12500 Dearborn Dr Unit F · Bayonet Point, FL 34667

$110,000

2 bd · 2.0 ba · 1,029 sqft · Condo · 70 Days on market

Built 1983 Fair condition $470/mo HOA · 28% of rent ↓ 20% since listing

---

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 +18.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Condition / age +2.2/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Best priced home in Village Woods at time of listing. 2/2 very close to the 18th fairway, putting green and Driving range for Beacon Woods Golf Course. Just out of foreclosure, needs work, therefor the low price. HOA includes Exterior Maintenance, water, trash, cable, internet, clubhouse, fitness center and more. One under 30-pound pet allowed. Seller will accept FHA, VA, Cash, and Conventional. Block Home.

Key facts

• Driving range
• Fitness center
• 18th fairway

Tags

• 18TH FAIRWAY
• PUTTING GREEN
• DRIVING RANGE
• BEACON WOODS GOLF COURSE
• FITNESS CENTER
• CORNER UNIT

Property features AI

Finance

• Other: Unit is partially furnished; Condo land included; Located on floor 1
• Financial info: Lease restrictions apply
• HOA & community: Monthly HOA fee of $470; Annual HOA fees totaling $5,640; Association approval required; Association amenities include clubhouse, fitness center, golf course, playground, pool, recreation facilities, and tennis courts; HOA covers cable TV, common area taxes, pool, structure and grounds maintenance, management, pest control, recreational facilities, sewer, trash, and water; Pets allowed (cats and dogs), maximum pet weight about 30 lbs; Part of a senior community; golf carts allowed; deed restrictions; reclaimed water irrigation

Exterior

• Parking: Directions provided to property (from 19 take Beacon Woods Dr west, turn right on Dearborn Dr; home on the left)
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Attached condominium; Single-story; One-level living; Faces south; Completed condition; Residential property in a PUD
• Construction: Block construction; Block foundation; Shingle roof; Built with building area recorded at 1,232 total square feet
• Exterior features: Covered, enclosed rear porch; Front/side porch; Sidewalk; Exterior storage

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Walk-in closets; Window treatments; 4 total rooms
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 40% 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 $761 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 70 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.54% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.19
• GRM: 5.4

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: -14.9%
• Equity multiple: 0.49×
• Total profit: $-15,671
• Equity at exit: $16,401

10-year hold

• IRR: -17.1%
• Equity multiple: 0.26×
• Total profit: $-22,781
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,692 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$470
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $107

Break-even live

Break-even rent $1,557

Max offer price $110,000

Occupancy floor 89%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7602 Danube Dr Unit 7602 Hudson, FL	2.0	2.0	1125	$1,600	$1.42	24d	1	0.17mi
7616 Danube Dr Hudson, FL	2.0	2.0	1125	$1,350	$1.20	24d	1	0.21mi
12041 Hoosier Ct #204 Hudson, FL	2.0	2.0	1103	$1,495	$1.36	24d	1	0.38mi
12041 Hoosier Ct #204 Hudson, FL	2.0	2.0	1103	$1,495	$1.36	17d	1	0.38mi
12027 Hoosier Ct #203 Hudson, FL	2.0	2.0	1103	$1,550	$1.41	24d	1	0.42mi
7433 Greystone Dr #7433 Hudson, FL	2.0	2.0	1029	$1,300	$1.26	17d	1	0.44mi
8304 Mill Creek Ln Hudson, FL	2.0	2.0	1000	$1,650	$1.65	24d	1	0.46mi
8312 Mill Creek Ln Hudson, FL	2.0	2.0	1152	$1,600	$1.39	24d	1	0.51mi
12809 College Hill Dr Hudson, FL	3.0	2.0	1114	$1,780	$1.60	4d	1	0.56mi
12702 Social Dr Hudson, FL	2.0	1.0	1032	$1,500	$1.45	4d	1	0.57mi
12200 Hudson Ridge Dr Port Richey, FL	2.0–3.0	2.0	1107	$1,468	$1.33	2d	10	0.59mi
7924 Halsey Dr Port Richey, FL	3.0	2.0	1272	$1,800	$1.42	4d	1	0.67mi
7924 Halsey Dr Port Richey, FL	3.0	2.0	1272	$1,800	$1.42	21d	1	0.67mi
7300 Country Club Dr Hudson, FL	2.0	1.0	926	$1,400	$1.51	2d	1	0.70mi
8305 Sandwedge Cir Unit A Hudson, FL	2.0	2.0	1144	$1,450	$1.27	21d	1	0.71mi
11630 Paige Dr Port Richey, FL	3.0	1.0	1152	$1,680	$1.46	12d	1	0.79mi
11611 Constance Dr Port Richey, FL	3.0	1.0	984	$1,540	$1.57	11d	1	0.83mi
11611 Constance Dr Port Richey, FL	3.0	1.0	984	$1,540	$1.57	24d	1	0.83mi
11610 Meadow Dr Port Richey, FL	2.0	2.0	1128	$1,570	$1.39	12d	1	0.83mi
7539 Gulf Highlands Dr Port Richey, FL	2.0	1.5	936	$1,550	$1.66	4d	1	0.86mi
7715 Sue Ellen Dr Port Richey, FL	2.0	2.0	1080	$1,495	$1.38	3d	1	0.89mi
7608 Sue Ellen Dr Port Richey, FL	3.0	2.0	1310	$2,400	$1.83	24d	1	0.94mi
7804 Topay Ln Port Richey, FL	3.0	2.0	1125	$1,811	$1.61	4d	1	0.95mi
7530 Judith Cres Port Richey, FL	2.0	2.0	1446	$2,200	$1.52	24d	1	1.04mi
7530 Judith Cres Port Richey, FL	2.0	2.0	1446	$1,695	$1.17	20d	1	1.04mi
12221 Holbrook Dr Bayonet Point, FL	1.0–2.0	1.0–2.0	761	$1,685	$2.21	1d	59	1.04mi
11635 Salmon Dr Port Richey, FL	2.0	1.5	816	$1,500	$1.84	24d	1	1.05mi
13102 Pembrook Ct Hudson, FL	2.0	2.0	1221	$1,575	$1.29	24d	1	1.05mi
7520 Hawthorn Dr Unit NA Port Richey, FL	2.0	2.0	1303	$1,900	$1.46	24d	1	1.12mi
7520 Hawthorn Dr Port Richey, FL	2.0	2.0	1303	$1,800	$1.38	23d	1	1.12mi
7531 Greybirch Ter Port Richey, FL	3.0	2.0	1400	$2,000	$1.43	24d	1	1.13mi
8161 Braddock Cir #1 Port Richey, FL	2.0	2.0	1000	$1,595	$1.59	17d	1	1.14mi
11241 Yewtree Ave Port Richey, FL	3.0	2.0	1306	$1,950	$1.49	23d	1	1.17mi
11138 Yellowwood Ln Unit NA Port Richey, FL	3.0	1.0	1000	$1,800	$1.80	24d	1	1.26mi
12535 3rd Isle Hudson, FL	2.0	2.0	1389	$2,600	$1.87	24d	1	1.28mi
7540 Venice Dr Port Richey, FL	3.0	2.0	1394	$1,775	$1.27	4d	1	1.31mi
7705 Ilex Dr Port Richey, FL	3.0	2.0	1349	$2,000	$1.48	24d	1	1.34mi
13847 Maria Dr Hudson beach34674, FL	3.0	2.0	1448	$3,000	$2.07	24d	1	1.43mi
7213 Seward Dr Port Richey, FL	2.0	1.0	700	$1,500	$2.14	24d	1	1.43mi
11103 Harding Dr Unit 2 Port Richey, FL	2.0	1.0	760	$1,450	$1.91	19d	1	1.45mi

