5605 Dolores · Elfers, FL 34690

$182,900

2 bd · 2.0 ba · 1,032 sqft · SingleFamily public records · 20 Days on market

Built 1973 4,941 sqft lot Est $215k · 15% 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 +15.1/30.0
• ARV discount +14.2/15.0
• DSCR +4.6/10.0
• Schools +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Charming 2-bedroom, 2-bath home conveniently located near shopping, dining, and schools! This well-maintained home features a popular open floor plan and a 1½-car attached garage with plenty of space for a workbench, bikes, or additional storage. Enjoy outdoor living with a screened lanai overlooking a nicely fenced backyard, perfect for relaxing or entertaining. The interior offers fresh paint in the living areas and bedrooms, creating a bright and welcoming feel throughout. The kitchen includes ceramic tile flooring, oak cabinetry, granite countertops, and Newer appliances. Major updates provide peace of mind, including a new roof (2025), new

Key facts

• Open floor plan
• Oak cabinetry
• Screened lanai

Tags

• OPEN FLOOR PLAN
• SCREENED LANAI
• FENCED BACKYARD
• CERAMIC TILE FLOORING
• OAK CABINETRY
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Residential, R4 zoning
• HOA & community: No association fees

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Sewer connected; Water connected
• Home design: Single-family residence; One story; Faces south
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on 0.11-acre lot
• Exterior features: Private mailbox; Sidewalk; Paved road frontage

Interior

• Kitchen: Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Mini-split cooling units
• Interior features: Open floorplan; Eat-in kitchen; Stone counters
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $183k.

Deal economics

• At list price, monthly cash flow is $59 ($707/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 $164k (10.4% below list).
• Recommended offer: $164k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.6% in Elfers — 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 78/100 on livability (#167 in FL, #2,486 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D+, amenities D-.
• 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: Anclote Elementary School (math 37% / reading 37%, grade F, #1,609 of 2,144 statewide, top 77%, 420 students, 81% FRL); Paul R. Smith Middle School (math 32% / reading 38%, grade F, #416 of 571 statewide, top 74%, 994 students, 82% FRL); Anclote High School (math 28% / reading 38%, grade F, #406 of 667 statewide, top 61%, 1,205 students, 77% 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 35% at this address vs 51% district-wide (-16 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.5%/yr); 134 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 40% of the median local income ($49k/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 20 days — a 2% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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 $23k; list at $183k implies a 695% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,925 (10.4% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $214,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5647 Elkhorn Blvd	0.11mi	3/1.0 (+1)	1,032 (0%)	3mo	$244,900	$237	83
3547 Woodcock Dr	0.25mi	2/1.5	1,128 (+9%)	2mo	$180,000	$160	70
5300 Falcon Dr	0.31mi	2/1.5	1,128 (+9%)	1mo	$202,000	$179	67
5200 Dove Dr	0.49mi	3/2.0 (+1)	1,063 (+3%)	1mo	$267,000	$251	67
5203 Manor Dr	0.55mi	3/1.5 (+1)	1,072 (+4%)	2mo	$236,000	$220	59
5102 Manor Dr	0.61mi	2/1.5	1,081 (+5%)	3mo	$152,700	$141	59
3433 Tuckahoe Pl	0.54mi	2/2.0	1,128 (+9%)	1mo	$240,000	$213	59
5712 Otis Dr	0.53mi	2/2.0	1,128 (+9%)	1mo	$244,000	$216	59
5123 Mecaslin Dr	0.63mi	2/1.5	1,128 (+9%)	3mo	$173,000	$153	51
5027 Manor Dr	0.68mi	2/1.5	1,134 (+10%)	0mo	$229,000	$202	50
3645 Colonial Hills Dr	0.70mi	2/1.5	1,128 (+9%)	1mo	$211,000	$187	49
5203 Overton Dr	0.71mi	2/1.5	1,128 (+9%)	1mo	$235,000	$208	49

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.40×
• Total profit: $-30,681
• Equity at exit: $27,271

10-year hold

• IRR: -16.3%
• Equity multiple: 0.21×
• Total profit: $-40,419
• Equity at exit: $15,814

Cash invested: $51,212 (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 34690

