11210 Dollar Lake Dr #2 · Bayonet Point, FL 34668

$70,000

2 bd · 2.0 ba · 1,210 sqft · Condo public records · 72 Days on market

Built 1981 $635/mo HOA · 37% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

BEAUTIFUL 2 BEDROOM, 2 BATH, 1 CAR CARPORT CONDO IN DOLLAR LAKE VILLAGE. CONDO FEATURES EAT IN KITCHEN WITH PANTRY AND PASS THRU WINDOW TO DINING AREA. NEWER DISHWASHER, SIDE BY SIDE REFRIGERATOR WITH FILTERED WATER & ICE AND GLASS TOP SELF CLEANING RANGE. REVERSE OSMOSIS SYSTEM. LIVING/DINING ROOM COMBO WITH 2 SOLAR TUBES WHICH PROVIDE LOTS OF LIGHT. SPLIT BEDROOM PLAN. INSIDE UTILITY ROOM WITH OVERHEAD SHELVING. ATTIC ACCESS THRU FLORIDA ROOM AND UTILITY ROOM. MIRRORED BAR IN DINING AREA WITH SHELVING AND STORAGE CABINET. MASTER BEDROOM WITH LARGE WALK IN CLOSET. LINEN CLOSET OUTSIDE MASTER BATHROOM. ATTIC IS PARTIALLY FLOORED. FLORIDA ROOM IS GLASS ENCLOSED WITH CERAMIC TILE FLOORING AND VERTICALS. WASHER AND DRYER ARE 2 YEARS OLD. COVERED CARPORT WITH STORAGE UNIT. MONTHLY MAINTENANCE FEE COVERS EVERYTHING FROM CABLE TO WATER/SEWER. THERE ARE 2 COMMUNITY POOLS. THIS IS A 55+ COMMUNITY.

Key facts

• Fitness center
• Screened-in porch
• Billiards room

Tags

• SCREENED-IN PORCH
• PRIVATE COMMUNITY POOL
• HEATED POOL
• FITNESS CENTER
• PICKLEBALL AND TENNIS COURTS
• BILLIARDS ROOM

Property features AI

Finance

• Other: Association names: Extreme Management Team, LLC and Timber Oaks
• Financial info: Total monthly fees reported as $635; Total annual fees reported as $7,620; Lease restrictions apply
• HOA & community: Monthly condo/association fee of $500; Additional monthly maintenance fee of $85; Association approval required; Association manages pool, clubhouse, fitness center, common area maintenance, pest control, trash, water, sewer, insurance, internet and cable; Community features include clubhouse, pool, fitness center, golf-cart allowance, community mailbox, deed restrictions; Senior community; No pets allowed

Exterior

• Parking: Directions provided to property
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium (residential); One story; South-facing; PUD zoning; Homestead exempt
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of building number 11210
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry inside

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 $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 43% 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.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $20k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $30k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 2.45% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.45%
• DSCR: 1.73
• GRM: 3.4

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $3,245
• Equity at exit: $10,437

10-year hold

• IRR: 11.1%
• Equity multiple: 1.76×
• Total profit: $14,901
• 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: 3.4×

Monthly cashflow live

• Estimated rent: $1,715 high
• Mortgage (P&I): −$367
• Tax from tax record: −$55 /mo · $656/yr
• Insurance: −$29
• HOA: −$635
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $269

