8518 Huntsman Ln · Bayonet Point, FL 34668

$169,000

3 bd · 2.0 ba · 1,206 sqft · SingleFamily public records · 35 Days on market

Built 1985 6,000 sqft lot Est $246k · 31% 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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.8/10.0
• 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

Don't miss the opportunity to own this remodeled property in the heart of Port Richey!! Remodeled kitchen and bathroom, open concept and big backyard. Perfect for first time home buyers or investors; close to malls, beaches and airport. This house won't last in the market, call for your private showing today!!

Key facts

• 6,000 sq ft lot
• 2 garage spots
• Built 1985

Property features AI

Exterior

• Parking: Driveway; Attached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Broadband/high-speed internet available; Water connected
• Home design: Single-family residence; Residential property; Fixer condition; North-facing; One-story
• Construction: Block construction; Shingle roof; Slab foundation; Built on a 0.14-acre lot
• Exterior features: Rear screened porch; Private mailbox; Chain link fencing; Paved road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Wall/window unit(s)
• Interior features: Ceiling fans
• Laundry & utility: Laundry area in garage; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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+, schools 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.
• 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).
• At $1,825/mo this rent would consume 46% of the median local household income ($47k/yr) (locally 2699% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 35 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask is 47% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.13%
• DSCR: 1.27
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $246,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11238 Owl Ln	0.27mi	2/2.0 (-1)	1,169 (-3%)	1mo	$281,000	$240	77
11525 Forest Run Ct	0.44mi	2/2.0 (-1)	1,274 (+6%)	2mo	$225,000	$177	63
8034 Merrimac Dr	0.55mi	2/2.0 (-1)	1,260 (+4%)	3mo	$260,000	$206	59
8718 Benton Dr	0.68mi	2/2.0 (-1)	1,218 (+1%)	3mo	$170,000	$140	59
11615 Nature Trl	0.37mi	2/2.0 (-1)	1,065 (-12%)	1mo	$245,000	$230	57
11341 Winwood Pl	0.51mi	2/2.0 (-1)	1,107 (-8%)	1mo	$189,000	$171	56
10715 Hachita Dr	0.67mi	2/2.0 (-1)	1,142 (-5%)	4mo	$260,000	$228	51
7835 Birchwood Dr	0.69mi	3/2.0	1,306 (+8%)	3mo	$299,900	$230	51
11200 Tamarix Ave	0.65mi	2/2.0 (-1)	1,306 (+8%)	1mo	$187,000	$143	50
8222 Leafy Ct	0.62mi	2/2.0 (-1)	1,050 (-13%)	3mo	$187,500	$179	42
11230 Rhonda Ave	0.73mi	2/2.0 (-1)	1,046 (-13%)	1mo	$130,000	$124	38
10803 Hachita Dr	0.63mi	2/1.5 (-1)	1,034 (-14%)	3mo	$211,000	$204	37

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-15,047
• Equity at exit: $25,198

10-year hold

• IRR: -1.8%
• Equity multiple: 0.89×
• Total profit: $-5,394
• Equity at exit: $14,612

Cash invested: $47,320 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,825 high
• Mortgage (P&I): −$886
• Tax from tax record: −$243 /mo · $2,918/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $242