• Home prices YoY: -22.4%
• Rents YoY: -2.5%
• Active inventory: 134
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,639 high
• Mortgage (P&I): −$959
• Tax from tax record: −$201 /mo · $2,409/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $59

Break-even live

Break-even rent $1,565

Max offer price $182,900

Occupancy floor 91%

Sensitivity live

Price	-10% $162	-5% $111	+0% $59	+5% $7	+10% $-45
Rent	-10% $-71	-5% $-6	+0% $59	+5% $124	+10% $188
Rate	-1.0pp $151	-0.5pp $105	base $59	+0.5pp $12	+1.0pp $-37

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: $45,725
• Closing costs: $5,487
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5906 Elkhorn Blvd Holiday, FL	2.0	2.0	1128	$1,395	$1.24	16d	1	0.32mi
3029 Corona Dr Holiday, FL	3.0	2.0	894	$1,950	$2.18	7d	1	0.33mi
5606 Mirada Dr Holiday, FL	2.0	1.0	864	$1,550	$1.79	16d	1	0.34mi
5232 Sparrow Dr Holiday, FL	2.0	1.0	976	$1,975	$2.02	26d	1	0.35mi
3252 Peterborough St Holiday, FL	3.0	2.0	1290	$1,631	$1.26	7d	1	0.45mi
3639 Madison St New Port Richey, FL	3.0	2.0	1310	$1,700	$1.30	26d	1	0.49mi
3511 Cambridge St New Port Richey, FL	2.0	2.0	936	$2,100	$2.24	7d	1	0.69mi
3433 Monticello St Holiday, FL	3.0	1.5	960	$1,650	$1.72	26d	1	0.80mi
4834 Salem Dr New Port Richey, FL	2.0	1.0	864	$1,400	$1.62	0d	1	0.83mi
4117 Highland Loop New Port Richey, FL	3.0	2.0	1384	$1,599	$1.16	14d	1	0.90mi
6036 Chesham Dr #5 New Port Richey, FL	2.0	1.5	825	$1,275	$1.55	7d	1	0.90mi
5319 Drift Tide Dr New Port Richey, FL	2.0	1.5	1142	$1,500	$1.31	12d	1	0.91mi
5020 Vickers Dr New Port Richey, FL	2.0	1.0	863	$1,495	$1.73	1d	1	0.97mi
6165 Chesham Dr #5 New Port Richey, FL	2.0	1.5	825	$1,450	$1.76	0d	1	0.97mi
6165 Chesham Dr #9 New Port Richey, FL	2.0	1.5	825	$1,350	$1.64	26d	1	0.97mi
6141 Chesham Dr #8 New Port Richey, FL	2.0	1.5	825	$1,250	$1.52	26d	1	0.99mi
2552 Chancery Dr Holiday, FL	2.0	1.0	816	$1,595	$1.95	26d	1	1.04mi
4124 Flamingo Dr New Port Richey, FL	3.0	1.0	744	$1,500	$2.02	16d	1	1.06mi
4124 Flamingo Dr New Port Richey, FL	3.0	1.0	744	$1,500	$2.02	5d	1	1.06mi
4723 Aegean Ave Holiday, FL	2.0	1.0	1000	$1,636	$1.64	7d	1	1.10mi
2610 Templewood Dr Holiday, FL	3.0	1.0	1056	$1,800	$1.70	7d	1	1.11mi
2412 Arcadia Rd Holiday, FL	3.0	1.0	1360	$1,603	$1.18	26d	1	1.12mi
2509 Sweetwood Dr Holiday, FL	2.0	1.0	988	$1,650	$1.67	19d	1	1.14mi
5720 Salt Kettle Ct New Port Richey, FL	3.0	2.0	1400	$900	$0.64	19d	1	1.15mi
4835 Blossom Dr Holiday, FL	2.0	2.0	1174	$1,700	$1.45	26d	1	1.17mi
3421 Tricon Ln #12 Holiday, FL	2.0	1.0	870	$1,095	$1.26	1d	1	1.17mi
6413 Sutters Mill Rd New Port Richey, FL	3.0	2.0	1080	$1,575	$1.46	5d	1	1.20mi
4518 Audrey Ln Unit 4551 New Port Richey, FL	2.0	1.0	750	$1,295	$1.73	23d	1	1.21mi
4540 Audrey Ln New Port Richey, FL	2.0	1.0	750	$1,150	$1.53	26d	1	1.22mi
4551 Audrey Ln NEW PRT RCHY, FL	2.0	1.0	750	$1,295	$1.73	23d	1	1.22mi
4620 Tropical Ln Holiday, FL	2.0	1.0	1276	$1,650	$1.29	3d	1	1.23mi
4529 Audrey Ln New Port Richey, FL	2.0	1.0	750	$1,295	$1.73	23d	1	1.24mi
4823 Longwood Ave Holiday, FL	3.0	1.0	1122	$1,800	$1.60	7d	1	1.29mi
4548 Belfast Dr New Port Richey, FL	3.0	1.0	1075	$1,575	$1.47	19d	1	1.30mi
4022 Davit Dr New Port Richey, FL	2.0	2.0	1144	$1,600	$1.40	19d	1	1.30mi
3847 Lighthouse Way New Port Richey, FL	2.0	2.0	1144	$1,595	$1.39	23d	1	1.31mi
4233 Belle Isle Ct New Port Richey, FL	3.0	2.0	1275	$1,895	$1.49	21d	1	1.31mi
4233 Belle Isle Ct New Port Richey, FL	3.0	2.0	1275	$1,950	$1.53	26d	1	1.31mi
4554 Nimmer Dr New Port Richey, FL	3.0	2.0	1180	$1,600	$1.36	16d	1	1.32mi
4031 Davit Dr New Port Richey, FL	2.0	2.0	1144	$1,600	$1.40	19d	1	1.34mi

