3118 Lloyd Dr · Beacon Square, FL 34691

$209,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 329 Days on market

Built 1969 5,100 sqft lot Est $196k · 7% over

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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 +14.8/30.0
• DSCR +4.5/10.0
• ARV discount +4.4/15.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

WELCOME TO YOUR TROPICAL PARADISE at 3118 Lloyd Dr, Holiday in the Beacon Square subdivision in sunny FL. This well-kept, pride of ownership home consists of 2 bedrooms + Florida/family room, 2 bathrooms & 1 car garage in a NO FLOOD, NO HOA or NO CDD zone. Key exterior features are low maintenance front lawn with a MAJESTIC shade tree as its centerpiece, carriage lights, rain gutters, concrete double-wide driveway & walkways as well as a covered front porch. HUGE BONUS: This house has hurricane shutters for all the windows for peace of mind during storms which equals a credit for homeowner's insurance. As you step inside, you'll LOVE the NATURAL SUNSHINE ILLUMINATING the interio

Key facts

• No cdd
• No flood
• Hurricane shutters

Tags

• NO FLOOD
• NO HOA
• NO CDD
• LOW MAINTENANCE FRONT LAWN
• MAJESTIC SHADE TREE
• HURRICANE SHUTTERS

Property features AI

Finance

• Other: Zoning: R4; Property type: Residential — Single Family Residence; Lot is cleared, landscaped and level (approx. 0.12 acre / 60x85); Public maintained paved roads (asphalt/concrete); One lot on the parcel; Homestead exemption indicated
• HOA & community: No association fees (no HOA); Street lights in the community; Pets allowed (cats and dogs permitted)

Exterior

• Parking: Attached garage (1 car) — garage dimensions approx. 14x24; Oversized garage with garage door opener; Driveway; Covered parking; Off-street parking; Ground-level access; Bath in garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable available and connected; Broadband/high-speed internet available; Water and sewer connected
• Home design: Single-family residence; One story; North-facing; Completed condition; Accessible entrance, accessible kitchen and accessible central living area; Slab foundation
• Construction: Block, concrete and stucco construction; Shingle roof; Built with durable materials
• Exterior features: Covered, enclosed and screened patios/porches (front and rear); Patio and porch; Porch; Sliding doors; Hurricane shutters; Rain gutters; Exterior lighting; Private mailbox; Storage building; Vinyl and wood fencing; Mature landscaping with trees; Florida-friendly/native landscaping; Sidewalks; Near golf course, marina and public transit

Interior

• Kitchen: Range; Range hood; Dishwasher; Refrigerator; Solid surface counters; Solid wood cabinets
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Dining/living open layout; Living room/dining room combo; Open floorplan; Solid surface counters; Solid wood cabinets; Thermostat; Window treatments; Blinds and curtain rods
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry area in garage; Inside utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $-10 ($-116/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (19.0% below list).
• Recommended offer: $169k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.7% in Beacon Square — 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 66/100 on livability (#600 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: employment D, amenities F, commute 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: Gulf Trace Elementary School (math 39% / reading 38%, grade F, #1,575 of 2,144 statewide, top 74%, 611 students, 84% FRL); Anclote High School (math 28% / reading 38%, grade F, #406 of 667 statewide, top 61%, 1,205 students, 77% FRL) — zoned schools average 81% FRL vs 48% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 51% district-wide (-15 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.0%/yr); 324 active listings in the ZIP; 30 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 329 days — a 12% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $21k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $209k implies a 497% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $169,240 (19.0% 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. It's been on market 329 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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 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: 0.81% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $195,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3227 Rock Royal Dr	0.19mi	2/2.0	1,042 (+3%)	3mo	$180,000	$173	79
3437 Wiltshire Dr	0.50mi	2/1.0	988 (-2%)	4mo	$180,000	$182	70
3520 Overland Dr	0.34mi	2/2.0	1,068 (+6%)	1mo	$257,000	$241	69
3601 Grayton Dr	0.62mi	2/1.5	1,008 (0%)	6mo	$194,999	$193	64
3025 Palamore Dr	0.11mi	3/2.0 (+1)	1,134 (+12%)	3mo	$220,000	$194	63
3619 Ortona Dr	0.30mi	2/1.5	1,116 (+11%)	4mo	$125,000	$112	62
3545 Springfield Dr	0.49mi	2/1.5	1,068 (+6%)	4mo	$180,000	$169	62
3342 Winder Dr	0.61mi	2/2.0	1,042 (+3%)	3mo	$220,000	$211	60
3341 Wiltshire Dr	0.50mi	2/1.0	916 (-9%)	7mo	$205,000	$224	56
3527 Richboro Dr	0.19mi	3/2.0 (+1)	1,152 (+14%)	3mo	$245,000	$213	56
3528 Sheryl Hill Dr	0.66mi	2/2.0	1,068 (+6%)	7mo	$222,000	$208	49
3504 Westchester Dr	0.70mi	2/1.5	1,128 (+12%)	10mo	$175,000	$155	38

