960 Virginia St #107 · Dunedin, FL 34698

$97,000

1 bd · 1.0 ba · 800 sqft · Condo public records · 246 Days on market

Built 1977 $581/mo HOA · 33% 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 +19.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION LOCATION! Walking distance to Historic Downtown Dunedin and Marina for events, restaurants and quaint shoppes. First Floor end unit with parking right in front. Enjoy a beautiful pond view as you relax in your Florida Room with hurricane shutters. Master Bedroom has 2 closets. Ceramic Tile throughout. Washer/Dryer hookup inside unit. Walk to Heated Community Pool. Top rated Honeymoon Island and Calladesi beach close along with many parks. PRESENT ALL OFFERS!

Key facts

• Covered parking
• Clubhouse
• Lake view

Tags

• GROUND FLOOR CORNER CONDO
• LAKE VIEW
• COVERED PARKING
• COVERED LANAI
• HEATED POOL
• CLUBHOUSE

Property features AI

Finance

• Other: Previous status listed as Pending; Living area reported as 800 square feet; Direction faces East
• Financial info: Total monthly fees reported $581; total annual fees $6,972; Lease restrictions apply
• HOA & community: Monthly condo fee of $499; additional monthly maintenance amount of $82; HOA includes cable TV, internet, pool, management, maintenance (structure and grounds), pest control, private road, recreational facilities, sewer, trash and water; Association approval required; Association name: Mary A Hadnott; Full-time management; Community features include clubhouse, pool, sidewalks, deed restrictions; senior community; Pets not allowed

Exterior

• Parking: Assigned carport (1 space); guest parking available
• Utilities: Public water; Public sewer; Electricity connected; Underground utilities; Water and sewer connected
• Home design: Residential condominium; Three or more stories in complex; unit on first floor; Unit faces east
• Construction: Block, concrete and stucco construction; Membrane roof; Slab foundation; Building identified as 960
• Exterior features: Sidewalks; On a pond with pond view; Asphalt paved road access

Interior

• Kitchen: Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom (first floor)
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Thermostat; Elevator in building
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $97k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $97k).
• Recommended offer: $85k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.8% 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: Garrison-Jones Elementary School (math 66% / reading 58%, grade B, #608 of 2,144 statewide, top 29%, 593 students, 46% FRL); Dunedin Highland Middle School (math 53% / reading 52%, grade C+, #213 of 571 statewide, top 38%, 899 students, 53% FRL); Dunedin High School (math 36% / reading 45%, grade F, #294 of 667 statewide, top 44%, 1,203 students, 48% FRL) — zoned schools at 49% 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 leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $671 of loan paydown is wiped out by about $3k 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

• It's been on market 246 days — a 12% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $23k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $97k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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 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?
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: 1.83% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.22
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.6%
• Equity multiple: 0.68×
• Total profit: $-8,577
• Equity at exit: $14,463

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $1,314
• Equity at exit: $8,387

Cash invested: $27,160 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$509
• Tax from tax record: −$157 /mo · $1,880/yr
• Insurance: −$40
• HOA: −$581
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $114

Break-even live

Break-even rent $1,629

Max offer price $97,000

Occupancy floor 89%

Sensitivity live

Price	-10% $169	-5% $142	+0% $114	+5% $87	+10% $60
Rent	-10% $-26	-5% $44	+0% $114	+5% $184	+10% $255
Rate	-1.0pp $163	-0.5pp $139	base $114	+0.5pp $89	+1.0pp $64

