11117 Pembridge Ct #2 · Bayonet Point, FL 34668

$96,000

2 bd · 1.0 ba · 882 sqft · Condo public records · 118 Days on market

Built 1974 $608/mo HOA · 37% 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 +16.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 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

PERFECT SNOWBIRD RETREAT OR YEAR-ROUND RESIDNECE. FOYER ENTRY WITH CERAMIC TILE. BERBER CARPET, MIRRORED WALL IN DR. LR OPENS TO SCREENED PORCH. MBR HAS WALK-IN CLOSET & STACKABLE W/ D. SPACIOUS BATH. NEW GLASS-TOP RANGE IN KITCHEN W/ SPACE FOR SMALL BREAKFAST TABLE. MAINE FEE COVERS EVERYTHING EXCEPT ELECTRIC & PHONE. MUST OWN 2 YRS BEFORE RENTING. NOT HOMESTEADED FOR 2010. ENJOY POOL JUST DOWN THE STREET OR THE LARGE CLUBHOUSE & HEATED POOL & ALL THE ACTIVITIES INTHIS ACTIVE RETIREMENT COMMUNITY. FURNISHINGS INCLUDED

Key facts

• Clubhouse
• In ground spa
• Screened porch

Tags

• IN UNIT LAUNDRY
• SCREENED PORCH
• ASSIGNED PARKING
• CLUBHOUSE
• HEATED POOL
• IN GROUND SPA

Property features AI

Finance

• Other: Unfurnished; Homestead exemption indicated
• Financial info: Total monthly fees: $608; Total annual fees: $7,296; Lease restrictions apply
• HOA & community: Monthly HOA fee of $558; Additional monthly maintenance $50; Association amenities: cable TV, clubhouse, fitness center, pool; Association includes: cable TV, pool, electricity, insurance, internet, structure and grounds maintenance, management; Buyer approval required for association; Association recreation owned, clubhouse, deed restrictions, sidewalks, street lights; Pets not allowed; Association approval required

Exterior

• Parking: Has carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Internet available; Sewer connected; Water connected
• Home design: Residential condominium; Planned unit development (PUD); One story; Faces south; Floor 1 unit
• Construction: Block construction; Built-up roof; Shingle roof; Block foundation; Built in 1 story
• Exterior features: Lighting; Private mailbox; Storage; Asphalt road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms (1st floor)
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Exhaust fan
• Laundry & utility: Washer; Dryer; Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $96k.

Deal economics

• At list price, monthly cash flow is $62 ($746/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $96k).
• Recommended offer: $87k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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; 35 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 41% 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 $664 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 118 days — a 9% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $18k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $96k implies a 231% gain — meaningful room to come down on a strong offer.

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 $87,360 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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: 1.70% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 4.9

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: -15.0%
• Equity multiple: 0.48×
• Total profit: $-14,002
• Equity at exit: $14,314

10-year hold

• IRR: -11.8%
• Equity multiple: 0.38×
• Total profit: $-16,587
• Equity at exit: $8,300

Cash invested: $26,880 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,630 high
• Mortgage (P&I): −$503
• Tax from tax record: −$74 /mo · $892/yr
• Insurance: −$40
• HOA: −$608
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $62

