7110 Commons Blvd · Bayonet Point, FL 34668

$129,000

1 bd · 2.0 ba · 920 sqft · Manufactured public records · 35 Days on market

Built 1982 8,100 sqft lot $5/mo HOA

---

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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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

Under contract-accepting backup offers. Nicely updated and a great value! 2-bedroom, 2-bath double-wide manufactured home. The home features new luxury vinyl plank flooring, fresh paint, vaulted ceilings, and a desirable open floor plan. The large lot is included in the sale, so the homeowner has no lot rent or land lease. The primary bedroom includes a large walk-in closet and an en-suite bathroom with a shower. The Kitchen features an island countertop and includes a refrigerator, range, microwave, and dishwasher. There's a huge bonus room with a separate wall-mounted AC unit, plus a workshop area and a shed with a washer-dryer hookup! The property has a metal roof, central heat and ai

Key facts

• 8,100 sq ft lot
• Parking
• Built 1982

Property features AI

Finance

• HOA & community: Jensen Park community (optional association); HOA fee $60 annually ($5/month equivalent); Association is optional; Pets allowed: cats and dogs

Exterior

• Parking: Carport with 1 space
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Manufactured double-wide home; Single-story; Faces north; Entry level: One
• Construction: Metal siding; Metal roof; Crawlspace foundation; Built on a 0.18-acre lot
• Exterior features: Awnings; Exterior lighting; Private mailbox; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; High ceilings; Open floorplan with living/dining combo; Vaulted ceilings; Walk-in closets; Bonus room
• Laundry & utility: Washer hookup; Other laundry features

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 37% 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 $892 of loan paydown is wiped out by about $4k 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 35 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; major 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 $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.13% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.10%
• DSCR: 1.45
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $52,440
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6527 Eleanor Dr	0.57mi	2/2.0 (+1)	1,032 (+12%)	10mo	$59,000	$57	40
10800 London Dr	0.63mi	2/2.0 (+1)	808 (-12%)	12mo	$40,000	$50	35
6724 Roosevelt Dr	0.65mi	2/2.0 (+1)	800 (-13%)	10mo	$65,000	$81	34

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 · 1.28% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-4,025
• Equity at exit: $19,234

10-year hold

• IRR: 4.7%
• Equity multiple: 1.32×
• Total profit: $11,580
• Equity at exit: $11,154

Cash invested: $36,120 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,457 high
• Mortgage (P&I): −$676
• Tax from tax record: −$112 /mo · $1,342/yr
• Insurance: −$54
• HOA: −$5
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $304

Break-even live

Break-even rent $1,072

Max offer price $129,000

Occupancy floor 74%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7213 Seward Dr Port Richey, FL	2.0	1.0	700	$1,500	$2.14	24d	1	0.15mi
11103 Harding Dr Unit 2 Port Richey, FL	2.0	1.0	760	$1,450	$1.91	20d	1	0.27mi
6731 Sandra Dr Port Richey, FL	2.0	1.0	816	$1,575	$1.93	24d	1	0.34mi
11430 Rohrman Rd Port Richey, FL	1.0	1.0	700	$1,000	$1.43	5d	1	0.51mi
7110 Tudor Ln Port Richey, FL	1.0	1.0	676	$1,310	$1.94	3d	1	0.58mi
7110 Tudor Ln Port Richey, FL	1.0	1.0	676	$1,310	$1.94	24d	1	0.58mi
7539 Gulf Highlands Dr Port Richey, FL	2.0	1.5	936	$1,550	$1.66	5d	1	0.58mi
7438 Coventry Dr Port Richey, FL	2.0	1.0	985	$1,600	$1.62	12d	1	0.64mi
7715 Sue Ellen Dr Port Richey, FL	2.0	2.0	1080	$1,495	$1.38	4d	1	0.68mi
10401 Oleander Dr Port Richey, FL	2.0	1.0	887	$1,250	$1.41	24d	1	0.97mi
12027 Hoosier Ct #203 Hudson, FL	2.0	2.0	1103	$1,550	$1.41	24d	1	0.97mi
10802 Laburnum Dr Port Richey, FL	2.0	2.0	1002	$1,545	$1.54	24d	1	1.00mi
12041 Hoosier Ct #204 Hudson, FL	2.0	2.0	1103	$1,495	$1.36	24d	1	1.01mi
12041 Hoosier Ct #204 Hudson, FL	2.0	2.0	1103	$1,495	$1.36	18d	1	1.01mi
8161 Braddock Cir #1 Port Richey, FL	2.0	2.0	1000	$1,595	$1.59	18d	1	1.05mi
7839 Canna Dr Port Richey, FL	2.0	2.0	1095	$1,450	$1.32	11d	1	1.06mi
10502 Laburnum Dr Port Richey, FL	2.0	2.0	1002	$1,545	$1.54	24d	1	1.15mi
7616 Danube Dr Hudson, FL	2.0	2.0	1125	$1,350	$1.20	24d	1	1.20mi
12200 Hudson Ridge Dr Port Richey, FL	2.0–3.0	2.0	1107	$1,468	$1.33	3d	10	1.23mi
7602 Danube Dr Unit 7602 Hudson, FL	2.0	2.0	1125	$1,600	$1.42	24d	1	1.24mi
7433 Greystone Dr #7433 Hudson, FL	2.0	2.0	1029	$1,300	$1.26	18d	1	1.38mi
7040 Brentwood Dr Unit NA Port Richey, FL	2.0	1.0	880	$1,600	$1.82	20d	1	1.39mi
12702 Social Dr Hudson, FL	2.0	1.0	1032	$1,500	$1.45	5d	1	1.45mi
11635 Salmon Dr Port Richey, FL	2.0	1.5	816	$1,500	$1.84	24d	1	1.50mi

HOA detail

• Monthly dues: $5 · $60/yr

Listing history 9 events

1. 2026-05-21
   status Pending
2. 2026-05-07
   status Active
3. 2026-05-04
   status Pending
4. 2026-05-01
   price $129,000
5. 2026-04-20
   status Active
6. 2026-04-17
   status Pending
7. 2026-04-10
   listed $139,000 Active
8. 2024-09-27
   historical $1,475
9. 2024-09-24
   listed $1,475

ⓘ 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: $1,342 · $112/mo
• Projected year-2 tax: $1,342 · $112/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 6/10 Major FEMA zone X (shaded) · 56% chance over 30 yrs
• 🔥 Wildfire 6/10 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: $17,485
• − Mortgage interest: −$7,226
• − Property taxes: −$1,342
• − Insurance: −$645
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − HOA: −$60
• − Depreciation: −$3,753
• Taxable income: $1,662
• Est. tax owed @ 24.0%: −$399
• After-tax cash flow: $3,250/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

+8645.8% since first listed

9 events — show timeline

• 2026-05-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $129,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listed $139,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-27 Rental Removed $1,475 RENTALBEAST
• 2024-09-24 Listed for Rent $1,475 RENTALBEAST

Property tax history

+6.9%/yr

Latest (2025): $1,342 · +11.4% YoY. Source: county tax records.