7925 Bracken Dr · Bayonet Point, FL 34668

$175,000

2 bd · 2.0 ba · 1,003 sqft · SingleFamily public records · 67 Days on market

Built 1970 8,641 sqft lot Est $224k · 22% under

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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 +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.6/10.0
• 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 MLS

This fixer-upper with endless opportunities is perfect for first-time homebuyers or the savviest investor. It may need a complete overhaul but will surely rise in value that you can add to your portfolio. This is an AS-IS property. Don't miss out on this chance, schedule for a showing now.

Key facts

• 8,641 sq ft lot
• Garage
• Built 1970

Property features AI

Finance

• Other: Unfurnished
• Financial info: No lease restrictions indicated
• HOA & community: No association

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public sewer; Cable available; Electricity available; No water source specified
• Home design: Single-family residence; 1 story; Multi/split levels; Faces west
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on 0.2-acre lot
• Exterior features: Asphalt road access

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (3.9% below list).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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+, 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: Schrader Elementary School (math 38% / reading 35%, grade F, #1,656 of 2,144 statewide, top 78%, 601 students, 82% FRL); Fivay High School (math 20% / reading 28%, grade F, #529 of 667 statewide, top 80%, 1,610 students, 78% FRL) — zoned schools average 80% FRL vs 48% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 51% district-wide (-21 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 (+1.3%/yr); 577 active listings in the ZIP; 40 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).
• This rent runs 43% 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 $1k of loan paydown is wiped out by about $5k 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 67 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago 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 $137k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.40%
• DSCR: 1.11
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $223,669
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10638 Oak Hill Dr	0.18mi	2/2.0	1,060 (+6%)	1mo	$205,000	$193	81
10528 Cymbid Dr	0.28mi	2/2.0	1,082 (+8%)	2mo	$255,000	$236	73
7521 Coventry Dr	0.41mi	2/1.0	1,032 (+3%)	1mo	$230,000	$223	71
10433 Laburnum Dr	0.26mi	2/2.0	1,118 (+12%)	0mo	$275,000	$246	68
10320 County Lake Dr	0.48mi	3/2.0 (+1)	1,032 (+3%)	0mo	$238,400	$231	68
11230 Rhonda Ave	0.55mi	2/2.0	1,046 (+4%)	1mo	$130,000	$124	66
7835 Lotus Dr	0.32mi	3/2.0 (+1)	1,087 (+8%)	1mo	$269,900	$248	65
11341 Winwood Pl	0.66mi	2/2.0	1,107 (+10%)	1mo	$189,000	$171	51
8018 Valmy Ln	0.68mi	2/2.0	1,106 (+10%)	2mo	$237,500	$215	49
7322 Orange Blossom Ave	0.65mi	2/2.0	1,135 (+13%)	2mo	$245,000	$216	46
10126 Hoop Ct	0.68mi	2/2.0	1,135 (+13%)	1mo	$274,000	$241	46
10609 Raffia Dr	0.71mi	2/1.0	900 (-10%)	1mo	$185,000	$206	45

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: -14.5%
• Equity multiple: 0.49×
• Total profit: $-24,951
• Equity at exit: $26,093

10-year hold

• IRR: -8.9%
• Equity multiple: 0.49×
• Total profit: $-24,893
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,682 high
• Mortgage (P&I): −$918
• Tax from tax record: −$241 /mo · $2,887/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $98

