1701 Pinehurst Rd Unit 6A · Dunedin, FL 34698

$179,900

2 bd · 2.0 ba · 1,025 sqft · Condo public records · 108 Days on market

Built 1973 $775/mo HOA · 31% 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 +17.2/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 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

Nice and quiet community. Great end unit with an enclosed lanai and located within steps from the laundry area. Property is being sold "as-is" and is subject to HUD Guidelines 24 CFR 206.125. Buyer to verify all information.

Key facts

• Patio privacy
• Smart split layout
• Roof replaced

Tags

• VILLA STYLE CONDO
• SMART SPLIT LAYOUT
• LUXURY VINYL PLANK FLOORING
• ROOF REPLACED
• PATIO PRIVACY
• COVERED ASSIGNED PARKING

Property features AI

Finance

• Other: Unfurnished; Directions: West on SR 580, north on Pinehurst Rd to Pinehurst Village; take second right — building on right
• Financial info: Total annual fees: $9,300; Lease restrictions apply
• HOA & community: Monthly condo/association fee: $775; Association management by Resource Property Management; Association approval required; Association fees cover structure and grounds maintenance, management, pool, recreational facilities, water, sewer and trash; Community clubhouse and pool; Community mailbox; Deed restrictions; No truck/RV/motorcycle parking; Senior community; Pets allowed (max ~35 lbs)

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected
• Home design: Condominium; Single-story; Faces south; Entry on first floor
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as part of a multi-unit building (Building #6)
• Exterior features: Sliding doors; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Solid surface counters; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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); 481 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 40% 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 108 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $180k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% 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 $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 1.38% ✓
• Cap rate: 7.16%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 6.0

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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-21,290
• Equity at exit: $26,824

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-9,460
• Equity at exit: $15,554

Cash invested: $50,372 (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: 481
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,488 high
• Mortgage (P&I): −$943
• Tax from tax record: −$43 /mo · $511/yr
• Insurance: −$75
• HOA: −$775
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $129

Break-even live

Break-even rent $2,324

Max offer price $179,900

Occupancy floor 90%

Sensitivity live

Price	-10% $231	-5% $180	+0% $129	+5% $78	+10% $27
Rent	-10% $-67	-5% $31	+0% $129	+5% $228	+10% $326
Rate	-1.0pp $220	-0.5pp $175	base $129	+0.5pp $83	+1.0pp $35

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2021 Valley Dr Dunedin, FL	3.0	2.0	1445	$4,500	$3.11	25d	1	0.17mi
1525 Ruth Rd Dunedin, FL	2.0	2.0	1379	$3,200	$2.32	5d	1	0.54mi
1479 Ruth Rd Dunedin, FL	2.0	2.0	1235	$2,700	$2.19	25d	1	0.59mi
1454 Michigan Blvd Dunedin, FL	2.0	1.0	1000	$2,300	$2.30	5d	1	0.60mi
1141 San Christopher Dr Apt B Dunedin, FL	2.0	1.0	1000	$1,595	$1.59	3d	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	3d	1	0.64mi
1412 Gladys Cir Unit 1466152P Dunedin, FL	3.0	2.0	1097	$3,847	$3.51	4d	1	0.70mi
1268 Pinehurst Rd Dunedin, FL	1.0	1.0	1080	$1,500	$1.39	17d	1	0.71mi
2013 Woodward Ave Dunedin, FL	2.0	2.0	1405	$2,400	$1.71	25d	1	0.84mi
1196 Angle Rd Dunedin, FL	1.0	1.0	700	$1,675	$2.39	5d	1	0.84mi
1849 San Mateo Dr Dunedin, FL	3.0	1.0	1128	$2,800	$2.48	19d	1	0.88mi
1580 Andover Dr Unit House Dunedin, FL	2.0	1.0	1241	$2,200	$1.77	25d	1	0.90mi
690 Regina Rd Dunedin, FL	2.0	1.0	745	$2,195	$2.95	5d	1	0.95mi
2005 McMullen Ave Dunedin, FL	2.0	2.0	1350	$2,595	$1.92	25d	1	0.95mi
1235 Bass Blvd Dunedin, FL	3.0	2.0	1300	$2,550	$1.96	19d	1	0.95mi
2233 Snead Ave Dunedin, FL	3.0	2.0	1284	$3,000	$2.34	25d	1	0.97mi
2233 Snead Ave Dunedin, FL	3.0	2.0	1284	$3,000	$2.34	17d	1	0.97mi
2011 McMullen Ave Dunedin, FL	2.0	2.0	1300	$2,395	$1.84	3d	1	0.97mi
2015 McMullen Ave Dunedin, FL	2.0	2.0	1300	$2,295	$1.77	25d	1	0.97mi
2019 McMullen Ave Dunedin, FL	2.0	2.0	1300	$2,295	$1.77	19d	1	0.98mi
1187 Bass Blvd Unit A Dunedin, FL	2.0	1.0	850	$1,850	$2.18	25d	1	1.03mi
1187 Bass Blvd Unit C Dunedin, FL	2.0	1.0	850	$1,850	$2.18	19d	1	1.03mi
612 Bass Ct Dunedin, FL	1.0–2.0	1.0	698	$2,031	$2.91	2d	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	25d	1	1.23mi
1523 Bayshore Blvd Unit 6 Dunedin, FL	3.0	1.0	1061	$3,000	$2.83	25d	1	1.25mi
525 Bay St Dunedin, FL	2.0	1.0	1104	$3,500	$3.17	5d	1	1.32mi
580 Skinner Blvd Unit 4 Dunedin, FL	2.0	1.0	750	$2,045	$2.73	25d	1	1.32mi
1430 Heather Ridge Blvd #304 Dunedin, FL	1.0	1.0	915	$1,500	$1.64	25d	1	1.34mi
2489 Del Rio Way Dunedin, FL	2.0	2.0	1250	$2,500	$2.00	25d	1	1.38mi
1450 Mahogany Ln Palm Harbor, FL	2.0	2.0	1353	$2,300	$1.70	25d	1	1.42mi
2491 Coronado Way Dunedin, FL	3.0	2.0	1346	$2,950	$2.19	5d	1	1.42mi
2494 Del Rio Way Dunedin, FL	3.0	1.5	1058	$3,200	$3.02	25d	1	1.42mi
920 Lakewood Dr Dunedin, FL	3.0	2.0	1457	$3,000	$2.06	25d	1	1.43mi
3055 Belcher Rd Dunedin, FL	2.0	1.0	750	$1,345	$1.79	23d	1	1.43mi
3052 Park Ln Unit B Dunedin, FL	2.0	1.0	821	$1,700	$2.07	25d	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	21d	1	1.48mi