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
841 Patricia Ave #103 Dunedin, FL	2.0	1.0	874	$2,000	$2.29	25d	1	0.21mi
841 Patricia Ave Dunedin, FL	2.0	1.0–2.0	904	$1,950	$2.16	18d	2	0.21mi
905 Patricia Ave Dunedin, FL	1.0	1.0	550	$1,800	$3.27	25d	1	0.34mi
978 Cedarwood Ave Dunedin, FL	2.0	1.0	1100	$1,800	$1.64	25d	1	0.37mi
556 Patricia Ave Dunedin, FL	2.0	1.0	850	$1,795	$2.11	5d	1	0.38mi
1196 Angle Rd Dunedin, FL	1.0	1.0	700	$1,675	$2.39	6d	1	0.47mi
857 Lyndhurst St Unit D Dunedin, FL	2.0	2.0	1050	$1,700	$1.62	19d	1	0.49mi
825 Lyndhurst St Dunedin, FL	2.0	2.0	900	$1,850	$2.06	25d	1	0.54mi
825 Lyndhurst St Dunedin, FL	2.0	2.0	900	$1,850	$2.06	6d	1	0.54mi
885 Beltrees St #12 Dunedin, FL	1.0	1.0	550	$1,350	$2.45	25d	1	0.58mi
1268 Pinehurst Rd Dunedin, FL	1.0	1.0	1080	$1,500	$1.39	18d	1	0.60mi
2701 Dunedin Commons Pl Dunedin, FL	1.0–2.0	1.0–2.0	887	$1,931	$2.18	4d	12	0.61mi
660 Beltrees St Dunedin, FL	1.0–3.0	1.0–1.5	905	$1,125	$1.24	9d	2	0.69mi
152 Macalpine Way Dunedin, FL	1.0–3.0	1.0–2.5	943	$1,460	$1.55	3d	42	0.72mi
612 Bass Ct Dunedin, FL	1.0–2.0	1.0	698	$1,479	$2.12	3d	6	0.76mi
1388 Robin Hood Ln Unit 1141-B Dunedin, FL	2.0	1.0	1000	$1,595	$1.59	3d	1	0.77mi
616 Dogwood Ct Dunedin, FL	1.0	1.0	551	$1,700	$3.09	5d	1	0.77mi
1187 Bass Blvd Unit C Dunedin, FL	2.0	1.0	850	$1,850	$2.18	19d	1	0.77mi
1187 Bass Blvd Unit A Dunedin, FL	2.0	1.0	850	$1,850	$2.18	25d	1	0.77mi
1141 San Christopher Dr Apt B Dunedin, FL	2.0	1.0	1000	$1,595	$1.59	3d	1	0.78mi
612 Dogwood Ct Dunedin, FL	1.0	1.0	550	$1,350	$2.45	5d	1	0.78mi
607 Lyndhurst St Unit 607 Dunedin, FL	2.0	1.0	677	$2,250	$3.32	25d	1	0.78mi
580 Skinner Blvd Unit 4 Dunedin, FL	2.0	1.0	750	$2,045	$2.73	25d	1	0.79mi
609 Dogwood Ct Unit 609 Dunedin, FL	2.0	1.0	725	$1,850	$2.55	25d	1	0.79mi
417 Milwaukee Ave Dunedin, FL	2.0	1.0	650	$1,850	$2.85	5d	1	0.83mi
941 Highland Ave Unit D Dunedin, FL	1.0	1.0	1000	$1,300	$1.30	21d	1	0.83mi
257 Milwaukee Ave Dunedin, FL	1.0–2.0	1.0–1.5	889	$1,146	$1.29	3d	9	0.85mi
525 Bay St Dunedin, FL	2.0	1.0	1104	$3,500	$3.17	6d	1	0.88mi
1005 Egret Ct Dunedin, FL	2.0	2.0	996	$1,400	$1.41	5d	1	0.91mi
451 Skinner Blvd Unit A Dunedin, FL	2.0	1.0	750	$1,500	$2.00	9d	1	0.92mi
690 Regina Rd Dunedin, FL	2.0	1.0	745	$2,195	$2.95	6d	1	0.94mi
416 Skinner Blvd Unit B Dunedin, FL	1.0	1.0	620	$1,795	$2.90	25d	1	0.98mi
600 Douglas Ave Unit 340 Dunedin, FL	1.0	1.0	550	$1,695	$3.08	25d	1	1.02mi
600 Douglas Ave Unit 350 Dunedin, FL	2.0	1.0	1000	$2,195	$2.19	25d	1	1.02mi
1420 Oak Hill Dr #104 Dunedin, FL	1.0	1.0	610	$1,600	$2.62	25d	1	1.04mi
405 Locklie St Unit 4055A Dunedin, FL	2.0	1.0	750	$1,695	$2.26	6d	1	1.06mi
2099 Kings Hwy #1 Clearwater, FL	1.0	1.0	686	$1,450	$2.11	9d	1	1.12mi
541 Roanoke St Dunedin, FL	2.0	2.0	912	$2,345	$2.57	15d	1	1.13mi
2045 Alpine Rd Clearwater, FL	2.0	1.0	983	$1,675	$1.70	5d	1	1.20mi
2045 Alpine Rd Unit 1 Clearwater, FL	2.0	1.5	983	$1,675	$1.70	5d	1	1.20mi