HOA detail condo

• Monthly dues: $470 · $5,640/yr
• Likely covers: watertrashinternetcableexterior maint.gym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $110,000 Active 70 DOM
2. 2026-06-17
   pricedays on market $110,000 Active 69 DOM
3. 2026-06-16
   days on market $111,100 Active 68 DOM
4. 2026-06-15
   days on market $111,100 Active 67 DOM
5. 2026-06-13
   pricedays on market $111,100 Active 65 DOM
6. 2026-06-09
   days on market $112,000 Active 61 DOM
7. 2026-06-08
   pricedays on market $112,000 Active 60 DOM
8. 2026-06-07
   days on market $115,000 Active 59 DOM
9. 2026-06-04
   days on market $115,000 Active 56 DOM
10. 2026-06-03
    pricedays on market $115,000 Active 55 DOM
11. 2026-06-02
    days on market $119,500 Active 54 DOM
12. 2026-06-02
    price $119,500 Active 53 DOM
13. 2026-06-01
    days on market $120,000 Active 53 DOM
14. 2026-05-31
    days on market $120,000 Active 52 DOM
15. 2026-05-21
    status Active
16. 2026-05-04
    status Pending
17. 2026-05-04
    price $120,000
18. 2026-04-20
    price $112,500
19. 2026-04-17
    price $113,000
20. 2026-04-13
    price $113,500
21. 2026-04-08
    price $114,000
22. 2026-04-03
    price $114,500
23. 2026-03-23
    listed $115,000 Active
24. 2024-11-23
    status Active
25. 2024-11-16
    status Pending
26. 2024-09-19
    listed $150,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°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: $20,308
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − HOA: −$5,640
• − Depreciation: −$3,200
• Taxable loss: −$143
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $1,315/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to update the kitchen and bathrooms, paint interior walls, replace carpeted flooring, and improve landscaping. With these updates, it can significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen appliances — outdated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate HVAC system — outdated and in need of replacement

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Resale replace carpeted flooring — new flooring improves aesthetics and functionality
• Resale update kitchen cabinets and appliances — modern kitchen enhances functionality and appeal
• Resale update bathroom fixtures — modern fixtures improve functionality and aesthetics
• Resale landscape and improve curb appeal — improved landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · outdated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
HVAC system · outdated and in need of replacement	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Resale replace carpeted flooring — new flooring improves aesthetics and functionality ↑
• Resale update kitchen cabinets and appliances — modern kitchen enhances functionality and appeal ↑
• Resale update bathroom fixtures — modern fixtures improve functionality and aesthetics ↑
• Resale landscape and improve curb appeal — improved landscaping enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-20.0% since first listed

12 events — show timeline

• 2026-05-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $112,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $113,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $113,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $114,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $114,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-11-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-09-19 Listed $150,000 Stellar MLS as Distributed by MLS Grid