Mayshore Plan · San Antonio, FL 33576

$259,990

3 bd · 2.5 ba · 1,674 sqft · Townhouse · 234 Days on market

Good condition Garage $357/mo HOA · 14% of rent

---

Why this score? — see what drove the F 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
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Cash flow +3.9/30.0
• Appreciation +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• 1% rule +1.3/10.0
• DSCR +0.0/10.0

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.

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

🏗️ New construction. The $259,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $399,060.

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 $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (4.0% below list).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.

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; 510 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 59d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 39% 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 $3k of loan paydown is wiped out by about $9k 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 234 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 234 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: 0.63% ✗
• Cap rate: 2.86%
• Cash-on-cash: -12.27%
• DSCR: 0.45
• GRM: 13.3

CMA / ARV

• ARV (median comp): $399,060
• List price: $259,990
• Delta: -34.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31509 Azure Beach Dr	0.00mi	3/2.5	1,674 (0%)	2mo	$257,990	$154	98
31551 Azure Beach Dr	0.05mi	3/2.5	1,674 (0%)	2mo	$270,000	$161	96
31387 Spanish Mission Rd	0.12mi	3/2.5	1,674 (0%)	2mo	$302,390	$181	92
31542 Azure Beach Dr	0.05mi	3/2.5	1,788 (+7%)	1mo	$399,131	$223	86
31546 Azure Beach Dr	0.05mi	3/2.5	1,788 (+7%)	2mo	$398,990	$223	85
31791 Kestrel Calling Dr	0.27mi	3/2.5	1,602 (-4%)	1mo	$269,990	$169	80
31785 Kestrel Calling Dr	0.26mi	3/2.5	1,602 (-4%)	2mo	$260,990	$163	79
31799 Kestrel Calling Dr	0.28mi	3/2.5	1,602 (-4%)	2mo	$260,900	$163	78
31788 Kestrel Calling Dr	0.29mi	3/2.5	1,602 (-4%)	2mo	$255,990	$160	78
31837 Kestrel Calling Dr	0.31mi	3/2.5	1,602 (-4%)	2mo	$270,000	$169	77
31784 Kestrel Calling Dr	0.29mi	3/2.5	1,602 (-4%)	3mo	$259,990	$162	77
32099 Eastern Redbud Br	0.73mi	3/2.5	1,639 (-2%)	1mo	$259,900	$159	62

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: -34.3%
• Equity multiple: -0.18×
• Total profit: $-132,159
• Equity at exit: $71,708

10-year hold

• IRR: -42.6%
• Equity multiple: -0.99×
• Total profit: $-222,756
• Equity at exit: $55,842

Cash invested: $111,737 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 73 active · 29 under contract
• Months of supply: 16.2 mo (6%/mo absorbed)
• Median asking: $275,900 ($166/sqft)
• Median days on market: 88 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +43.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33576

• Home prices YoY: -0.8%
• Rents YoY: 0.4%
• Active inventory: 510
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,496 high
• Mortgage (P&I): −$2,093
• Tax est. 1.5%: −$499 /mo · $5,986/yr
• Insurance: −$166
• HOA: −$357
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-1,143

Break-even live

Break-even rent $3,943

Max offer price $233,687

Occupancy floor —

Sensitivity live

Price	-10% $-867	-5% $-1,005	+0% $-1,143	+5% $-1,281	+10% $-1,419
Rent	-10% $-1,340	-5% $-1,241	+0% $-1,143	+5% $-1,044	+10% $-946
Rate	-1.0pp $-942	-0.5pp $-1,041	base $-1,143	+0.5pp $-1,246	+1.0pp $-1,351