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 · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.38×
• Total profit: $-36,120
• Equity at exit: $31,163

10-year hold

• IRR: -11.6%
• Equity multiple: 0.34×
• Total profit: $-38,838
• Equity at exit: $18,071

Cash invested: $58,520 (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 34691

• Home prices YoY: -23.9%
• Rents YoY: 2.0%
• Active inventory: 324
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,692 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$97 /mo · $1,165/yr
• Insurance: −$87
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-10

Break-even live

Break-even rent $1,705

Max offer price $207,291

Occupancy floor 96%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3528 Rock Royal Dr Holiday, FL	2.0	1.0	1052	$1,900	$1.81	24d	1	0.19mi
3431 Overland Dr Holiday, FL	3.0	2.0	1236	$1,850	$1.50	24d	1	0.27mi
3445 Wiltshire Dr Holiday, FL	2.0	1.5	992	$1,450	$1.46	22d	1	0.48mi
3612 Springfield Dr Holiday, FL	2.0	1.5	1040	$1,450	$1.39	18d	1	0.51mi
2814 Jacob Crossing Ln Holiday, FL	3.0	2.5	1444	$1,995	$1.38	24d	1	0.59mi
3516 Sheryl Hill Dr Holiday, FL	2.0	2.0	848	$1,595	$1.88	24d	1	0.64mi
3052 Salton St Holiday, FL	2.0	2.0	1067	$1,600	$1.50	24d	1	0.86mi
3439 Clydesdale Dr Holiday, FL	2.0	1.0	968	$1,395	$1.44	5d	1	0.98mi
3536 Darlington Rd Holiday, FL	3.0	2.0	1400	$1,950	$1.39	24d	1	0.99mi
3301 Rosefield Dr Holiday, FL	3.0	2.0	1340	$2,100	$1.57	18d	1	1.06mi
3513 Trask Dr Holiday, FL	2.0	1.5	1000	$1,249	$1.25	24d	1	1.07mi
3742 Darlington Rd Holiday, FL	2.0	1.5	936	$1,800	$1.92	24d	1	1.10mi
4133 Grayton Dr New Port Richey, FL	2.0	1.5	1068	$1,727	$1.62	5d	1	1.12mi
3446 Cincinnati Dr Holiday, FL	3.0	2.0	1216	$1,906	$1.57	5d	1	1.13mi
3749 Beechwood Dr Holiday, FL	2.0	1.0	1012	$1,673	$1.65	13d	1	1.26mi
3711 Redwood Dr Holiday, FL	3.0	2.0	1368	$1,850	$1.35	15d	1	1.26mi
4301 Straits Ln New Port Richey, FL	3.0	1.5	1284	$1,790	$1.39	24d	1	1.27mi
4205 Jordana Way Holiday, FL	1.0–3.0	1.0–2.0	1027	$1,404	$1.37	3d	13	1.28mi
3521 Allandale Dr Holiday, FL	2.0	2.0	1368	$1,800	$1.32	24d	1	1.29mi
4348 Plaza Dr Holiday, FL	1.0–2.0	1.0–2.0	860	$1,499	$1.74	3d	9	1.30mi
3847 Lighthouse Way New Port Richey, FL	2.0	2.0	1144	$1,595	$1.39	22d	1	1.33mi
3405 Wilson Dr Holiday, FL	2.0	1.0	861	$1,650	$1.92	24d	1	1.38mi
4351 Tahitian Gardens Cir Holiday, FL	2.0	1.0	825	$1,150	$1.39	24d	1	1.41mi
4211 Hampton Dr New Port Richey, FL	2.0	2.0	1050	$1,795	$1.71	5d	1	1.44mi
4031 Davit Dr New Port Richey, FL	2.0	2.0	1144	$1,600	$1.40	18d	1	1.45mi
4337 Tahitian Gardens Cir Unit F Holiday, FL	2.0	1.0	768	$1,500	$1.95	24d	1	1.45mi
4221 Touchton Pl New Port Richey, FL	2.0	2.0	888	$1,300	$1.46	24d	1	1.45mi
4365 Tahitian Gardens Cir Unit C Holiday, FL	2.0	1.0	825	$1,400	$1.70	24d	1	1.45mi
4022 Davit Dr New Port Richey, FL	2.0	2.0	1144	$1,600	$1.40	18d	1	1.49mi
