1035 Robmar Rd · Dunedin, FL 34698

$335,000

2 bd · 1.5 ba · 1,014 sqft · SingleFamily public records · 5 Days on market

Built 1964 8,451 sqft lot Est $376k · 11% under

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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 +12.5/30.0
• ARV discount +12.4/15.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• DSCR +3.7/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CUTE LITTLE HOUSE WITH FENCED LARGE PRETTY BACK YARD. HUNTER GREEN NEW SHINGLE ROOF. NEW NEUTRAL CARPETING. NICE FRONT PORCH AND BACK PATIO. SMALL FAMILY ROOM OFF KITCHEN.

Key facts

• Bonus florida room
• 8,451 sq ft lot
• Garage

Tags

• CLOSE TO GULF BEACHES
• VERY LARGE SCREENED LANAI
• BONUS FLORIDA ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-46 ($-552/yr) — negative.
• To cash-flow at today's rent, offer at most $327k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (27.2% below list).
• Recommended offer: $244k (27.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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); Palm Harbor Middle School (math 59% / reading 57%, grade B, #151 of 571 statewide, top 27%, 1,080 students, 37% FRL); Dunedin High School (math 36% / reading 45%, grade F, #294 of 667 statewide, top 44%, 1,203 students, 48% FRL) — zoned schools at 47% 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 at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• This rent runs 40% 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 $2k of loan paydown is wiped out by about $10k 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.
• 2 sale attempts since 20y 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.
• Current owner paid $175k; list at $335k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,956 (27.2% 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.73% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $376,194
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1035 Robmar Rd	0.00mi	2/1.5	1,014 (0%)	0mo	$357,100	$352	100
797 Lakeside Dr	0.58mi	2/2.0	995 (-2%)	2mo	$530,000	$533	66
1825 San Mateo Dr	0.54mi	2/1.0	1,001 (-1%)	9mo	$260,000	$260	63
1165 Falcon Dr	0.53mi	2/2.0	1,043 (+3%)	8mo	$485,000	$465	62
1889 San Mateo Dr	0.56mi	2/1.5	976 (-4%)	8mo	$245,000	$251	61
2028 Douglas Ave	0.68mi	2/1.5	985 (-3%)	4mo	$365,000	$371	61
2049 Woodward Ave	0.66mi	2/1.0	1,033 (+2%)	5mo	$380,000	$368	60
1701 Pinehurst Rd Unit 22B	0.30mi	2/1.0	875 (-14%)	5mo	$177,500	$203	57
2013 Princeton Ave	0.48mi	2/2.0	1,119 (+10%)	8mo	$415,000	$371	52
975 Gulf View Blvd	0.47mi	2/1.5	864 (-15%)	5mo	$330,000	$382	49
1747 Santa Anna Dr	0.59mi	2/1.5	1,166 (+15%)	3mo	$475,500	$408	45
450 San Salvador Dr	0.73mi	2/2.0	1,152 (+14%)	1mo	$420,000	$365	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-58,145
• Equity at exit: $49,950

10-year hold

• IRR: -10.3%
• Equity multiple: 0.38×
• Total profit: $-58,200
• Equity at exit: $28,965

Cash invested: $93,800 (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 34698

• Rents YoY: 2.7%
• Active inventory: 482
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,440 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $-46

Break-even live

Break-even rent $2,498

Max offer price $326,877

Occupancy floor 97%

Sensitivity live

Price	-10% $144	-5% $49	+0% $-46	+5% $-141	+10% $-236
Rent	-10% $-239	-5% $-142	+0% $-46	+5% $50	+10% $147
Rate	-1.0pp $123	-0.5pp $39	base $-46	+0.5pp $-133	+1.0pp $-221