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: $99,765
• Closing costs: $11,972
• Club membership (one-time): —
• 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	115d	1	0.07mi
11126 Tidepool Ct San Antonio, FL	3.0	2.5	1788	$3,200	$1.79	117d	1	0.07mi
31530 Azure Beach Dr San Antonio, FL	3.0	2.5	1788	$2,500	$1.40	62d	1	0.07mi
31536 Azure Beach Dr San Antonio, FL	3.0	2.5	1788	$2,500	$1.40	62d	1	0.07mi
31555 Azure Beach Dr San Antonio, FL	3.0	2.5	1600	$2,300	$1.44	27d	1	0.08mi
31555 Azure Beach Dr San Antonio, FL	3.0	2.5	1600	$2,300	$1.44	29d	1	0.08mi
31555 Azure Beach Dr Unit 1 San Antonio, FL	3.0	2.5	1674	$2,300	$1.37	10d	1	0.08mi
11813 June Briar Loop San Antonio, FL	4.0	2.0	2161	$2,495	$1.15	54d	1	0.23mi
11813 June Briar Loop San Antonio, FL	4.0	2.0	2161	$2,495	$1.15	44d	1	0.23mi
31799 Kestrel Calling Dr San Antonio, FL	3.0	2.5	1602	$2,100	$1.31	32d	1	0.28mi
31825 Kestrel Calling Dr San Antonio, FL	3.0	2.5	1602	$2,300	$1.44	32d	1	0.31mi
10864 Penny Gale Loop Zephyrhills, FL	3.0	2.0	1504	$2,299	$1.53	83d	1	0.39mi
10835 Sparkly Way San Antonio, FL	2.0	2.0	1405	$2,395	$1.70	10d	1	0.40mi
10797 Penny Gale Loop Zephyrhills, FL	3.0	2.5	1961	$2,300	$1.17	83d	1	0.41mi
10797 Penny Gale Loop San Antonio, FL	3.0	2.5	1961	$2,200	$1.12	64d	1	0.41mi
31457 Mango Fade Way San Antonio, FL	3.0	2.0	1587	$2,200	$1.39	7d	1	0.42mi
11608 Ascend Mirada Blvd San Antonio, FL	1.0–3.0	1.0–2.0	1178	$2,265	$1.92	0d	19	0.51mi
11322 Cay Spruce Way Unit n/a Zephyrhills, FL	3.0	2.5	2003	$2,420	$1.21	120d	1	0.53mi
11360 Cay Spruce Way Zephyrhills, FL	2.0	2.5	1615	$2,000	$1.24	69d	1	0.53mi
11232 Cay Spruce Way San Antonio, FL	2.0	2.5	1615	$1,955	$1.21	60d	1	0.54mi
11232 Cay Spruce Way Zephyrhills, FL	2.0	2.5	1615	$1,955	$1.21	63d	1	0.54mi
31524 Magna Gulf Loop San Antonio, FL	2.0	2.0	1405	$2,000	$1.42	74d	1	0.54mi
11410 Cay Spruce Way San Antonio, FL	3.0	2.5	2000	$2,100	$1.05	3d	1	0.54mi
11212 Cay Spruce Way San Antonio, FL	3.0	2.5	1856	$2,200	$1.19	72d	1	0.54mi
11357 Cay Spruce Way San Antonio, FL	2.0	2.5	1615	$1,900	$1.18	44d	1	0.55mi
11317 Cay Spruce Way San Antonio, FL	3.0	2.5	2017	$2,250	$1.12	58d	1	0.56mi
11317 Cay Spruce Way San Antonio, FL	3.0	2.5	2017	$2,250	$1.12	30d	1	0.56mi
10840 Tally Fawn Loop San Antonio, FL	4.0	2.0	1846	$2,799	$1.52	32d	1	0.56mi
30877 Quail Caper Cir San Antonio, FL	2.0	2.5	1615	$1,950	$1.21	10d	1	0.59mi
31427 Cannon Rush Dr San Antonio, FL	2.0	2.0	1800	$2,575	$1.43	4d	1	0.61mi
32094 Hawthorne Cottage Pl San Antonio, FL	4.0	2.0	1936	$2,795	$1.44	120d	1	0.62mi
31493 Cannon Rush Dr Wesley Chapel, FL	2.0	2.0	1968	$2,750	$1.40	69d	1	0.63mi
11708 Radiant Shore Loop San Antonio, FL	4.0	2.5	1870	$2,500	$1.34	7d	1	0.66mi
31700 Cannon Rush Dr San Antonio, FL	2.0	2.0	1959	$2,500	$1.28	44d	1	0.67mi
11672 Radiant Shore Loop San Antonio, FL	4.0	2.5	1870	$2,495	$1.33	110d	1	0.67mi
11210 Linden Depot Rd San Antonio, FL	4.0	2.0	1936	$2,550	$1.32	100d	1	0.69mi
10817 Ironwood Tree Way San Antonio, FL	3.0	2.5	1694	$2,250	$1.33	120d	1	0.69mi
10817 Ironwood Tree Way San Antonio, FL	3.0	2.5	1694	$2,250	$1.33	97d	1	0.69mi
31478 Ocean Ave San Antonio, FL	1.0–3.0	1.0–2.5	1119	$2,349	$2.10	0d	46	0.71mi
11629 Radiant Shore Loop San Antonio, FL	3.0	2.0	1448	$2,100	$1.45	56d	1	0.72mi