Break-even live

Break-even rent $1,558

Max offer price $175,000

Occupancy floor 89%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10802 Laburnum Dr Port Richey, FL	2.0	2.0	1002	$1,545	$1.54	24d	1	0.02mi
10632 Laburnum Dr Port Richey, FL	2.0	2.0	1193	$1,583	$1.33	24d	1	0.05mi
8024 Las Cruces Ct Port Richey, FL	2.0	2.0	1371	$1,900	$1.39	24d	1	0.10mi
10816 Piccadilly Rd Port Richey, FL	3.0	2.0	1408	$1,550	$1.10	12d	1	0.11mi
10801 Oldham Rd Port Richey, FL	2.0	2.0	1182	$1,500	$1.27	2d	1	0.14mi
7808 Talisman Dr Port Richey, FL	3.0	2.0	1063	$2,100	$1.98	24d	1	0.20mi
7839 Canna Dr Port Richey, FL	2.0	2.0	1095	$1,450	$1.32	11d	1	0.21mi
10502 Laburnum Dr Port Richey, FL	2.0	2.0	1002	$1,545	$1.54	24d	1	0.23mi
10629 Cymbid Dr Port Richey, FL	3.0	2.0	1400	$1,700	$1.21	24d	1	0.28mi
10905 Kingsbridge Rd Port Richey, FL	3.0	2.0	1176	$1,566	$1.33	5d	1	0.36mi
10303 Gardenia Ln Port Richey, FL	3.0	2.0	1054	$1,950	$1.85	24d	1	0.46mi
11138 Yellowwood Ln Unit NA Port Richey, FL	3.0	1.0	1000	$1,800	$1.80	24d	1	0.46mi
7705 Ilex Dr Port Richey, FL	3.0	2.0	1349	$2,000	$1.48	24d	1	0.48mi
7438 Coventry Dr Port Richey, FL	2.0	1.0	985	$1,600	$1.62	12d	1	0.50mi
10225 Gardenia Ln Port Richey, FL	3.0	1.0	1042	$1,495	$1.43	15d	1	0.51mi
10803 Hyssop St Port Richey, FL	3.0	1.0	1120	$1,500	$1.34	11d	1	0.53mi
8431 Duval Dr Port Richey, FL	3.0	2.0	1408	$1,731	$1.23	5d	1	0.55mi
7416 Star Dust Dr Port Richey, FL	3.0	2.0	1300	$1,650	$1.27	22d	1	0.56mi
10401 Oleander Dr Port Richey, FL	2.0	1.0	887	$1,250	$1.41	24d	1	0.58mi
7540 Venice Dr Port Richey, FL	3.0	2.0	1394	$1,775	$1.27	5d	1	0.59mi
11241 Yewtree Ave Port Richey, FL	3.0	2.0	1306	$1,950	$1.49	24d	1	0.61mi
10331 Flagship Ave Port Richey, FL	3.0	2.0	1400	$2,000	$1.43	24d	1	0.61mi
8161 Braddock Cir #1 Port Richey, FL	2.0	2.0	1000	$1,595	$1.59	18d	1	0.66mi
8019 Portage Dr Port Richey, FL	2.0	2.0	1078	$2,000	$1.86	17d	1	0.70mi
7531 Greybirch Ter Port Richey, FL	3.0	2.0	1400	$2,000	$1.43	24d	1	0.75mi
11103 Harding Dr Unit 2 Port Richey, FL	2.0	1.0	760	$1,450	$1.91	20d	1	0.75mi
7520 Hawthorn Dr Unit NA Port Richey, FL	2.0	2.0	1303	$1,900	$1.46	24d	1	0.77mi
7520 Hawthorn Dr Port Richey, FL	2.0	2.0	1303	$1,800	$1.38	24d	1	0.77mi
7804 Topay Ln Port Richey, FL	3.0	2.0	1125	$1,811	$1.61	5d	1	0.79mi
7202 Palisade Dr Port Richey, FL	2.0	2.0	1310	$1,100	$0.84	24d	1	0.80mi
7530 Judith Cres Port Richey, FL	2.0	2.0	1446	$1,695	$1.17	20d	1	0.83mi
7530 Judith Cres Port Richey, FL	2.0	2.0	1446	$2,200	$1.52	24d	1	0.83mi
7715 Sue Ellen Dr Port Richey, FL	2.0	2.0	1080	$1,495	$1.38	3d	1	0.87mi
7213 Seward Dr Port Richey, FL	2.0	1.0	700	$1,500	$2.14	24d	1	0.88mi
7608 Sue Ellen Dr Port Richey, FL	3.0	2.0	1310	$2,400	$1.83	24d	1	0.89mi
9820 Rainbow Ln Port Richey, FL	2.0	1.0	1300	$1,325	$1.02	15d	1	0.89mi
11610 Meadow Dr Port Richey, FL	2.0	2.0	1128	$1,570	$1.39	12d	1	0.90mi
11611 Constance Dr Port Richey, FL	3.0	1.0	984	$1,540	$1.57	11d	1	0.90mi
11611 Constance Dr Port Richey, FL	3.0	1.0	984	$1,540	$1.57	24d	1	0.90mi
11031 Hassle Ave Port Richey, FL	3.0	1.0	1006	$1,595	$1.59	24d	1	0.90mi

Listing history 17 events

1. 2026-06-08
   statusdays on market $175,000 Pending 67 DOM
2. 2026-06-07
   days on market $175,000 Active 66 DOM
3. 2026-06-04
   days on market $175,000 Active 63 DOM
4. 2026-06-03
   days on market $175,000 Active 62 DOM
5. 2026-06-02
   days on market $175,000 Active 61 DOM
6. 2026-06-01
   days on market $175,000 Active 60 DOM
7. 2026-05-31
   days on market $175,000 Active 59 DOM
8. 2026-05-20
   status Active
9. 2026-05-19
   status Pending
10. 2026-04-27
    status Active
11. 2026-04-20
    status Pending
12. 2026-03-25
    listed $175,000 Active
13. 2022-10-24
    soldstatus $137,000 Closed 290-char remark

    Show marketing remark (290 chars)

    This fixer-upper with endless opportunities is perfect for first-time homebuyers or the savviest investor. It may need a complete overhaul but will surely rise in value that you can add to your portfolio. This is an AS-IS property. Don't miss out on this chance, schedule for a showing now.

14. 2022-10-05
    status Pending 290-char remark

    Show marketing remark (290 chars)

    This fixer-upper with endless opportunities is perfect for first-time homebuyers or the savviest investor. It may need a complete overhaul but will surely rise in value that you can add to your portfolio. This is an AS-IS property. Don't miss out on this chance, schedule for a showing now.

15. 2022-09-23
    price $150,000 290-char remark

    Show marketing remark (290 chars)

    This fixer-upper with endless opportunities is perfect for first-time homebuyers or the savviest investor. It may need a complete overhaul but will surely rise in value that you can add to your portfolio. This is an AS-IS property. Don't miss out on this chance, schedule for a showing now.

16. 2022-09-06
    listed $165,000 Active 290-char remark

    Show marketing remark (290 chars)

    This fixer-upper with endless opportunities is perfect for first-time homebuyers or the savviest investor. It may need a complete overhaul but will surely rise in value that you can add to your portfolio. This is an AS-IS property. Don't miss out on this chance, schedule for a showing now.

17. 2022-08-17
    soldstatus $110,000

ⓘ 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: $2,887 · $241/mo
• Projected year-2 tax: $2,887 · $241/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 27 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: $20,188
• − Mortgage interest: −$9,803
• − Property taxes: −$2,887
• − Insurance: −$875
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$5,091
• Taxable loss: −$1,698
• Est. tax savings @ 24.0%: +$407
• After-tax cash flow: $1,581/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

+59.1% since first listed

10 events — show timeline

• 2026-05-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-24 Sold (MLS) $137,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-09-23 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-06 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-17 Sold (Public Records) $110,000 Public Records

Property tax history

+16.3%/yr

Latest (2025): $2,887 · -4.0% YoY. Source: county tax records.