Mayshore Plan · San Antonio, FL 33576

$259,990

3 bd · 2.5 ba · 1,674 sqft · Townhouse · 137 Days on market

Good condition $357/mo HOA · 14% 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).

• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Appreciation +3.8/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.6/5.0
• DSCR +0.9/10.0

Listing remarks

Ryan Homes at Mirada - Live the lagoon lifestyle in low-maintenance townhomes you get to personalize. Enjoy an easy homebuying process with private pond view homesites in a gated community, priced from the upper $200s. Enjoy comfort and convenience inside The Mayshore. Enter this one-car garage attached home through the covered front porch. The welcoming foyer leads your eye to the spacious living area. Gather in the great room with friends and family before enjoying a home cooked meal prepared in your charming kitchen and served on the large island. Upstairs, two bedrooms and a full bath offer privacy for guests. A conveniently placed second floor washer and dryer make laundry easy. Your l

Key facts

• Gated community
• Covered front porch
• Private pond view

Tags

• PRIVATE POND VIEW
• GATED COMMUNITY
• COVERED FRONT PORCH
• SPACIOUS LIVING AREA
• GREAT ROOM
• CHARMING KITCHEN

Property features AI

Finance

• Other: Listed price: 259990; Address: 31505 Azure Beach Dr, San Antonio FL 33576
• HOA & community: Association fee of 357 (period not specified)

Exterior

• Parking: 1 garage space (1 total parking space)
• Utilities: Central air conditioning
• Home design: New construction plan (Mayshore)
• Exterior features: Living area approximately 1,674

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Central air conditioning
• Interior features: Plan home (Mayshore)

🏗️ New construction. The $259,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $316,386.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-513 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (1.1% below list).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.3% vs local median 3.4% in San Antonio — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#454 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety 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: San Antonio Elementary School (math 49% / reading 52%, grade D+, #1,055 of 2,144 statewide, top 50%, 573 students, 50% FRL); Pasco Middle School (math 38% / reading 38%, grade F, #388 of 571 statewide, top 69%, 903 students, 73% FRL); Pasco High School (math 40% / reading 40%, grade F, #296 of 667 statewide, top 45%, 1,639 students, 66% FRL).
• Market conditions: Rents flat; 366 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 40% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.3%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 137 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.

Recommended offer $228,791 (12.0% 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 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
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 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: 0.81% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.95%
• DSCR: 0.69
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $316,386
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31530 Azure Beach Dr	0.04mi	3/2.5	1,788 (+7%)	1mo	$426,602	$239	86
31536 Azure Beach Dr	0.04mi	3/2.5	1,788 (+7%)	1mo	$427,693	$239	86
11122 Tidepool Ct	0.06mi	3/2.5	1,788 (+7%)	5mo	$419,990	$235	82
11132 Tidepool Ct	0.05mi	3/2.5	1,788 (+7%)	6mo	$429,000	$240	82
11126 Tidepool Ct	0.06mi	3/2.5	1,788 (+7%)	9mo	$430,385	$241	79
31825 Kestrel Calling Dr	0.30mi	3/2.5	1,602 (-4%)	3mo	$279,990	$175	76
32089 Eastern Redbud Br	0.72mi	3/2.5	1,684 (+1%)	6mo	$318,450	$189	60
32103 Eastern Redbud Br	0.73mi	3/2.5	1,684 (+1%)	6mo	$288,700	$171	60
32111 Eastern Redbud Br	0.74mi	3/2.5	1,684 (+1%)	6mo	$306,100	$182	60
10821 Ironwood Tree Way	0.66mi	3/2.5	1,694 (+1%)	10mo	$268,000	$158	59
32100 Eastern Redbud Br	0.74mi	3/2.5	1,666 (-0%)	12mo	$280,900	$169	54
32094 Eastern Redbud Br	0.74mi	3/2.5	1,639 (-2%)	12mo	$293,900	$179	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.32% appreciation · 0.37% rent growth · sell at horizon

5-year hold

• IRR: -25.7%
• Equity multiple: 0.08×
• Total profit: $-81,196
• Equity at exit: $56,852

10-year hold

• IRR: -27.9%
• Equity multiple: -0.46×
• Total profit: $-129,526
• Equity at exit: $44,273

Cash invested: $88,588 (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 33576

