12917 Wedgewood Way Unit C · Bayonet Point, FL 34667

$115,000

2 bd · 2.0 ba · 1,144 sqft · Condo public records · 132 Days on market

Built 1980 $445/mo HOA · 27% 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 +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

BEACON WOODS - 55+ WEDGEWOOD CONDO, FURNISHED - 2 BEDROOM, 2 BATH , SPLIT BEDROOM PLAN, FORMAL DINING, EAT-IN KITCHEN, INSIDE UTILITY, SPACIOUS LIVING ROOM- 12X26, VINYL ENCLOSED LANAI, NEW REFRIGERATOR, HOT WATER HEATER- 3 YEARS, A/C- 2016, WALK TO CLUBHOUSE & POOL. MAINTENANCE FEE INCLUDES WATER, CABLE TV, INTERNET, TRASH, MAINTENANCE OF EXTERIOR & GROUNDS, INSURANCE, ROOF, CLUBHOUSE, POOL, SPA & RECREATION. ALSO INCLUDES BEACON WOODS CLUBHOUSE, POOL & RECREATION. CLOSE TO MEDICAL, SHOPPING AND ALL CONVENIENCES.

Key facts

• Hot water heater
• Wedgewood condo
• New refrigerator

Tags

• WEDGEWOOD CONDO
• EAT-IN KITCHEN
• VINYL ENCLOSED LANAI
• NEW REFRIGERATOR
• HOT WATER HEATER
• WALK TO CLUBHOUSE

Property features AI

Finance

• Other: Community features: golf, tennis courts, sidewalks, street lights, deed restrictions, association-owned recreation, buyer approval required, clubhouse, pool; Senior community; Pets allowed (cats ok)
• Financial info: Total monthly fees: $445; total annual fees: $5,340; Lease restrictions apply
• HOA & community: Monthly condo fee: $445; Association management: Management & Associates (BWCA listed); Association approval required for buyers; Association amenities include clubhouse, fitness center, pool, spa/hot tub, recreation facilities, shuffleboard court, vehicle restrictions, cable TV; Association fees cover cable TV, internet, insurance, maintenance (structure and grounds), pest control, pool, recreational facilities, sewer, trash, water, escrow reserves

Exterior

• Parking: Assigned parking and guest parking; 1-car carport
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; High-speed internet / broadband available; Underground utilities; Fire hydrant nearby; Trash and sewer service included in association fees
• Home design: Residential condominium; Single-story unit within a two-level building; Northeast facing; Entry on 2nd floor (unit floor number: 2)
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Building number: 12917
• Exterior features: Front porch; Rear porch; Screened porch; Sliding doors; Shed(s) / storage; Landscaped with trees; Asphalt road access

Interior

• Kitchen: Disposal; Ice maker; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning with humidity control
• Interior features: Ceiling fans; Eat-in kitchen; Open floor plan; Split bedroom layout; Walk-in closet(s); Blinds; Smoke detector(s)
• Laundry & utility: Washer and dryer included; Laundry located in the kitchen / inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• 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 soft (-2.3%/yr); 790 active listings in the ZIP; 28 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 38% of the median local income ($51k/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 $795 of loan paydown is wiped out by about $3k 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 132 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $115k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.42% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.61×
• Total profit: $-12,477
• Equity at exit: $17,147

10-year hold

• IRR: -8.9%
• Equity multiple: 0.55×
• Total profit: $-14,620
• Equity at exit: $9,943

Cash invested: $32,200 (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 34667

• Rents YoY: -2.3%
• Active inventory: 790
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,630 high
• Mortgage (P&I): −$603
• Tax from tax record: −$23 /mo · $279/yr
• Insurance: −$48
• HOA: −$445
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $168

