9856 Dancing Goat Pl · Connerton, FL 34638

$260,350

2 bd · 2.5 ba · 1,767 sqft · Townhouse · 9 Days on market

Built 2026 Good condition $147/sqft · 19% below area Est $320k · 19% 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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• Schools +5.7/10.0
• Condition / age +4.0/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Livability +3.3/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks

The collection's largest home offers two-stories of intentional design. The two-car garage leads to the first level's open floorplan, which includes the kitchen, dining room and family room with a covered patio for outdoor entertaining. Nearby, the owner's suite features a spa-like private bathroom. Upstairs is a versatile loft space and a convenient guest bedroom. Plus, this home includes a convenient storage space for a golf cart or other recreational vehicles.

Key facts

• Open floorplan
• Versatile loft space
• Covered patio

Tags

• OPEN FLOORPLAN
• COVERED PATIO
• SPA-LIKE PRIVATE BATHROOM
• VERSATILE LOFT SPACE
• CONVENIENT STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-79 ($-951/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (16.4% below list).
• Recommended offer: $218k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.6% in Connerton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#596 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Connerton Elementary School (math 48% / reading 57%, grade C-, #976 of 2,144 statewide, top 46%, 958 students, 39% FRL); Pine View Middle School (math 63% / reading 52%, grade B, #157 of 571 statewide, top 28%, 1,170 students, 32% FRL); Land O' Lakes High School (math 56% / reading 64%, grade C+, #106 of 667 statewide, top 16%, 2,248 students, 27% FRL) — zoned schools average 33% FRL vs 48% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents falling (-3.8%/yr); 1039 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 65d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $217,715 (16.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $319,718
• List price: $260,350
• Delta: -18.57%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10966 Wishing Cloud Rd	1.09mi	3/2.5 (+1)	1,787 (+1%)	23mo	$300,900	$168	39
10973 Wishing Cloud Rd	1.12mi	3/2.5 (+1)	1,787 (+1%)	23mo	$284,900	$159	39
10953 Wishing Cloud Rd	1.10mi	3/2.5 (+1)	1,787 (+1%)	23mo	$294,900	$165	39
10980 Wishing Cloud Rd	1.10mi	3/2.5 (+1)	1,787 (+1%)	23mo	$297,400	$166	39
10985 Wishing Cloud Rd	1.12mi	3/2.5 (+1)	1,666 (-6%)	22mo	$269,900	$162	32
10972 Wishing Cloud Rd	1.10mi	3/2.5 (+1)	1,666 (-6%)	22mo	$259,900	$156	32
10967 Wishing Cloud Rd	1.11mi	3/2.5 (+1)	1,666 (-6%)	23mo	$264,900	$159	32
10959 Wishing Cloud Rd	1.11mi	3/2.5 (+1)	1,666 (-6%)	23mo	$269,900	$162	32
10961 Wishing Cloud Rd	1.11mi	3/2.5 (+1)	1,666 (-6%)	23mo	$265,900	$160	32
10946 Wishing Cloud Rd	1.08mi	3/2.5 (+1)	1,666 (-6%)	23mo	$264,900	$159	32
17827 Turning Leaf Cir	0.87mi	3/2.0 (+1)	1,532 (-13%)	15mo	$305,000	$199	24
18301 Turning Leaf Cir	0.97mi	3/2.0 (+1)	1,532 (-13%)	16mo	$330,000	$215	23

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.26×
• Total profit: $-53,584
• Equity at exit: $38,819

10-year hold

• IRR: -25.3%
• Equity multiple: -0.07×
• Total profit: $-77,686
• Equity at exit: $22,510

Cash invested: $72,898 (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 →

Active competition Active MLS

• For sale now: 43 active · 1 under contract
• Median asking: $254,200 ($161/sqft)
• Median days on market: 26 d
• This list price: 56% of active listings are priced below it
• ARV vs active asking: +12.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34638

• Home prices YoY: -16.0%
• Rents YoY: -3.8%
• Active inventory: 1039
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,177 high
• Mortgage (P&I): −$1,365
• Tax est. 1.5%: −$325 /mo · $3,905/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-79