• Home prices YoY: -0.8%
• Rents YoY: 0.4%
• Active inventory: 366
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,571 high
• Mortgage (P&I): −$1,659
• Tax est. 1.5%: −$395 /mo · $4,746/yr
• Insurance: −$132
• HOA: −$357
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-513

Break-even live

Break-even rent $3,220

Max offer price $242,197

Occupancy floor —

Sensitivity live

Price	-10% $-294	-5% $-403	+0% $-513	+5% $-622	+10% $-731
Rent	-10% $-716	-5% $-614	+0% $-513	+5% $-411	+10% $-310
Rate	-1.0pp $-353	-0.5pp $-432	base $-513	+0.5pp $-595	+1.0pp $-678

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: $79,096
• Closing costs: $9,492
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11126 Tidepool Ct Unit Na San Antonio, FL	3.0	2.5	1788	$3,200	$1.79	21d	1	0.07mi
11126 Tidepool Ct San Antonio, FL	3.0	2.5	1788	$3,200	$1.79	23d	1	0.07mi
31825 Kestrel Calling Dr San Antonio, FL	3.0	2.5	1602	$2,300	$1.44	26d	1	0.31mi
10797 Penny Gale Loop San Antonio, FL	3.0	2.5	1961	$2,300	$1.17	25d	1	0.42mi
11608 Ascend Mirada Blvd San Antonio, FL	1.0–3.0	1.0–2.0	1178	$2,530	$2.15	1d	21	0.51mi
11322 Cay Spruce Way Unit n/a Zephyrhills, FL	3.0	2.5	2003	$2,420	$1.21	26d	1	0.53mi
11357 Cay Spruce Way San Antonio, FL	2.0	2.5	1615	$2,100	$1.30	19d	1	0.55mi
32094 Hawthorne Cottage Pl San Antonio, FL	4.0	2.0	1936	$2,795	$1.44	26d	1	0.62mi
31493 Cannon Rush Dr San Antonio, FL	2.0	2.0	1968	$2,795	$1.42	4d	1	0.63mi
11672 Radiant Shore Loop San Antonio, FL	4.0	2.5	1870	$2,495	$1.33	16d	1	0.67mi
11210 Linden Depot Rd San Antonio, FL	4.0	2.0	1936	$2,550	$1.32	6d	1	0.69mi
10817 Ironwood Tree Way San Antonio, FL	3.0	2.5	1694	$2,250	$1.33	26d	1	0.69mi
10817 Ironwood Tree Way San Antonio, FL	3.0	2.5	1694	$2,250	$1.33	3d	1	0.69mi
31478 Ocean Ave San Antonio, FL	1.0–3.0	1.0–2.5	1119	$2,499	$2.23	1d	46	0.71mi
32067 Eastern Redbud Br San Antonio, FL	3.0	2.5	1639	$2,250	$1.37	26d	1	0.73mi
10462 Weldon Cork Way San Antonio, FL	2.0	2.5	1747	$2,200	$1.26	16d	1	0.74mi
11545 Radiant Shore Loop San Antonio, FL	3.0	2.0	1451	$2,250	$1.55	26d	1	0.76mi
10715 Ironwood Tree Way San Antonio, FL	3.0	2.5	1681	$2,050	$1.22	16d	1	0.78mi
10708 Ironwood Tree Way San Antonio, FL	3.0	2.5	1600	$2,100	$1.31	19d	1	0.80mi
32112 Pond Apple Bnd Unit 1 San Antonio, FL	3.0	2.5	1700	$2,000	$1.18	26d	1	0.81mi
32118 Pond Apple Bnd San Antonio, FL	3.0	2.5	1732	$2,400	$1.39	26d	1	0.82mi
10647 Ironwood Tree Way San Antonio, FL	3.0	2.5	1712	$2,400	$1.40	26d	1	0.82mi
10583 Tupper Cay Dr San Antonio, FL	3.0	2.0	1770	$2,950	$1.67	6d	1	0.87mi
10443 Lavender Aster Trl San Antonio, FL	3.0	2.5	1666	$1,950	$1.17	26d	1	0.93mi
32077 Powderpuff Mimosa Dr San Antonio, FL	2.0	2.5	1541	$2,100	$1.36	26d	1	0.96mi
32127 Powderpuff Mimosa Dr San Antonio, FL	3.0	2.5	1634	$2,100	$1.29	26d	1	1.01mi
32146 Powderpuff Mimosa Dr San Antonio, FL	3.0	2.5	1801	$2,050	$1.14	21d	1	1.04mi
32201 Powderpuff Mimosa Dr San Antonio, FL	3.0	3.0	1634	$2,050	$1.25	26d	1	1.06mi
10225 Fieldstone Myrtle Way San Antonio, FL	4.0	3.0	1985	$2,800	$1.41	12d	1	1.07mi
10375 Trumpet Honeysuckle Way San Antonio, FL	3.0	2.5	1666	$2,000	$1.20	19d	1	1.09mi
10356 Honey Hammock Way San Antonio, FL	3.0	2.5	1666	$1,890	$1.13	0d	1	1.10mi
10959 Cotton Vale Pl San Antonio, FL	3.0	2.0	1844	$2,100	$1.14	22d	1	1.13mi
10959 Cotton Vale Pl San Antonio, FL	3.0	2.0	1844	$2,100	$1.14	5d	1	1.13mi
10321 Trumpet Honeysuckle Way San Antonio, FL	3.0	2.5	1666	$2,000	$1.20	23d	1	1.13mi
10334 Trumpet Honeysuckle Way San Antonio, FL	3.0	3.0	1634	$2,000	$1.22	26d	1	1.14mi
31856 Cardinal Yard Dr San Antonio, FL	2.0	2.0	1783	$2,500	$1.40	26d	1	1.16mi
32009 Spiceberry St San Antonio, FL	2.0	2.5	1513	$1,900	$1.26	19d	1	1.17mi
10250 Honey Hammock Way San Antonio, FL	3.0	2.5	1676	$1,979	$1.18	26d	1	1.17mi
32010 Spiceberry St Wesley Chapel, FL	3.0	2.5	1634	$2,100	$1.29	14d	1	1.19mi
32650 Osprey Peak Way San Antonio, FL	4.0	2.0	1846	$2,600	$1.41	14d	1	1.21mi