Break-even live

Break-even rent $1,552

Max offer price $96,000

Occupancy floor 91%

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11138 Yellowwood Ln Unit NA Port Richey, FL	3.0	1.0	1000	$1,800	$1.80	24d	1	0.19mi
8161 Braddock Cir #1 Port Richey, FL	2.0	2.0	1000	$1,595	$1.59	17d	1	0.22mi
10802 Laburnum Dr Port Richey, FL	2.0	2.0	1002	$1,545	$1.54	24d	1	0.47mi
7804 Topay Ln Port Richey, FL	3.0	2.0	1125	$1,811	$1.61	5d	1	0.50mi
11611 Constance Dr Port Richey, FL	3.0	1.0	984	$1,540	$1.57	24d	1	0.54mi
11611 Constance Dr Port Richey, FL	3.0	1.0	984	$1,540	$1.57	11d	1	0.54mi
7715 Sue Ellen Dr Port Richey, FL	2.0	2.0	1080	$1,495	$1.38	3d	1	0.60mi
7808 Talisman Dr Port Richey, FL	3.0	2.0	1063	$2,100	$1.98	24d	1	0.63mi
7839 Canna Dr Port Richey, FL	2.0	2.0	1095	$1,450	$1.32	11d	1	0.66mi
10502 Laburnum Dr Port Richey, FL	2.0	2.0	1002	$1,545	$1.54	24d	1	0.67mi
11635 Salmon Dr Port Richey, FL	2.0	1.5	816	$1,500	$1.84	24d	1	0.68mi
7539 Gulf Highlands Dr Port Richey, FL	2.0	1.5	936	$1,550	$1.66	5d	1	0.75mi
7438 Coventry Dr Port Richey, FL	2.0	1.0	985	$1,600	$1.62	12d	1	0.78mi
10803 Hyssop St Port Richey, FL	3.0	1.0	1120	$1,500	$1.34	11d	1	0.78mi
12200 Hudson Ridge Dr Port Richey, FL	2.0–3.0	2.0	1107	$1,468	$1.33	2d	10	0.80mi
11103 Harding Dr Unit 2 Port Richey, FL	2.0	1.0	760	$1,450	$1.91	20d	1	0.84mi
10303 Gardenia Ln Port Richey, FL	3.0	2.0	1054	$1,950	$1.85	24d	1	0.91mi
7213 Seward Dr Port Richey, FL	2.0	1.0	700	$1,500	$2.14	24d	1	0.94mi
10225 Gardenia Ln Port Richey, FL	3.0	1.0	1042	$1,495	$1.43	14d	1	0.96mi
10401 Oleander Dr Port Richey, FL	2.0	1.0	887	$1,250	$1.41	24d	1	0.99mi
12027 Hoosier Ct #203 Hudson, FL	2.0	2.0	1103	$1,550	$1.41	24d	1	1.02mi
11031 Hassle Ave Port Richey, FL	3.0	1.0	1006	$1,595	$1.59	24d	1	1.03mi
12041 Hoosier Ct #204 Hudson, FL	2.0	2.0	1103	$1,495	$1.36	24d	1	1.05mi
12041 Hoosier Ct #204 Hudson, FL	2.0	2.0	1103	$1,495	$1.36	17d	1	1.05mi
8019 Portage Dr Port Richey, FL	2.0	2.0	1078	$2,000	$1.86	16d	1	1.12mi
7110 Tudor Ln Port Richey, FL	1.0	1.0	676	$1,310	$1.94	2d	1	1.14mi
7110 Tudor Ln Port Richey, FL	1.0	1.0	676	$1,310	$1.94	24d	1	1.14mi
8422 Paxton Dr Port Richey, FL	2.0	1.0	744	$1,800	$2.42	24d	1	1.26mi
12221 Holbrook Dr Bayonet Point, FL	1.0–2.0	1.0–2.0	761	$1,685	$2.21	1d	59	1.27mi
7616 Danube Dr Hudson, FL	2.0	2.0	1125	$1,350	$1.20	24d	1	1.31mi
7602 Danube Dr Unit 7602 Hudson, FL	2.0	2.0	1125	$1,600	$1.42	24d	1	1.32mi
8304 Mill Creek Ln Hudson, FL	2.0	2.0	1000	$1,650	$1.65	24d	1	1.33mi
9440 Bourbon St Unit 9 New Port Richey, FL	2.0	1.0	700	$1,275	$1.82	24d	1	1.38mi
6731 Sandra Dr Port Richey, FL	2.0	1.0	816	$1,575	$1.93	24d	1	1.39mi
8437 Luray Dr Port Richey, FL	2.0	1.0	1038	$1,595	$1.54	4d	1	1.46mi

HOA detail condo

• Monthly dues: $608 · $7,296/yr
• Likely covers: electricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $96,000 Active 118 DOM
2. 2026-06-17
   days on market $96,000 Active 117 DOM
3. 2026-06-16
   days on market $96,000 Active 116 DOM
4. 2026-06-15
   days on market $96,000 Active 115 DOM
5. 2026-06-13
   days on market $96,000 Active 113 DOM
6. 2026-06-09
   days on market $96,000 Active 109 DOM
7. 2026-06-08
   days on market $96,000 Active 108 DOM
8. 2026-06-07
   days on market $96,000 Active 107 DOM
9. 2026-06-04
   days on market $96,000 Active 104 DOM
10. 2026-06-03
    days on market $96,000 Active 103 DOM
11. 2026-06-02
    days on market $96,000 Active 102 DOM
12. 2026-06-01
    days on market $96,000 Active 101 DOM
13. 2026-05-31
    days on market $96,000 Active 100 DOM
14. 2026-05-13
    price $96,000
15. 2026-04-14
    price $105,000
16. 2026-02-20
    listed $114,000 Active
17. 2010-10-12
    soldstatus $29,000
18. 2010-10-01
    soldstatus $29,000 549-char remark