Break-even live

Break-even rent $1,519

Max offer price $169,000

Occupancy floor 82%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8161 Braddock Cir #1 Port Richey, FL	2.0	2.0	1000	$1,595	$1.59	17d	1	0.36mi
11635 Salmon Dr Port Richey, FL	2.0	1.5	816	$1,500	$1.84	24d	1	0.41mi
11138 Yellowwood Ln Unit NA Port Richey, FL	3.0	1.0	1000	$1,800	$1.80	24d	1	0.56mi
11630 Paige Dr Port Richey, FL	3.0	1.0	1152	$1,680	$1.46	12d	1	0.67mi
8024 Las Cruces Ct Port Richey, FL	2.0	2.0	1371	$1,900	$1.39	24d	1	0.67mi
11611 Constance Dr Port Richey, FL	3.0	1.0	984	$1,540	$1.57	11d	1	0.70mi
11611 Constance Dr Port Richey, FL	3.0	1.0	984	$1,540	$1.57	24d	1	0.70mi
11610 Meadow Dr Port Richey, FL	2.0	2.0	1128	$1,570	$1.39	12d	1	0.72mi
10816 Piccadilly Rd Port Richey, FL	3.0	2.0	1408	$1,550	$1.10	12d	1	0.74mi
7804 Topay Ln Port Richey, FL	3.0	2.0	1125	$1,811	$1.61	4d	1	0.75mi
12200 Hudson Ridge Dr Port Richey, FL	2.0–3.0	2.0	1107	$1,704	$1.54	2d	10	0.76mi
7924 Halsey Dr Port Richey, FL	3.0	2.0	1272	$1,800	$1.42	21d	1	0.76mi
7924 Halsey Dr Port Richey, FL	3.0	2.0	1272	$1,800	$1.42	4d	1	0.76mi
11241 Yewtree Ave Port Richey, FL	3.0	2.0	1306	$1,950	$1.49	23d	1	0.78mi
10802 Laburnum Dr Port Richey, FL	2.0	2.0	1002	$1,545	$1.54	24d	1	0.80mi
8431 Duval Dr Port Richey, FL	3.0	2.0	1408	$1,731	$1.23	4d	1	0.81mi
10632 Laburnum Dr Port Richey, FL	2.0	2.0	1193	$1,583	$1.33	24d	1	0.82mi
10801 Oldham Rd Port Richey, FL	2.0	2.0	1182	$1,500	$1.27	1d	1	0.82mi
7715 Sue Ellen Dr Port Richey, FL	2.0	2.0	1080	$1,495	$1.38	3d	1	0.84mi
7705 Ilex Dr Port Richey, FL	3.0	2.0	1349	$2,000	$1.48	24d	1	0.84mi
10331 Flagship Ave Port Richey, FL	3.0	2.0	1400	$2,000	$1.43	24d	1	0.93mi
10905 Kingsbridge Rd Port Richey, FL	3.0	2.0	1176	$1,566	$1.33	4d	1	0.94mi
7540 Venice Dr Port Richey, FL	3.0	2.0	1394	$1,775	$1.27	4d	1	0.94mi
7608 Sue Ellen Dr Port Richey, FL	3.0	2.0	1310	$2,400	$1.83	24d	1	0.95mi
10502 Laburnum Dr Port Richey, FL	2.0	2.0	1002	$1,545	$1.54	24d	1	0.95mi
7531 Greybirch Ter Port Richey, FL	3.0	2.0	1400	$2,000	$1.43	24d	1	0.96mi
11902 Oceanside Dr Port Richey, FL	4.0	2.0	1200	$1,800	$1.50	2d	1	0.96mi
7530 Judith Cres Port Richey, FL	2.0	2.0	1446	$1,695	$1.17	20d	1	0.97mi
7530 Judith Cres Port Richey, FL	2.0	2.0	1446	$2,200	$1.52	24d	1	0.97mi
7808 Talisman Dr Port Richey, FL	3.0	2.0	1063	$2,100	$1.98	24d	1	0.98mi
12221 Holbrook Dr Bayonet Point, FL	1.0–2.0	1.0–2.0	761	$1,685	$2.21	1d	59	0.98mi
7839 Canna Dr Port Richey, FL	2.0	2.0	1095	$1,450	$1.32	10d	1	0.98mi
7520 Hawthorn Dr Unit NA Port Richey, FL	2.0	2.0	1303	$1,900	$1.46	24d	1	0.98mi
7520 Hawthorn Dr Port Richey, FL	2.0	2.0	1303	$1,800	$1.38	23d	1	0.98mi
9440 Bourbon St Unit 9 New Port Richey, FL	2.0	1.0	700	$1,275	$1.82	24d	1	0.99mi
9444 Bourbon St Unit 12 New Port Richey, FL	3.0	2.0	1152	$1,875	$1.63	24d	1	1.00mi
7539 Gulf Highlands Dr Port Richey, FL	2.0	1.5	936	$1,550	$1.66	4d	1	1.00mi
10629 Cymbid Dr Port Richey, FL	3.0	2.0	1400	$1,700	$1.21	24d	1	1.03mi
12027 Hoosier Ct #203 Hudson, FL	2.0	2.0	1103	$1,550	$1.41	24d	1	1.13mi
12041 Hoosier Ct #204 Hudson, FL	2.0	2.0	1103	$1,495	$1.36	17d	1	1.14mi

Listing history 16 events

1. 2026-04-29
   status Pending
2. 2026-04-16
   price $169,000
3. 2026-04-06
   price $179,000
4. 2026-03-25
   status Active
5. 2026-03-25
   price $182,500
6. 2025-05-01
   status Pending
7. 2025-04-30
   listed $114,900 Active
8. 2022-03-16
   soldstatus $249,900
9. 2022-03-09
   soldstatus $249,900 Closed 312-char remark

   Show marketing remark (312 chars)

   Don't miss the opportunity to own this remodeled property in the heart of Port Richey!! Remodeled kitchen and bathroom, open concept and big backyard. Perfect for first time home buyers or investors; close to malls, beaches and airport. This house won't last in the market, call for your private showing today!!

10. 2022-02-01
    status Pending 312-char remark

    Show marketing remark (312 chars)

    Don't miss the opportunity to own this remodeled property in the heart of Port Richey!! Remodeled kitchen and bathroom, open concept and big backyard. Perfect for first time home buyers or investors; close to malls, beaches and airport. This house won't last in the market, call for your private showing today!!

11. 2022-01-22
    listed $249,900 Active 312-char remark

    Show marketing remark (312 chars)

    Don't miss the opportunity to own this remodeled property in the heart of Port Richey!! Remodeled kitchen and bathroom, open concept and big backyard. Perfect for first time home buyers or investors; close to malls, beaches and airport. This house won't last in the market, call for your private showing today!!

12. 2021-07-06
    status Active
13. 2021-06-23
    status Pending
14. 2021-06-11
    listed $160,000 Active
15. 2020-11-30
    soldstatus $55,000
16. 2001-06-29
    soldstatus $70,000

ⓘ 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: $2,918 · $243/mo
• Projected year-2 tax: $2,918 · $243/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 · 26 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: $21,897
• − Mortgage interest: −$9,467
• − Property taxes: −$2,918
• − Insurance: −$845
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − Depreciation: −$4,916
• Taxable income: $248
• Est. tax owed @ 24.0%: −$59
• After-tax cash flow: $2,841/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

+141.4% since first listed

16 events — show timeline

• 2026-04-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Price Changed $179,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $182,500 Stellar MLS as Distributed by MLS Grid
• 2025-05-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-04-30 Listed $114,900 Stellar MLS as Distributed by MLS Grid
• 2022-03-16 Sold (Public Records) $249,900 Public Records
• 2022-03-09 Sold (MLS) $249,900 Stellar MLS as Distributed by MLS Grid
• 2022-02-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-22 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2021-07-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-06-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-06-11 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2020-11-30 Sold (Public Records) $55,000 Public Records
• 2001-06-29 Sold (Public Records) $70,000 Public Records

Property tax history

+17.7%/yr

Latest (2025): $2,918 · -2.1% YoY. Source: county tax records.