HOA detail

• Monthly dues: $357 · $4,284/yr
• Likely covers: security

Listing history 13 events

1. 2026-06-18
   days on market $259,990 Active 137 DOM
2. 2026-06-17
   days on market $259,990 Active 136 DOM
3. 2026-06-16
   days on market $259,990 Active 135 DOM
4. 2026-06-15
   days on market $259,990 Active 134 DOM
5. 2026-06-13
   days on market $259,990 Active 132 DOM
6. 2026-06-09
   days on market $259,990 Active 128 DOM
7. 2026-06-08
   days on market $259,990 Active 127 DOM
8. 2026-06-07
   days on market $259,990 Active 126 DOM
9. 2026-06-04
   days on market $259,990 Active 123 DOM
10. 2026-06-03
    days on market $259,990 Active 122 DOM
11. 2026-06-02
    days on market $259,990 Active 121 DOM
12. 2026-06-01
    days on market $259,990 Active 120 DOM
13. 2026-05-31
    days on market $259,990 Active 119 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,847
• − Mortgage interest: −$17,723
• − Property taxes: −$4,746
• − Insurance: −$1,582
• − Repairs & maintenance: −$2,468
• − Management: −$2,468
• − HOA: −$4,284
• − Depreciation: −$9,204
• Taxable loss: −$11,627
• Est. tax savings @ 24.0%: +$2,790
• After-tax cash flow: $-3,362/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This townhouse is in good condition with a modern kitchen and well-maintained exterior. It has potential for further updates to increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the flooring in the bathrooms — Modern flooring can improve both resale and rental value.
• Both Upgrading the kitchen appliances — Newer appliances can attract more buyers and renters.
• Both Landscaping the front yard — A well-maintained front yard can increase curb appeal and attract more buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Newer appliances can attract more buyers and renters. ↑
• Both Landscaping the front yard — A well-maintained front yard can increase curb appeal and attract more buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — San Antonio

• Score: 69/100
• State rank: #454
• US rank: #8221

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pasco County · 524,098 people
• City population: 6,273
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 6,273
• Household income: $76,388
• Rent vs Own: 4.5% rent · 95.5% own
• Severe rent burden: 31.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 12% Two or more races 5% Black 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 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: ▼ -2.32%
• Current HPI: 281.7138
• Rent YoY: ▲ 0.37%
• 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