Break-even live

Break-even rent $1,375

Max offer price $70,000

Occupancy floor 79%

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 40 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	17d	1	0.25mi
11635 Salmon Dr Port Richey, FL	2.0	1.5	816	$1,500	$1.84	24d	1	0.43mi
11138 Yellowwood Ln Unit NA Port Richey, FL	3.0	1.0	1000	$1,800	$1.80	24d	1	0.44mi
11630 Paige Dr Port Richey, FL	3.0	1.0	1152	$1,680	$1.46	12d	1	0.58mi
8024 Las Cruces Ct Port Richey, FL	2.0	2.0	1371	$1,900	$1.39	24d	1	0.59mi
11611 Constance Dr Port Richey, FL	3.0	1.0	984	$1,540	$1.57	24d	1	0.60mi
11611 Constance Dr Port Richey, FL	3.0	1.0	984	$1,540	$1.57	11d	1	0.60mi
11610 Meadow Dr Port Richey, FL	2.0	2.0	1128	$1,570	$1.39	12d	1	0.61mi
7804 Topay Ln Port Richey, FL	3.0	2.0	1125	$1,811	$1.61	4d	1	0.64mi
10816 Piccadilly Rd Port Richey, FL	3.0	2.0	1408	$1,550	$1.10	12d	1	0.65mi
11241 Yewtree Ave Port Richey, FL	3.0	2.0	1306	$1,950	$1.49	23d	1	0.66mi
7924 Halsey Dr Port Richey, FL	3.0	2.0	1272	$1,800	$1.42	4d	1	0.68mi
7924 Halsey Dr Port Richey, FL	3.0	2.0	1272	$1,800	$1.42	21d	1	0.68mi
12200 Hudson Ridge Dr Port Richey, FL	2.0–3.0	2.0	1107	$1,468	$1.33	2d	10	0.71mi
10802 Laburnum Dr Port Richey, FL	2.0	2.0	1002	$1,545	$1.54	24d	1	0.72mi
7705 Ilex Dr Port Richey, FL	3.0	2.0	1349	$2,000	$1.48	24d	1	0.72mi
7715 Sue Ellen Dr Port Richey, FL	2.0	2.0	1080	$1,495	$1.38	3d	1	0.73mi
10801 Oldham Rd Port Richey, FL	2.0	2.0	1182	$1,500	$1.27	1d	1	0.73mi
10632 Laburnum Dr Port Richey, FL	2.0	2.0	1193	$1,583	$1.33	24d	1	0.74mi
8431 Duval Dr Port Richey, FL	3.0	2.0	1408	$1,731	$1.23	4d	1	0.81mi
7540 Venice Dr Port Richey, FL	3.0	2.0	1394	$1,775	$1.27	4d	1	0.82mi
10905 Kingsbridge Rd Port Richey, FL	3.0	2.0	1176	$1,566	$1.33	4d	1	0.83mi
7608 Sue Ellen Dr Port Richey, FL	3.0	2.0	1310	$2,400	$1.83	24d	1	0.83mi
7531 Greybirch Ter Port Richey, FL	3.0	2.0	1400	$2,000	$1.43	24d	1	0.84mi
7530 Judith Cres Port Richey, FL	2.0	2.0	1446	$2,200	$1.52	24d	1	0.85mi
7530 Judith Cres Port Richey, FL	2.0	2.0	1446	$1,695	$1.17	20d	1	0.85mi
7520 Hawthorn Dr Unit NA Port Richey, FL	2.0	2.0	1303	$1,900	$1.46	24d	1	0.86mi
7520 Hawthorn Dr Port Richey, FL	2.0	2.0	1303	$1,800	$1.38	23d	1	0.86mi
7539 Gulf Highlands Dr Port Richey, FL	2.0	1.5	936	$1,550	$1.66	4d	1	0.89mi
10502 Laburnum Dr Port Richey, FL	2.0	2.0	1002	$1,545	$1.54	24d	1	0.89mi
7808 Talisman Dr Port Richey, FL	3.0	2.0	1063	$2,100	$1.98	24d	1	0.89mi
7839 Canna Dr Port Richey, FL	2.0	2.0	1095	$1,450	$1.32	10d	1	0.90mi
10331 Flagship Ave Port Richey, FL	3.0	2.0	1400	$2,000	$1.43	24d	1	0.93mi
10629 Cymbid Dr Port Richey, FL	3.0	2.0	1400	$1,700	$1.21	24d	1	0.93mi
12221 Holbrook Dr Bayonet Point, FL	1.0–2.0	1.0–2.0	761	$1,685	$2.21	1d	59	1.03mi
12027 Hoosier Ct #203 Hudson, FL	2.0	2.0	1103	$1,550	$1.41	24d	1	1.04mi
12041 Hoosier Ct #204 Hudson, FL	2.0	2.0	1103	$1,495	$1.36	24d	1	1.06mi
12041 Hoosier Ct #204 Hudson, FL	2.0	2.0	1103	$1,495	$1.36	17d	1	1.06mi
10803 Hyssop St Port Richey, FL	3.0	1.0	1120	$1,500	$1.34	10d	1	1.06mi
7438 Coventry Dr Port Richey, FL	2.0	1.0	985	$1,600	$1.62	12d	1	1.06mi

HOA detail condo

• Monthly dues: $635 · $7,620/yr
• Likely covers: watersewercablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-08
   status Pending
2. 2026-04-28
   price $70,000
3. 2026-04-04
   price $87,500
4. 2026-03-10
   price $94,000
5. 2026-02-25
   listed $100,000 Active
6. 2008-04-16
   soldstatus $81,000
7. 2008-04-15
   soldstatus $81,000 908-char remark