    Show marketing remark (549 chars)

    PERFECT SNOWBIRD RETREAT OR YEAR-ROUND RESIDNECE. FOYER ENTRY WITH CERAMIC TILE. BERBER CARPET, MIRRORED WALL IN DR. LR OPENS TO SCREENED PORCH. MBR HAS WALK-IN CLOSET & STACKABLE W/ D. SPACIOUS BATH. NEW GLASS-TOP RANGE IN KITCHEN W/ SPACE FOR SMALL BREAKFAST TABLE. MAINE FEE COVERS EVERYTHING EXCEPT ELECTRIC & PHONE. MUST OWN 2 YRS BEFORE RENTING. NOT HOMESTEADED FOR 2010. ENJOY POOL JUST DOWN THE STREET OR THE LARGE CLUBHOUSE & HEATED POOL & ALL THE ACTIVITIES INTHIS ACTIVE RETIREMENT COMMUNITY. FURNISHINGS INCLUDED

19. 2010-03-22
    listed $29,900 549-char remark

    Show marketing remark (549 chars)

    PERFECT SNOWBIRD RETREAT OR YEAR-ROUND RESIDNECE. FOYER ENTRY WITH CERAMIC TILE. BERBER CARPET, MIRRORED WALL IN DR. LR OPENS TO SCREENED PORCH. MBR HAS WALK-IN CLOSET & STACKABLE W/ D. SPACIOUS BATH. NEW GLASS-TOP RANGE IN KITCHEN W/ SPACE FOR SMALL BREAKFAST TABLE. MAINE FEE COVERS EVERYTHING EXCEPT ELECTRIC & PHONE. MUST OWN 2 YRS BEFORE RENTING. NOT HOMESTEADED FOR 2010. ENJOY POOL JUST DOWN THE STREET OR THE LARGE CLUBHOUSE & HEATED POOL & ALL THE ACTIVITIES INTHIS ACTIVE RETIREMENT COMMUNITY. FURNISHINGS INCLUDED

20. 2010-03-04
    historical
21. 2009-12-29
    listed $34,900
22. 2009-12-18
    historical
23. 2009-10-26
    listed $49,900
24. 2008-04-28
    listed $74,900
25. 2004-10-05
    soldstatus $70,000
26. 2004-09-30
    soldstatus $70,000
27. 2004-08-27
    historical
28. 2004-08-23
    listed $71,900
29. 2003-02-11
    soldstatus $48,500
30. 1997-10-22
    soldstatus $41,000
31. 1994-12-15
    soldstatus $32,500

ⓘ 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: $892 · $74/mo
• Projected year-2 tax: $892 · $74/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 2/10 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: $19,563
• − Mortgage interest: −$5,377
• − Property taxes: −$892
• − Insurance: −$480
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − HOA: −$7,296
• − Depreciation: −$2,793
• Taxable loss: −$405
• Est. tax savings @ 24.0%: +$97
• After-tax cash flow: $843/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

+195.4% since first listed

18 events — show timeline

• 2026-05-13 Price Changed $96,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Listed $114,000 Stellar MLS as Distributed by MLS Grid
• 2010-10-12 Sold (Public Records) $29,000 Public Records
• 2010-10-01 Sold (MLS) $29,000 Stellar MLS as Distributed by MLS Grid
• 2010-03-22 Listed $29,900 Stellar MLS as Distributed by MLS Grid
• 2010-03-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-12-29 Listed $34,900 Stellar MLS as Distributed by MLS Grid
• 2009-12-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-10-26 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2008-04-28 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2004-10-05 Sold (Public Records) $70,000 Public Records
• 2004-09-30 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2004-08-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2004-08-23 Listed $71,900 Stellar MLS as Distributed by MLS Grid
• 2003-02-11 Sold (Public Records) $48,500 Public Records
• 1997-10-22 Sold (Public Records) $41,000 Public Records
• 1994-12-15 Sold (Public Records) $32,500 Public Records

Property tax history

+18.8%/yr

Latest (2025): $892 · +2.7% YoY. Source: county tax records.