Property features AI

Finance

• Other: Listed price: 259990Address: 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)

HOA detail $357/mo · $4,284/yr

• Likely covers: security

Listing history 50 events

1. 2026-09-23
   days on market $259,990 Active 234 DOM
2. 2026-09-22
   days on market $259,990 Active 233 DOM
3. 2026-09-21
   days on market $259,990 Active 232 DOM
4. 2026-09-20
   days on market $259,990 Active 231 DOM
5. 2026-09-19
   days on market $259,990 Active 230 DOM
6. 2026-09-18
   days on market $259,990 Active 229 DOM
7. 2026-09-16
   days on market $259,990 Active 227 DOM
8. 2026-09-15
   days on market $259,990 Active 226 DOM
9. 2026-09-13
   days on market $259,990 Active 224 DOM
10. 2026-09-12
    days on market $259,990 Active 223 DOM
11. 2026-09-11
    days on market $259,990 Active 222 DOM
12. 2026-09-05
    days on market $259,990 Active 216 DOM
13. 2026-09-04
    days on market $259,990 Active 215 DOM
14. 2026-09-03
    days on market $259,990 Active 214 DOM
15. 2026-08-31
    days on market $259,990 Active 211 DOM
16. 2026-08-30
    days on market $259,990 Active 210 DOM
17. 2026-08-29
    days on market $259,990 Active 209 DOM
18. 2026-08-28
    days on market $259,990 Active 208 DOM
19. 2026-08-26
    days on market $259,990 Active 206 DOM
20. 2026-08-25
    days on market $259,990 Active 205 DOM
21. 2026-08-24
    days on market $259,990 Active 204 DOM
22. 2026-08-23
    days on market $259,990 Active 203 DOM
23. 2026-08-22
    days on market $259,990 Active 202 DOM
24. 2026-08-20
    days on market $259,990 Active 200 DOM
25. 2026-08-19
    days on market $259,990 Active 199 DOM
26. 2026-08-18
    days on market $259,990 Active 198 DOM
27. 2026-08-17
    days on market $259,990 Active 197 DOM
28. 2026-08-16
    days on market $259,990 Active 196 DOM
29. 2026-08-15
    days on market $259,990 Active 195 DOM
30. 2026-08-14
    days on market $259,990 Active 194 DOM
31. 2026-08-13
    days on market $259,990 Active 193 DOM
32. 2026-08-12
    days on market $259,990 Active 192 DOM
33. 2026-08-11
    days on market $259,990 Active 191 DOM
34. 2026-08-10
    days on market $259,990 Active 190 DOM
35. 2026-08-09
    days on market $259,990 Active 189 DOM
36. 2026-08-08
    days on market $259,990 Active 188 DOM
37. 2026-08-06
    days on market $259,990 Active 186 DOM
38. 2026-08-05
    days on market $259,990 Active 185 DOM
39. 2026-08-04
    days on market $259,990 Active 184 DOM
40. 2026-08-03
    days on market $259,990 Active 183 DOM
41. 2026-07-31
    days on market $259,990 Active 180 DOM
42. 2026-07-30
    days on market $259,990 Active 178 DOM
43. 2026-07-28
    days on market $259,990 Active 177 DOM
44. 2026-07-26
    days on market $259,990 Active 175 DOM
45. 2026-07-24
    days on market $259,990 Active 173 DOM
46. 2026-07-23
    days on market $259,990 Active 172 DOM
47. 2026-07-22
    days on market $259,990 Active 171 DOM
48. 2026-07-21
    days on market $259,990 Active 170 DOM
49. 2026-07-20
    days on market $259,990 Active 169 DOM
50. 2026-07-18
    days on market $259,990 Active 166 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: $29,954
• − Mortgage interest: −$22,354
• − Property taxes: −$5,986
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,396
• − Management: −$2,396
• − HOA: −$4,284
• − Depreciation: −$11,609
• Taxable loss: −$21,067
• Est. tax savings @ 24.0%: +$5,056
• After-tax cash flow: $-8,658/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 Est. rehab $8,370–$25,110 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary San Antonio Elementary School D+ FL #1,055/2,144 Nat'l #12,398/41,679 Middle Pasco Middle School F FL #388/571 Nat'l #6,571/14,009 High Pasco High School F FL #296/667 Nat'l #8,112/17,239

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

C Composite livability gradescore 69/100

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 · 570,045 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

---

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

Property features AI

Finance

• Other: Listed price: 259990Address: 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)