1701 Pinehurst Rd Unit 18C · Dunedin, FL 34698

$159,900

2 bd · 1.0 ba · 875 sqft · Condo public records · 62 Days on market

Built 1976 $684/mo HOA · 33% of rent

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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).

• 1% rule +7.9/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your piece of paradise in beautiful Dunedin! This charming villa is nestled in a 55+ community and perfectly positioned at the end of a quiet cul-de-sac, offering both privacy and tranquility. Ideally located, this home is centrally located to vibrant Downtown Dunedin, where you can enjoy local restaurants, boutique shopping, waterfront parks, beaches and year-round events just minutes away. Inside, you will find laminate flooring throughout, creating a clean, modern feel that is both stylish and easy to maintain. The spacious layout features a cozy enclosed porch, walk-in closet for ample storage and the convenience of an in-unit washer and dryer. Additional highlights include

Key facts

• Guest parking
• Quiet cul-de-sac
• Walk-in closet

Tags

• QUIET CUL-DE-SAC
• ENCLOSED PORCH
• WALK-IN CLOSET
• IN-UNIT WASHER AND DRYER
• COVERED ASSIGNED CARPORT
• GUEST PARKING

Property features AI

Finance

• Other: Directions: SR 580 (Main Street) to Pinehurst Road, pass Dunedin High School, turn right into community; villa is at the back of the community building #18
• Financial info: Total annual fees: $8,208; Lease restrictions apply
• HOA & community: Has HOA (Resource Property Manager - MAckenzie Puckett); Monthly condo fee: $684; Association amenities include clubhouse, pool, recreation facilities, shuffleboard court; Association fee covers cable TV, common area taxes, pool, structure maintenance, grounds maintenance, recreational facilities, sewer, trash, water; Association approval required; Community features: buyer approval required, clubhouse, deed restrictions, pool; Senior community; Cats allowed; Vehicle restrictions

Exterior

• Parking: Assigned parking; Carport (1 space)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Residential villa; One story; East facing
• Construction: Block construction; Membrane and tile roof
• Exterior features: Enclosed patio/porch; Sliding doors; Located on a paved cul-de-sac

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Block foundation
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (19.2% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $129k (19.2% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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.
• Market conditions: Rents rising (+2.7%/yr); 478 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• This rent runs 33% of the median local income ($74k/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 $1k of loan paydown is wiped out by about $5k 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 62 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $65k; list at $160k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,130 (19.2% 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 62 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 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.29% ✓
• Cap rate: 4.99%
• Cash-on-cash: -4.67%
• DSCR: 0.79
• GRM: 6.5

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: -24.4%
• Equity multiple: 0.17×
• Total profit: $-37,186
• Equity at exit: $23,842

10-year hold

• IRR: -20.3%
• Equity multiple: -0.06×
• Total profit: $-47,414
• Equity at exit: $13,825

Cash invested: $44,772 (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: 478
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,058 high
• Mortgage (P&I): −$839
• Tax from tax record: −$211 /mo · $2,530/yr
• Insurance: −$67
• HOA: −$684
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-174