Break-even live

Break-even rent $1,417

Max offer price $115,000

Occupancy floor 85%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8305 Sandwedge Cir Unit A Hudson, FL	2.0	2.0	1144	$1,450	$1.27	21d	1	0.10mi
13102 Pembrook Ct Hudson, FL	2.0	2.0	1221	$1,575	$1.29	24d	1	0.32mi
8312 Mill Creek Ln Hudson, FL	2.0	2.0	1152	$1,600	$1.39	24d	1	0.47mi
8304 Mill Creek Ln Hudson, FL	2.0	2.0	1000	$1,650	$1.65	24d	1	0.48mi
12221 Holbrook Dr Bayonet Point, FL	1.0–2.0	1.0–2.0	761	$1,685	$2.21	1d	59	0.87mi
7602 Danube Dr Unit 7602 Hudson, FL	2.0	2.0	1125	$1,600	$1.42	24d	1	0.90mi
7616 Danube Dr Hudson, FL	2.0	2.0	1125	$1,350	$1.20	24d	1	0.94mi
12809 College Hill Dr Hudson, FL	3.0	2.0	1114	$1,780	$1.60	5d	1	0.94mi
7433 Greystone Dr #7433 Hudson, FL	2.0	2.0	1029	$1,300	$1.26	17d	1	1.00mi
12200 Hudson Ridge Dr Port Richey, FL	2.0–3.0	2.0	1107	$1,468	$1.33	2d	10	1.02mi
12702 Social Dr Hudson, FL	2.0	1.0	1032	$1,500	$1.45	5d	1	1.08mi
12041 Hoosier Ct #204 Hudson, FL	2.0	2.0	1103	$1,495	$1.36	17d	1	1.08mi
12041 Hoosier Ct #204 Hudson, FL	2.0	2.0	1103	$1,495	$1.36	24d	1	1.08mi
7300 Country Club Dr Hudson, FL	2.0	1.0	926	$1,400	$1.51	2d	1	1.11mi
12027 Hoosier Ct #203 Hudson, FL	2.0	2.0	1103	$1,550	$1.41	24d	1	1.12mi
7924 Halsey Dr Port Richey, FL	3.0	2.0	1272	$1,800	$1.42	21d	1	1.23mi
7924 Halsey Dr Port Richey, FL	3.0	2.0	1272	$1,800	$1.42	5d	1	1.23mi
11635 Salmon Dr Port Richey, FL	2.0	1.5	816	$1,500	$1.84	24d	1	1.26mi
11630 Paige Dr Port Richey, FL	3.0	1.0	1152	$1,680	$1.46	12d	1	1.33mi
11611 Constance Dr Port Richey, FL	3.0	1.0	984	$1,540	$1.57	24d	1	1.40mi
11611 Constance Dr Port Richey, FL	3.0	1.0	984	$1,540	$1.57	11d	1	1.40mi
11610 Meadow Dr Port Richey, FL	2.0	2.0	1128	$1,570	$1.39	12d	1	1.41mi
12909 Litewood Dr Hudson, FL	3.0	2.0	984	$1,645	$1.67	17d	1	1.42mi
12909 Litewood Dr Hudson, FL	3.0	2.0	1000	$1,645	$1.65	24d	1	1.42mi
9723 Tom St Unit 9723 Hudson, FL	1.0	1.0	720	$1,300	$1.81	24d	1	1.47mi
9723 Tom St Hudson, FL	2.0	1.0	1152	$1,200	$1.04	17d	1	1.47mi
9723 Tom St Hudson, FL	1.0	1.0	720	$1,100	$1.53	3d	1	1.47mi
13847 Maria Dr Hudson beach34674, FL	3.0	2.0	1448	$3,000	$2.07	24d	1	1.48mi

HOA detail condo

• Monthly dues: $445 · $5,340/yr
• Likely covers: watertrashinternetcablelandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $115,000 Active 132 DOM
2. 2026-06-17
   days on market $115,000 Active 131 DOM
3. 2026-06-16
   days on market $115,000 Active 130 DOM
4. 2026-06-15
   days on market $115,000 Active 129 DOM
5. 2026-06-13
   days on market $115,000 Active 127 DOM
6. 2026-06-09
   days on market $115,000 Active 123 DOM
7. 2026-06-08
   days on market $115,000 Active 122 DOM
8. 2026-06-07
   days on market $115,000 Active 121 DOM
9. 2026-06-04
   days on market $115,000 Active 118 DOM
10. 2026-06-03
    days on market $115,000 Active 117 DOM
11. 2026-06-02
    days on market $115,000 Active 116 DOM
12. 2026-06-01
    days on market $115,000 Active 115 DOM
13. 2026-05-31
    days on market $115,000 Active 114 DOM
14. 2026-04-03
    price $115,000
15. 2026-02-06
    listed $119,900 Active
16. 1996-05-10
    soldstatus $50,000

ⓘ 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: $279 · $23/mo
• Projected year-2 tax: $954 · $80/mo
• Expected delta: +$676/yr (+$56/mo · 242.3%)

ⓘ 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 · 24 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: $19,555
• − Mortgage interest: −$6,442
• − Property taxes: −$279
• − Insurance: −$575
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − HOA: −$5,340
• − Depreciation: −$3,345
• Taxable income: $445
• Est. tax owed @ 24.0%: −$107
• After-tax cash flow: $1,911/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): 30,689
• Household income: $51,280
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 946.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 6% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 7% · Canada, Jamaica, Vietnam
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 0%

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: ▼ -183.96%
• Current HPI: 307.5552
• Rent YoY: ▼ -2.26%
• 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

+130.0% since first listed

3 events — show timeline

• 2026-04-03 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 1996-05-10 Sold (Public Records) $50,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $279 · +9.4% YoY. Source: county tax records.