Break-even live

Break-even rent $2,277

Max offer price $248,879

Occupancy floor 99%

Sensitivity live

Price	-10% $101	-5% $11	+0% $-79	+5% $-169	+10% $-259
Rent	-10% $-251	-5% $-165	+0% $-79	+5% $7	+10% $93
Rate	-1.0pp $52	-0.5pp $-13	base $-79	+0.5pp $-147	+1.0pp $-215

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: $65,088
• Closing costs: $7,810
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9864 Dancing Goat Pl Land O' Lakes, FL	3.0	2.0	1486	$2,150	$1.45	64d	1	0.01mi
9896 Dancing Goat Pl Land O' Lakes, FL	3.0	2.0	1486	$2,175	$1.46	120d	1	0.03mi
18025 Cypress Bay Pkwy Land O Lakes, FL	3.0	2.0	1484	$2,040	$1.37	27d	1	0.26mi
18236 Hunters Meadow Walk Land O Lakes, FL	3.0	2.0	2025	$2,195	$1.08	71d	1	0.38mi
18416 Cypress Bay Pkwy Land O Lakes, FL	3.0	2.0	1860	$2,081	$1.12	4d	1	0.44mi
18447 Red Willow Way Land O Lakes, FL	3.0	2.0	2150	$2,480	$1.15	4d	1	0.46mi
18424 Hunters Meadow Walk Land O Lakes, FL	3.0	2.0	1536	$2,045	$1.33	0d	1	0.50mi
18525 Dajana Ave Land O Lakes, FL	3.0	2.0	1489	$1,990	$1.34	0d	1	0.53mi
9627 Jaybird Ln Land O Lakes, FL	3.0	2.0	2217	$2,199	$0.99	120d	1	0.56mi
18588 Hunters Meadow Walk Land O Lakes, FL	3.0	2.0	1753	$2,345	$1.34	3d	1	0.62mi
10083 Gentle Rain Dr Land O Lakes, FL	3.0	2.0	1555	$2,295	$1.48	0d	1	0.63mi
10083 Gentle Rain Dr Land O Lakes, FL	3.0	2.0	1555	$2,295	$1.48	6d	1	0.63mi
17512 Shirewood Way Land O Lakes, FL	3.0	2.0	1448	$2,200	$1.52	119d	1	0.63mi
9821 Jasmine Brook Cir Land O Lakes, FL	3.0	2.0	1758	$2,250	$1.28	7d	1	0.75mi
10735 Hawks Landing Dr Land O Lakes, FL	3.0	3.0	1848	$2,495	$1.35	110d	1	0.76mi
9540 Simeon Dr Land O Lakes, FL	3.0	2.5	2344	$2,150	$0.92	64d	1	0.87mi
18337 Falling Pine Needle Ln Land O Lakes, FL	3.0	2.0	1850	$2,200	$1.19	54d	1	0.87mi
10650 Dusty Boot Rd Land O Lakes, FL	3.0	2.0	1560	$2,157	$1.38	4d	1	0.87mi
17784 Turning Leaf Cir Land O Lakes, FL	3.0	2.0	1532	$2,450	$1.60	120d	1	0.91mi
18906 Parapet Pl Land O Lakes, FL	3.0	2.5	2273	$2,155	$0.95	74d	1	0.94mi
18916 Randall Pl Land O Lakes, FL	3.0	2.5	1545	$2,200	$1.42	120d	1	0.94mi
18276 Turning Leaf Cir Land O Lakes, FL	3.0	2.0	1532	$2,250	$1.47	120d	1	0.95mi
18276 Turning Leaf Cir Land O Lakes, FL	3.0	2.0	1532	$2,250	$1.47	86d	1	0.95mi
18934 Randall Pl Land O Lakes, FL	3.0	2.5	1545	$1,985	$1.28	6d	1	0.97mi
18267 Turning Leaf Cir Land O Lakes, FL	3.0	2.0	1516	$2,095	$1.38	86d	1	0.98mi
18267 Turning Leaf Cir Land O Lakes, FL	3.0	2.0	1516	$2,095	$1.38	120d	1	0.98mi
9630 Baton Rouge Ln Land O Lakes, FL	3.0	2.0	1660	$2,200	$1.33	44d	1	0.98mi
18039 Turning Leaf Cir Land O Lakes, FL	3.0	2.0	1516	$2,895	$1.91	120d	1	1.00mi
10668 Old Sycamore Loop Land O Lakes, FL	3.0	2.0	1500	$2,400	$1.60	0d	1	1.02mi
10567 Heron Hideaway Loop Land O Lakes, FL	3.0	2.0	1532	$2,050	$1.34	108d	1	1.03mi
10956 Wishing Cloud Rd Land O Lakes, FL	3.0	3.0	1666	$1,975	$1.19	61d	1	1.09mi
10956 Wishing Cloud Rd Land O Lakes, FL	3.0	3.0	1666	$1,899	$1.14	27d	1	1.09mi
19104 Dunlap Ct Land O Lakes, FL	3.0	2.0	1600	$1,995	$1.25	54d	1	1.10mi
10981 Wishing Cloud Rd Land O Lakes, FL	3.0	2.5	1787	$2,000	$1.12	116d	1	1.13mi
17740 Tawny Malt Pl Land O Lakes, FL	3.0	2.5	1801	$2,400	$1.33	32d	1	1.15mi
18772 Grand Live Oak BLVD HOWEY IN HLS, FL	1.0–3.0	1.0–3.0	1076	$2,016	$1.87	0d	121	1.16mi
9313 Wellstone Dr Land O Lakes, FL	3.0	2.5	1536	$1,200	$0.78	84d	1	1.22mi
11103 Wishing Cloud Rd Land O Lakes, FL	3.0	2.5	1787	$2,350	$1.32	120d	1	1.23mi
11111 Wishing Cloud Rd Land O Lakes, FL	3.0	2.5	1666	$1,925	$1.16	5d	1	1.24mi
11115 Wishing Cloud Rd Land O Lakes, FL	3.0	2.5	1666	$2,250	$1.35	120d	1	1.24mi