Break-even live

Break-even rent $2,278

Max offer price $129,130

Occupancy floor —

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1454 Michigan Blvd Dunedin, FL	2.0	1.0	1000	$2,300	$2.30	4d	1	0.60mi
1141 San Christopher Dr Apt B Dunedin, FL	2.0	1.0	1000	$1,595	$1.59	2d	1	0.63mi
1515 County Road 1 Dunedin, FL	1.0–2.0	1.0	719	$1,750	$2.43	8d	1	0.63mi
1388 Robin Hood Ln Unit 1141-B Dunedin, FL	2.0	1.0	1000	$1,595	$1.59	2d	1	0.64mi
1412 Gladys Cir Unit 1466152P Dunedin, FL	3.0	2.0	1097	$3,847	$3.51	3d	1	0.70mi
1268 Pinehurst Rd Dunedin, FL	1.0	1.0	1080	$1,500	$1.39	17d	1	0.71mi
1196 Angle Rd Dunedin, FL	1.0	1.0	700	$1,675	$2.39	4d	1	0.84mi
639 Michigan Blvd Unit 1800 Dunedin, FL	1.0	1.0	616	$1,200	$1.95	24d	1	0.88mi
690 Regina Rd Dunedin, FL	2.0	1.0	745	$2,195	$2.95	4d	1	0.95mi
1187 Bass Blvd Unit A Dunedin, FL	2.0	1.0	850	$1,850	$2.18	24d	1	1.03mi
1187 Bass Blvd Unit C Dunedin, FL	2.0	1.0	850	$1,850	$2.18	18d	1	1.03mi
905 Patricia Ave Dunedin, FL	1.0	1.0	550	$1,800	$3.27	24d	1	1.09mi
612 Bass Ct Dunedin, FL	1.0–2.0	1.0	698	$2,031	$2.91	1d	6	1.17mi
1579 Bayshore Blvd Dunedin, FL	3.0	2.0	1040	$3,500	$3.37	8d	1	1.22mi
841 Patricia Ave Dunedin, FL	2.0	1.0–2.0	904	$1,950	$2.16	17d	2	1.23mi
841 Patricia Ave #103 Dunedin, FL	2.0	1.0	874	$2,000	$2.29	24d	1	1.23mi
1523 Bayshore Blvd Unit 6 Dunedin, FL	3.0	1.0	1061	$3,000	$2.83	24d	1	1.25mi
1523 Bayshore Blvd Unit 3 Dunedin, FL	1.0	1.0	640	$2,750	$4.30	24d	1	1.25mi
525 Bay St Dunedin, FL	2.0	1.0	1104	$3,500	$3.17	4d	1	1.32mi
580 Skinner Blvd Unit 4 Dunedin, FL	2.0	1.0	750	$2,045	$2.73	24d	1	1.32mi
1430 Heather Ridge Blvd #304 Dunedin, FL	1.0	1.0	915	$1,500	$1.64	24d	1	1.34mi
2494 Del Rio Way Dunedin, FL	3.0	1.5	1058	$3,200	$3.02	24d	1	1.42mi
3055 Belcher Rd Dunedin, FL	2.0	1.0	750	$1,345	$1.79	22d	1	1.43mi
3052 Park Ln Unit B Dunedin, FL	2.0	1.0	821	$1,700	$2.07	24d	1	1.45mi
451 Skinner Blvd Unit A Dunedin, FL	2.0	1.0	750	$1,500	$2.00	8d	1	1.47mi
941 Highland Ave Unit D Dunedin, FL	1.0	1.0	1000	$1,300	$1.30	20d	1	1.48mi
416 Skinner Blvd Unit B Dunedin, FL	1.0	1.0	620	$1,795	$2.90	24d	1	1.48mi
3071 Park Ln Unit C Dunedin, FL	1.0	1.0	690	$1,195	$1.73	24d	1	1.49mi

HOA detail condo

• Monthly dues: $684 · $8,208/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $159,900 Active 62 DOM
2. 2026-06-17
   days on market $159,900 Active 61 DOM
3. 2026-06-16
   days on market $159,900 Active 60 DOM
4. 2026-06-15
   days on market $159,900 Active 59 DOM
5. 2026-06-13
   days on market $159,900 Active 57 DOM
6. 2026-06-09
   days on market $159,900 Active 53 DOM
7. 2026-06-08
   days on market $159,900 Active 52 DOM
8. 2026-06-07
   days on market $159,900 Active 51 DOM
9. 2026-06-04
   days on market $159,900 Active 48 DOM
10. 2026-06-03
    days on market $159,900 Active 47 DOM
11. 2026-06-01
    days on market $159,900 Active 45 DOM
12. 2026-05-31
    days on market $159,900 Active 44 DOM
13. 2026-05-15
    price $159,900
14. 2026-05-15
    status Active
15. 2026-04-09
    status Pending
16. 2026-03-12
    listed $164,900 Active
17. 2003-10-01
    soldstatus $64,900
18. 2003-07-01
    soldstatus $50,000

ⓘ 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: $2,530 · $211/mo
• Projected year-2 tax: $2,530 · $211/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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $24,695
• − Mortgage interest: −$8,957
• − Property taxes: −$2,530
• − Insurance: −$800
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − HOA: −$8,208
• − Depreciation: −$4,652
• Taxable loss: −$4,402
• Est. tax savings @ 24.0%: +$1,056
• After-tax cash flow: $-1,034/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

+219.8% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Listed $164,900 Stellar MLS as Distributed by MLS Grid
• 2003-10-01 Sold (Public Records) $64,900 Public Records
• 2003-07-01 Sold (Public Records) $50,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $2,530 · -1.2% YoY. Source: county tax records.