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2021 Valley Dr Dunedin, FL	3.0	2.0	1445	$4,500	$3.11	26d	1	0.37mi
1525 Ruth Rd Dunedin, FL	2.0	2.0	1379	$3,200	$2.32	6d	1	0.45mi
1479 Ruth Rd Dunedin, FL	2.0	2.0	1235	$2,700	$2.19	26d	1	0.52mi
2013 Woodward Ave Dunedin, FL	2.0	2.0	1405	$2,400	$1.71	26d	1	0.57mi
1849 San Mateo Dr Dunedin, FL	3.0	1.0	1128	$2,800	$2.48	19d	1	0.57mi
1412 Gladys Cir Unit 1466152P Dunedin, FL	3.0	2.0	1097	$3,849	$3.51	0d	1	0.61mi
1141 San Christopher Dr Apt B Dunedin, FL	2.0	1.0	1000	$1,595	$1.59	3d	1	0.62mi
1388 Robin Hood Ln Unit 1141-B Dunedin, FL	2.0	1.0	1000	$1,595	$1.59	3d	1	0.63mi
2005 McMullen Ave Dunedin, FL	2.0	2.0	1350	$2,595	$1.92	26d	1	0.66mi
2011 McMullen Ave Dunedin, FL	2.0	2.0	1300	$2,395	$1.84	3d	1	0.68mi
2015 McMullen Ave Dunedin, FL	2.0	2.0	1300	$2,295	$1.77	26d	1	0.69mi
2019 McMullen Ave Dunedin, FL	2.0	2.0	1300	$2,295	$1.77	19d	1	0.70mi
1454 Michigan Blvd Dunedin, FL	2.0	1.0	1000	$2,300	$2.30	5d	1	0.78mi
690 Regina Rd Dunedin, FL	2.0	1.0	745	$2,195	$2.95	6d	1	0.79mi
1268 Pinehurst Rd Dunedin, FL	1.0	1.0	1080	$1,500	$1.39	18d	1	0.80mi
2233 Snead Ave Dunedin, FL	3.0	2.0	1284	$3,000	$2.34	18d	1	0.83mi
2233 Snead Ave Dunedin, FL	3.0	2.0	1284	$3,000	$2.34	26d	1	0.83mi
1235 Bass Blvd Dunedin, FL	3.0	2.0	1300	$2,550	$1.96	19d	1	0.84mi
1187 Bass Blvd Unit C Dunedin, FL	2.0	1.0	850	$1,850	$2.18	19d	1	0.92mi
1187 Bass Blvd Unit A Dunedin, FL	2.0	1.0	850	$1,850	$2.18	26d	1	0.92mi
1196 Angle Rd Dunedin, FL	1.0	1.0	700	$1,675	$2.39	6d	1	0.93mi
1515 County Road 1 Dunedin, FL	1.0–2.0	1.0	719	$1,750	$2.43	9d	1	0.94mi
1579 Bayshore Blvd Dunedin, FL	3.0	2.0	1040	$3,500	$3.37	9d	1	0.95mi
1523 Bayshore Blvd Unit 6 Dunedin, FL	3.0	1.0	1061	$3,000	$2.83	26d	1	1.00mi
1602 Amberlea Dr S Dunedin, FL	1.0	1.0	725	$2,400	$3.31	0d	1	1.02mi
612 Bass Ct Dunedin, FL	1.0–2.0	1.0	698	$2,040	$2.92	0d	6	1.06mi
1580 Andover Dr Unit House Dunedin, FL	2.0	1.0	1241	$2,200	$1.77	26d	1	1.16mi
2489 Del Rio Way Dunedin, FL	2.0	2.0	1250	$2,500	$2.00	26d	1	1.18mi
525 Bay St Dunedin, FL	2.0	1.0	1104	$3,500	$3.17	6d	1	1.18mi
2491 Coronado Way Dunedin, FL	3.0	2.0	1346	$2,950	$2.19	6d	1	1.21mi
580 Skinner Blvd Unit 4 Dunedin, FL	2.0	1.0	750	$2,045	$2.73	26d	1	1.21mi
2494 Del Rio Way Dunedin, FL	3.0	1.5	1058	$3,200	$3.02	26d	1	1.22mi
841 Patricia Ave Dunedin, FL	2.0	1.0–2.0	904	$1,950	$2.16	18d	2	1.26mi
841 Patricia Ave #103 Dunedin, FL	2.0	1.0	874	$2,000	$2.29	26d	1	1.26mi
439 S Paula Dr Dunedin, FL	1.0–2.0	1.0	612	$1,995	$3.26	25d	3	1.29mi
451 Skinner Blvd Unit A Dunedin, FL	2.0	1.0	750	$1,500	$2.00	9d	1	1.34mi
433 S Paula Dr #17 Dunedin, FL	2.0	2.5	1290	$2,300	$1.78	9d	1	1.35mi
941 Highland Ave Unit D Dunedin, FL	1.0	1.0	1000	$1,300	$1.30	21d	1	1.37mi
1450 Mahogany Ln Palm Harbor, FL	2.0	2.0	1353	$2,300	$1.70	26d	1	1.39mi
2651 Michael Pl #104 Dunedin, FL	2.0	2.0	1230	$2,100	$1.71	4d	1	1.42mi

Listing history 5 events

1. 2026-04-20
   status Pending
2. 2026-04-15
   listed $335,000 Active
3. 2006-11-16
   soldstatus $175,000
4. 2006-11-15
   soldstatus $175,000 171-char remark

   Show marketing remark (171 chars)

   CUTE LITTLE HOUSE WITH FENCED LARGE PRETTY BACK YARD. HUNTER GREEN NEW SHINGLE ROOF. NEW NEUTRAL CARPETING. NICE FRONT PORCH AND BACK PATIO. SMALL FAMILY ROOM OFF KITCHEN.

5. 2006-09-29
   listed $180,000 171-char remark

   Show marketing remark (171 chars)

   CUTE LITTLE HOUSE WITH FENCED LARGE PRETTY BACK YARD. HUNTER GREEN NEW SHINGLE ROOF. NEW NEUTRAL CARPETING. NICE FRONT PORCH AND BACK PATIO. SMALL FAMILY ROOM OFF KITCHEN.

ⓘ 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: $922 · $77/mo
• Projected year-2 tax: $2,780 · $232/mo
• Expected delta: +$1,858/yr (+$155/mo · 201.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 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: $29,275
• − Mortgage interest: −$18,765
• − Property taxes: −$922
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,342
• − Management: −$2,342
• − Depreciation: −$9,745
• Taxable loss: −$6,517
• Est. tax savings @ 24.0%: +$1,564
• After-tax cash flow: $1,012/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

+86.1% since first listed

5 events — show timeline

• 2026-04-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Listed $335,000 Stellar MLS as Distributed by MLS Grid
• 2006-11-16 Sold (Public Records) $175,000 Public Records
• 2006-11-15 Sold (MLS) $175,000 Stellar MLS as Distributed by MLS Grid
• 2006-09-29 Listed $180,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-4.2%/yr

Latest (2025): $922 · +9.1% YoY. Source: county tax records.