4411 Rustic Dr Unit 1 New Port Richey, FL	2.0	2.0	1050	$1,450	$1.38	13d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $209,000 Active 329 DOM
2. 2026-06-17
   days on market $209,000 Active 328 DOM
3. 2026-06-16
   days on market $209,000 Active 327 DOM
4. 2026-06-15
   days on market $209,000 Active 326 DOM
5. 2026-06-13
   days on market $209,000 Active 324 DOM
6. 2026-06-09
   days on market $209,000 Active 320 DOM
7. 2026-06-08
   days on market $209,000 Active 319 DOM
8. 2026-06-07
   days on market $209,000 Active 318 DOM
9. 2026-06-04
   days on market $209,000 Active 315 DOM
10. 2026-06-03
    days on market $209,000 Active 314 DOM
11. 2026-06-02
    days on market $209,000 Active 313 DOM
12. 2026-06-01
    days on market $209,000 Active 312 DOM
13. 2026-05-31
    days on market $209,000 Active 311 DOM
14. 2026-05-21
    status Active
15. 2026-03-30
    price $209,000
16. 2026-02-19
    status Active
17. 2025-12-19
    status Active
18. 2025-11-22
    price $219,000
19. 2025-09-03
    price $222,000
20. 2025-06-13
    listed $230,000 Active
21. 1997-05-07
    soldstatus $35,000

ⓘ 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: $1,165 · $97/mo
• Projected year-2 tax: $1,735 · $145/mo
• Expected delta: +$569/yr (+$47/mo · 48.9%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,309
• − Mortgage interest: −$11,707
• − Property taxes: −$1,165
• − Insurance: −$1,842
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$6,080
• Taxable loss: −$3,736
• Est. tax savings @ 24.0%: +$897
• After-tax cash flow: $780/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 — Beacon Square

• Score: 66/100
• State rank: #600
• US rank: #11494

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beacon Square, FL
• County: Pasco County · 524,098 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 21,232
• Household income: $50,288
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 1031.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 15% Two or more races 11% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 2% Dominican 2%
• Common ancestry: Romanian 3% Iranian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 82% English-only · Spanish 8% Other Indo-European 5% Other Asian/Pacific 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: ▼ -102.84%
• Current HPI: 326.9843
• Rent YoY: ▲ 2.05%
• 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

+497.1% since first listed

8 events — show timeline

• 2026-05-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $209,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-22 Price Changed $219,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-03 Price Changed $222,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-13 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 1997-05-07 Sold (Public Records) $35,000 Public Records

Property tax history

+12.3%/yr

Latest (2025): $1,165 · +3.6% YoY. Source: county tax records.