   Show marketing remark (908 chars)

   BEAUTIFUL 2 BEDROOM, 2 BATH, 1 CAR CARPORT CONDO IN DOLLAR LAKE VILLAGE. CONDO FEATURES EAT IN KITCHEN WITH PANTRY AND PASS THRU WINDOW TO DINING AREA. NEWER DISHWASHER, SIDE BY SIDE REFRIGERATOR WITH FILTERED WATER & ICE AND GLASS TOP SELF CLEANING RANGE. REVERSE OSMOSIS SYSTEM. LIVING/DINING ROOM COMBO WITH 2 SOLAR TUBES WHICH PROVIDE LOTS OF LIGHT. SPLIT BEDROOM PLAN. INSIDE UTILITY ROOM WITH OVERHEAD SHELVING. ATTIC ACCESS THRU FLORIDA ROOM AND UTILITY ROOM. MIRRORED BAR IN DINING AREA WITH SHELVING AND STORAGE CABINET. MASTER BEDROOM WITH LARGE WALK IN CLOSET. LINEN CLOSET OUTSIDE MASTER BATHROOM. ATTIC IS PARTIALLY FLOORED. FLORIDA ROOM IS GLASS ENCLOSED WITH CERAMIC TILE FLOORING AND VERTICALS. WASHER AND DRYER ARE 2 YEARS OLD. COVERED CARPORT WITH STORAGE UNIT. MONTHLY MAINTENANCE FEE COVERS EVERYTHING FROM CABLE TO WATER/SEWER. THERE ARE 2 COMMUNITY POOLS. THIS IS A 55+ COMMUNITY.

8. 2007-10-02
   listed $84,900 908-char remark

   Show marketing remark (908 chars)

   BEAUTIFUL 2 BEDROOM, 2 BATH, 1 CAR CARPORT CONDO IN DOLLAR LAKE VILLAGE. CONDO FEATURES EAT IN KITCHEN WITH PANTRY AND PASS THRU WINDOW TO DINING AREA. NEWER DISHWASHER, SIDE BY SIDE REFRIGERATOR WITH FILTERED WATER & ICE AND GLASS TOP SELF CLEANING RANGE. REVERSE OSMOSIS SYSTEM. LIVING/DINING ROOM COMBO WITH 2 SOLAR TUBES WHICH PROVIDE LOTS OF LIGHT. SPLIT BEDROOM PLAN. INSIDE UTILITY ROOM WITH OVERHEAD SHELVING. ATTIC ACCESS THRU FLORIDA ROOM AND UTILITY ROOM. MIRRORED BAR IN DINING AREA WITH SHELVING AND STORAGE CABINET. MASTER BEDROOM WITH LARGE WALK IN CLOSET. LINEN CLOSET OUTSIDE MASTER BATHROOM. ATTIC IS PARTIALLY FLOORED. FLORIDA ROOM IS GLASS ENCLOSED WITH CERAMIC TILE FLOORING AND VERTICALS. WASHER AND DRYER ARE 2 YEARS OLD. COVERED CARPORT WITH STORAGE UNIT. MONTHLY MAINTENANCE FEE COVERS EVERYTHING FROM CABLE TO WATER/SEWER. THERE ARE 2 COMMUNITY POOLS. THIS IS A 55+ COMMUNITY.

9. 1997-11-18
   soldstatus $52,000
10. 1981-04-01
    soldstatus $57,500

ⓘ 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: $656 · $55/mo
• Projected year-2 tax: $656 · $55/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 · 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: $20,576
• − Mortgage interest: −$3,921
• − Property taxes: −$656
• − Insurance: −$350
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − HOA: −$7,620
• − Depreciation: −$2,036
• Taxable income: $2,700
• Est. tax owed @ 24.0%: −$648
• After-tax cash flow: $2,576/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

+21.7% since first listed

10 events — show timeline

• 2026-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $70,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-04 Price Changed $87,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $94,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Listed $100,000 Stellar MLS as Distributed by MLS Grid
• 2008-04-16 Sold (Public Records) $81,000 Public Records
• 2008-04-15 Sold (MLS) $81,000 Stellar MLS as Distributed by MLS Grid
• 2007-10-02 Listed $84,900 Stellar MLS as Distributed by MLS Grid
• 1997-11-18 Sold (Public Records) $52,000 Public Records
• 1981-04-01 Sold (Public Records) $57,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $656 · +1.9% YoY. Source: county tax records.