	2.0	1.0	745	$2,195	$2.95	6d	1	0.59mi
825 Lyndhurst St Dunedin, FL	2.0	2.0	900	$1,850	$2.06	26d	1	0.59mi
825 Lyndhurst St Dunedin, FL	2.0	2.0	900	$1,850	$2.06	6d	1	0.59mi
416 Skinner Blvd Unit B Dunedin, FL	1.0	1.0	620	$1,795	$2.90	26d	1	0.64mi
978 Cedarwood Ave Dunedin, FL	2.0	1.0	1100	$1,800	$1.64	26d	1	0.67mi
660 Beltrees St Dunedin, FL	1.0–3.0	1.0–1.5	905	$1,385	$1.53	9d	2	0.68mi
613 Lyndhurst St Dunedin, FL	3.0	2.0	1080	$1,995	$1.85	0d	1	0.69mi
613 Lyndhurst St Dunedin, FL	3.0	2.0	1080	$1,995	$1.85	13d	1	0.69mi
611 Lyndhurst St Dunedin, FL	3.0	2.0	1080	$1,995	$1.85	6d	1	0.69mi
611 Lyndhurst St Dunedin, FL	3.0	2.0	1080	$1,995	$1.85	0d	1	0.69mi
607 Lyndhurst St Unit 607 Dunedin, FL	2.0	1.0	677	$2,250	$3.32	26d	1	0.70mi
616 Dogwood Ct Dunedin, FL	1.0	1.0	551	$1,700	$3.09	6d	1	0.70mi
612 Dogwood Ct Dunedin, FL	1.0	1.0	550	$1,295	$2.35	0d	1	0.71mi
885 Beltrees St #12 Dunedin, FL	1.0	1.0	550	$1,350	$2.45	26d	1	0.72mi
885 Beltrees St #7 Dunedin, FL	1.0	1.0	550	$1,300	$2.36	0d	1	0.72mi
609 Dogwood Ct Unit 609 Dunedin, FL	2.0	1.0	725	$1,850	$2.55	26d	1	0.73mi
417 Milwaukee Ave Dunedin, FL	2.0	1.0	650	$1,795	$2.76	0d	1	0.76mi
600 Douglas Ave Unit 340 Dunedin, FL	1.0	1.0	550	$1,695	$3.08	26d	1	0.82mi
2701 Dunedin Commons Pl Dunedin, FL	1.0–2.0	1.0–2.0	932	$3,250	$3.49	0d	13	0.82mi
350 President St Dunedin, FL	2.0	1.0	1000	$2,195	$2.19	0d	1	0.83mi
257 Milwaukee Ave Dunedin, FL	1.0–2.0	1.0–1.5	889	$1,460	$1.64	0d	8	0.87mi
405 Locklie St Unit 4055A Dunedin, FL	2.0	1.0	750	$1,695	$2.26	6d	1	0.93mi
632 Edgewater Dr #537 Dunedin, FL	1.0	1.0	695	$2,300	$3.31	26d	1	1.00mi

HOA detail condo

• Monthly dues: $758 · $9,096/yr
• Likely covers: watersewertrashcablelandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-21
   days on market $152,000 Active 5 DOM
2. 2026-06-18
   days on market $152,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $152,000 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: $522 · $44/mo
• Projected year-2 tax: $1,262 · $105/mo
• Expected delta: +$740/yr (+$62/mo · 141.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,600
• − Mortgage interest: −$8,514
• − Property taxes: −$522
• − Insurance: −$760
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − HOA: −$9,096
• − Depreciation: −$4,422
• Taxable loss: −$3,490
• Est. tax savings @ 24.0%: +$838
• After-tax cash flow: $-461/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: Pinellas
• NCES district ID: 1201560
• Math proficiency: 51% ▼ -5.00%
• Reading proficiency: 51% ▼ -3.00%
• Median HH income: $46,270
• Composite: 43.27/100
• National rank: #3046
• State rank: #31 of 73 in FL

Livability — Dunedin

• Score: 86/100
• State rank: #15
• US rank: #411

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunedin, FL
• County: Pinellas County · 939,478 people
• City population: 38,171
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 38,171
• Household income: $74,078
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 1390.0

Population outlook (Pinellas County) Hauer SSP2

• Today (2025): 1,027,532 people
• By 2030: 1,063,586 · +3.5%
• By 2040: 1,125,020 · +9.5%
• By 2050: 1,168,637 · +13.7%
• By 2075: 1,265,188 · +23.1%
• By 2100: 1,260,357 · +22.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 7% Hispanic / Latino 6% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Slovak 3% Romanian 3%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Pinellas

• 2024 margin: Lean R (+5.2) · D 46.9% · R 52.1%
• 2008→2024 swing: -13.5pp toward R · 2008: 8.3pp · 2024: -5.2pp
• All cycles: 2024: R+5.2 2020: D+0.2 2016: R+1.1 2012: D+5.6 2008: D+8.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -515.66%
• Current HPI: 387.4694
• Rent YoY: ▲ 2.69%
• 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

+284.8% since first listed

29 events — show timeline

• 2026-06-16 Listed $152,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-19 Listed $152,500 Stellar MLS as Distributed by MLS Grid
• 2023-06-28 Sold (Public Records) $162,500 Public Records
• 2023-06-27 Sold (MLS) $162,500 Stellar MLS as Distributed by MLS Grid
• 2023-06-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-05-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-04-21 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-31 Price Changed $183,999 Stellar MLS as Distributed by MLS Grid
• 2023-02-14 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2022-06-15 Sold (Public Records) $170,000 Public Records
• 2022-06-14 Sold (MLS) $170,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-05-05 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-28 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-15 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-28 Sold (Public Records) $130,000 Public Records
• 2021-12-16 Sold (MLS) $130,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-10-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-10-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-27 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2021-09-03 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-12 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2012-02-17 Sold (MLS) $28,500 Stellar MLS as Distributed by MLS Grid
• 2011-10-06 Listed $39,000 Stellar MLS as Distributed by MLS Grid
• 1999-07-01 Sold (Public Records) $24,000 Public Records
• 1985-03-01 Sold (Public Records) $39,500 Public Records

Property tax history

-2.5%/yr

Latest (2025): $522 · +5.4% YoY. Source: county tax records.