HOA detail condo

• Monthly dues: $581 · $6,972/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-05-31
   days on market $97,000 Active 246 DOM
2. 2026-05-18
   price $97,000
3. 2026-03-24
   price $100,000
4. 2026-03-24
   status Active
5. 2026-03-16
   status Pending
6. 2026-02-21
   price $110,000
7. 2025-11-18
   price $114,000
8. 2025-10-22
   price $118,000
9. 2025-09-19
   listed $120,000 Active
10. 2024-11-30
    historical
11. 2024-11-15
    price $130,000
12. 2024-09-21
    price $135,000
13. 2024-07-13
    price $140,000
14. 2024-06-25
    price $145,000
15. 2024-02-13
    listed $150,000 Active
16. 2016-04-11
    soldstatus $56,000
17. 2016-04-07
    soldstatus $58,000 Sold 471-char remark

    Show marketing remark (471 chars)

    LOCATION LOCATION! Walking distance to Historic Downtown Dunedin and Marina for events, restaurants and quaint shoppes. First Floor end unit with parking right in front. Enjoy a beautiful pond view as you relax in your Florida Room with hurricane shutters. Master Bedroom has 2 closets. Ceramic Tile throughout. Washer/Dryer hookup inside unit. Walk to Heated Community Pool. Top rated Honeymoon Island and Calladesi beach close along with many parks. PRESENT ALL OFFERS!

18. 2016-03-15
    status Pending 471-char remark

    Show marketing remark (471 chars)

    LOCATION LOCATION! Walking distance to Historic Downtown Dunedin and Marina for events, restaurants and quaint shoppes. First Floor end unit with parking right in front. Enjoy a beautiful pond view as you relax in your Florida Room with hurricane shutters. Master Bedroom has 2 closets. Ceramic Tile throughout. Washer/Dryer hookup inside unit. Walk to Heated Community Pool. Top rated Honeymoon Island and Calladesi beach close along with many parks. PRESENT ALL OFFERS!

19. 2016-03-04
    price $58,000 471-char remark

    Show marketing remark (471 chars)

    LOCATION LOCATION! Walking distance to Historic Downtown Dunedin and Marina for events, restaurants and quaint shoppes. First Floor end unit with parking right in front. Enjoy a beautiful pond view as you relax in your Florida Room with hurricane shutters. Master Bedroom has 2 closets. Ceramic Tile throughout. Washer/Dryer hookup inside unit. Walk to Heated Community Pool. Top rated Honeymoon Island and Calladesi beach close along with many parks. PRESENT ALL OFFERS!

20. 2016-02-10
    listed $59,900 Active 471-char remark

    Show marketing remark (471 chars)

    LOCATION LOCATION! Walking distance to Historic Downtown Dunedin and Marina for events, restaurants and quaint shoppes. First Floor end unit with parking right in front. Enjoy a beautiful pond view as you relax in your Florida Room with hurricane shutters. Master Bedroom has 2 closets. Ceramic Tile throughout. Washer/Dryer hookup inside unit. Walk to Heated Community Pool. Top rated Honeymoon Island and Calladesi beach close along with many parks. PRESENT ALL OFFERS!

21. 2009-02-04
    soldstatus $60,000
22. 2009-01-26
    soldstatus $60,000
23. 2008-08-21
    listed $64,900
24. 1997-09-30
    soldstatus $21,000
25. 1988-04-27
    soldstatus $29,500
26. 1985-06-01
    soldstatus $33,000

ⓘ 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: $1,880 · $157/mo
• Projected year-2 tax: $1,880 · $157/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $21,284
• − Mortgage interest: −$5,434
• − Property taxes: −$1,880
• − Insurance: −$485
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − HOA: −$6,972
• − Depreciation: −$2,822
• Taxable income: $286
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $1,304/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

+193.9% since first listed

25 events — show timeline

• 2026-05-18 Price Changed $97,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-21 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-18 Price Changed $114,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-22 Price Changed $118,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-19 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-15 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-21 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-13 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-25 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-13 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-11 Sold (Public Records) $56,000 Public Records
• 2016-04-07 Sold (MLS) $58,000 Stellar MLS as Distributed by MLS Grid
• 2016-03-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-03-04 Price Changed $58,000 Stellar MLS as Distributed by MLS Grid
• 2016-02-10 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2009-02-04 Sold (Public Records) $60,000 Public Records
• 2009-01-26 Sold (MLS) $60,000 Stellar MLS as Distributed by MLS Grid
• 2008-08-21 Listed $64,900 Stellar MLS as Distributed by MLS Grid
• 1997-09-30 Sold (Public Records) $21,000 Public Records
• 1988-04-27 Sold (Public Records) $29,500 Public Records
• 1985-06-01 Sold (Public Records) $33,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $1,880 · +2.9% YoY. Source: county tax records.