HOA detail condo

• Monthly dues: $775 · $9,300/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $179,900 Active 108 DOM
2. 2026-06-17
   days on market $179,900 Active 107 DOM
3. 2026-06-16
   days on market $179,900 Active 106 DOM
4. 2026-06-15
   days on market $179,900 Active 105 DOM
5. 2026-06-13
   days on market $179,900 Active 103 DOM
6. 2026-06-09
   days on market $179,900 Active 99 DOM
7. 2026-06-08
   days on market $179,900 Active 98 DOM
8. 2026-06-07
   days on market $179,900 Active 97 DOM
9. 2026-06-04
   days on market $179,900 Active 94 DOM
10. 2026-06-03
    days on market $179,900 Active 93 DOM
11. 2026-06-01
    days on market $179,900 Active 91 DOM
12. 2026-05-31
    days on market $179,900 Active 90 DOM
13. 2026-05-18
    price $179,900
14. 2026-04-13
    price $184,900
15. 2026-03-15
    price $189,900
16. 2026-03-02
    listed $199,900 Active
17. 2014-08-20
    soldstatus $55,000 Sold 234-char remark

    Show marketing remark (234 chars)

    Nice and quiet community. Great end unit with an enclosed lanai and located within steps from the laundry area. Property is being sold "as-is" and is subject to HUD Guidelines 24 CFR 206.125. Buyer to verify all information.

18. 2014-06-14
    status Active 234-char remark

    Show marketing remark (234 chars)

    Nice and quiet community. Great end unit with an enclosed lanai and located within steps from the laundry area. Property is being sold "as-is" and is subject to HUD Guidelines 24 CFR 206.125. Buyer to verify all information.

19. 2014-06-10
    historical 234-char remark

    Show marketing remark (234 chars)

    Nice and quiet community. Great end unit with an enclosed lanai and located within steps from the laundry area. Property is being sold "as-is" and is subject to HUD Guidelines 24 CFR 206.125. Buyer to verify all information.

20. 2014-05-30
    price $54,000 234-char remark

    Show marketing remark (234 chars)

    Nice and quiet community. Great end unit with an enclosed lanai and located within steps from the laundry area. Property is being sold "as-is" and is subject to HUD Guidelines 24 CFR 206.125. Buyer to verify all information.

21. 2014-05-30
    status Pending 234-char remark

    Show marketing remark (234 chars)

    Nice and quiet community. Great end unit with an enclosed lanai and located within steps from the laundry area. Property is being sold "as-is" and is subject to HUD Guidelines 24 CFR 206.125. Buyer to verify all information.

22. 2014-03-13
    listed $55,000 Active 234-char remark

    Show marketing remark (234 chars)

    Nice and quiet community. Great end unit with an enclosed lanai and located within steps from the laundry area. Property is being sold "as-is" and is subject to HUD Guidelines 24 CFR 206.125. Buyer to verify all information.

23. 2008-09-30
    listed $86,900
24. 2007-09-28
    listed $104,900

ⓘ 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: $511 · $43/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: +$982/yr (+$82/mo · 192.1%)

ⓘ 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: $29,852
• − Mortgage interest: −$10,077
• − Property taxes: −$511
• − Insurance: −$900
• − Repairs & maintenance: −$2,388
• − Management: −$2,388
• − HOA: −$9,300
• − Depreciation: −$5,233
• Taxable loss: −$946
• Est. tax savings @ 24.0%: +$227
• After-tax cash flow: $1,778/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

+71.5% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $184,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-15 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2014-08-20 Sold (MLS) $55,000 Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-05-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-05-30 Price Changed $54,000 Stellar MLS as Distributed by MLS Grid
• 2014-03-13 Listed $55,000 Stellar MLS as Distributed by MLS Grid
• 2008-09-30 Listed $86,900 Stellar MLS as Distributed by MLS Grid
• 2007-09-28 Listed $104,900 Stellar MLS as Distributed by MLS Grid

Property tax history

-4.6%/yr

Latest (2025): $511 · +6.8% YoY. Source: county tax records.