Listing history 21 events

1. 2026-06-07
   statusdays on market $182,900 Pending 20 DOM
2. 2026-06-04
   days on market $182,900 Active 18 DOM
3. 2026-06-03
   days on market $182,900 Active 17 DOM
4. 2026-06-02
   days on market $182,900 Active 16 DOM
5. 2026-06-01
   days on market $182,900 Active 15 DOM
6. 2026-05-31
   days on market $182,900 Active 14 DOM
7. 2026-05-23
   status Active
8. 2026-05-02
   status Pending
9. 2026-05-01
   status Active
10. 2026-03-18
    status Pending
11. 2026-03-18
    price $182,900
12. 2026-03-13
    listed $179,000 Active
13. 2013-04-04
    historical
14. 2012-06-13
    historical
15. 2012-06-12
    listed $54,900
16. 2012-03-10
    listed $54,900
17. 2011-11-30
    soldstatus $23,000
18. 2011-05-09
    listed $23,100
19. 2011-05-06
    historical
20. 2011-05-05
    listed $34,900
21. 2006-11-29
    listed $115,000

ⓘ 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: $2,409 · $201/mo
• Projected year-2 tax: $2,409 · $201/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,671
• − Mortgage interest: −$10,245
• − Property taxes: −$2,409
• − Insurance: −$914
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − Depreciation: −$5,321
• Taxable loss: −$2,366
• Est. tax savings @ 24.0%: +$568
• After-tax cash flow: $1,275/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 — Elfers

• Score: 78/100
• State rank: #167
• US rank: #2486

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elfers, FL
• County: Pasco County · 524,098 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 12,498
• Household income: $49,401
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 625.0

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 21% Two or more races 11% Black 5% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 7% Cuban 3% Dominican 2%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 1%
• Foreign-born: 12% · Canada, Jamaica, Vietnam
• Languages at home: 78% English-only · Spanish 16% Arabic 2% Other Indo-European 2%

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: ▼ -91.40%
• Current HPI: 316.5846
• Rent YoY: ▼ -2.49%
• 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

+59.0% since first listed

15 events — show timeline

• 2026-05-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $182,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2013-04-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2012-06-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2012-06-12 Listed $54,900 Stellar MLS as Distributed by MLS Grid
• 2012-03-10 Listed $54,900 Stellar MLS as Distributed by MLS Grid
• 2011-11-30 Sold (MLS) $23,000 Stellar MLS as Distributed by MLS Grid
• 2011-05-09 Listed $23,100 Stellar MLS as Distributed by MLS Grid
• 2011-05-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-05-05 Listed $34,900 Stellar MLS as Distributed by MLS Grid
• 2006-11-29 Listed $115,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.7%/yr

Latest (2025): $2,409 · +1.8% YoY. Source: county tax records.