Listing history 6 events

1. 2026-06-04
   days on market $260,350 Active 9 DOM
2. 2026-06-03
   days on market $260,350 Active 8 DOM
3. 2026-06-02
   pricedays on market $260,350 Active 7 DOM
4. 2026-06-01
   days on market $259,000 Active 6 DOM
5. 2026-06-01
   price $259,000 Active 5 DOM
6. 2026-05-31
   pricedays on market $260,000 Active 5 DOM

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

Taxation est. · year 1

• Rental income: $26,126
• − Mortgage interest: −$14,584
• − Property taxes: −$3,905
• − Insurance: −$1,302
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − Depreciation: −$7,574
• Taxable loss: −$5,419
• Est. tax savings @ 24.0%: +$1,301
• After-tax cash flow: $349/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 · 20 photos

Good 80/100 Cosmetic rehab Est. rehab $8,835–$26,505 screening

This well-maintained, two-story townhouse is move-in ready with a good condition score and minimal repairs needed. The property offers a modern kitchen, two bathrooms, and a spacious living area with a good curb appeal.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and can increase property value. ↑
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs for tenants. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 57/100

Zoned Schools

Elementary Connerton Elementary School C- FL #976/2,144 Nat'l #11,114/41,679 Middle Pine View Middle School B FL #157/571 Nat'l #2,146/14,009 High Land O' Lakes High School C+ FL #106/667 Nat'l #3,545/17,239

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

C Composite livability gradescore 66/100

Livability — Connerton

• Score: 66/100
• State rank: #596
• US rank: #11437

Category grades

Amenities F Commute F Cost of living C+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pasco County · 570,045 people
• City population: 11,398
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 37,644
• Household income: $123,899
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 25% Two or more races 16% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Cuban 4% Dominican 3%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 76% English-only · Spanish 16% Other Indo-European 2% Arabic 2%

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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: ▼ -57.02%
• Current HPI: 299.2018
• Rent YoY: ▼ -3.78%
• Metro: Tampa-St. Petersburg-Clearwater, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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