970 Virginia St #107 · Dunedin, FL 34698

$145,000

2 bd · 1.0 ba · 965 sqft · Condo public records · 26 Days on market

Built 1978 $640/mo HOA · 33% 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).

• Cash flow +9.4/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +3.2/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Check out this one! Two bedroom, one bath, ground floor condo in sought after Heather Lake Condos. Close to the vibrant downtown area, new pickleball courts at the city complex, major airports just minutes away, the Pinellas Trail, spring training homes of the Toronto BlueJays, Philadelphia Phillies and New York Yankees, major professional sports. Unit features newer luxury vinyl plank flooring, stone counter in the bathroom.

Key facts

• Pinellas trail
• Ground floor condo
• $640 HOA

Tags

• GROUND FLOOR CONDO
• VIBRANT DOWNTOWN AREA
• NEW PICKLEBALL COURTS
• PINELLAS TRAIL
• STONE COUNTER IN BATHROOM

Property features AI

Finance

• Other: Total monthly fees reported as $640
• Financial info: Land lease amount $75; Lease restrictions apply
• HOA & community: Association: Aveann Berkeley; Monthly condo fee of $565 (monthly); Annual association fees totaling $7,680; Association fees include cable TV, common area taxes, pool, internet, structure and grounds maintenance, management, sewer, trash and water; Community features include buyer approval required, clubhouse, pool, and sidewalks; Senior community

Exterior

• Parking: Carport with 19 spaces
• Utilities: Public water; Public sewer; Cable available and connected; Electricity available and connected; Sewer available and connected
• Home design: Residential condominium; One story; Faces west; Entry on first floor
• Construction: Block and stucco construction; Built-up and membrane roof; Slab foundation
• Exterior features: Balcony; Outdoor lighting; Outdoor grill; Sidewalk; Sliding doors; In-ground heated gunite pool with deck and pool lighting; Asphalt road access

Interior

• Kitchen: Disposal; Exhaust fan; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Living room/dining room combo; Solid surface counters
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (12.7% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $127k (12.7% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 2.9% 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.
• Zoned schools: Garrison-Jones Elementary School (math 66% / reading 58%, grade B, #608 of 2,144 statewide, top 29%, 593 students, 46% FRL); Dunedin Highland Middle School (math 53% / reading 52%, grade C+, #213 of 571 statewide, top 38%, 899 students, 53% FRL); Dunedin High School (math 36% / reading 45%, grade F, #294 of 667 statewide, top 44%, 1,203 students, 48% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents rising (+2.7%/yr); 482 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).
• This rent runs 32% 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 $4k 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 26 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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 $32k; list at $145k implies a 346% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• 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 $126,625 (12.7% 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. Built in 1978 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.35% ✓
• Cap rate: 5.43%
• Cash-on-cash: -3.07%
• DSCR: 0.86
• GRM: 6.2

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: -21.6%
• Equity multiple: 0.25×
• Total profit: $-30,302
• Equity at exit: $21,620

10-year hold

• IRR: -15.7%
• Equity multiple: 0.12×
• Total profit: $-35,664
• Equity at exit: $12,537

Cash invested: $40,600 (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: 482
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,954 high
• Mortgage (P&I): −$760
• Tax from tax record: −$187 /mo · $2,243/yr
• Insurance: −$60
• HOA: −$640
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-104

Break-even live

Break-even rent $2,086

Max offer price $126,625

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-63	+0% $-104	+5% $-145	+10% $-186
Rent	-10% $-258	-5% $-181	+0% $-104	+5% $-27	+10% $50
Rate	-1.0pp $-31	-0.5pp $-67	base $-104	+0.5pp $-142	+1.0pp $-180

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
841 Patricia Ave #103 Dunedin, FL	2.0	1.0	874	$2,000	$2.29	26d	1	0.18mi
841 Patricia Ave Dunedin, FL	2.0	1.0–2.0	904	$1,950	$2.16	18d	2	0.18mi
905 Patricia Ave Dunedin, FL	1.0	1.0	550	$1,800	$3.27	26d	1	0.29mi
1196 Angle Rd Dunedin, FL	1.0	1.0	700	$1,675	$2.39	6d	1	0.40mi
556 Patricia Ave Dunedin, FL	2.0	1.0	850	$1,795	$2.11	6d	1	0.44mi
978 Cedarwood Ave Dunedin, FL	2.0	1.0	1100	$1,800	$1.64	26d	1	0.44mi
1268 Pinehurst Rd Dunedin, FL	1.0	1.0	1080	$1,500	$1.39	18d	1	0.53mi
857 Lyndhurst St Unit D Dunedin, FL	2.0	2.0	1050	$1,700	$1.62	19d	1	0.54mi
825 Lyndhurst St Dunedin, FL	2.0	2.0	900	$1,850	$2.06	26d	1	0.59mi
825 Lyndhurst St Dunedin, FL	2.0	2.0	900	$1,850	$2.06	6d	1	0.59mi
885 Beltrees St #12 Dunedin, FL	1.0	1.0	550	$1,350	$2.45	26d	1	0.64mi
885 Beltrees St #7 Dunedin, FL	1.0	1.0	550	$1,300	$2.36	0d	1	0.65mi
2701 Dunedin Commons Pl Dunedin, FL	1.0–2.0	1.0–2.0	932	$3,250	$3.49	0d	13	0.68mi
1388 Robin Hood Ln Unit 1141-B Dunedin, FL	2.0	1.0	1000	$1,595	$1.59	4d	1	0.70mi
1141 San Christopher Dr Apt B Dunedin, FL	2.0	1.0	1000	$1,595	$1.59	4d	1	0.71mi
612 Bass Ct Dunedin, FL	1.0–2.0	1.0	698	$2,040	$2.92	0d	6	0.72mi
1187 Bass Blvd Unit C Dunedin, FL	2.0	1.0	850	$1,850	$2.18	19d	1	0.73mi
1187 Bass Blvd Unit A Dunedin, FL	2.0	1.0	850	$1,850	$2.18	26d	1	0.73mi
660 Beltrees St Dunedin, FL	1.0–3.0	1.0–1.5	905	$1,385	$1.53	9d	2	0.73mi
580 Skinner Blvd Unit 4 Dunedin, FL	2.0	1.0	750	$2,045	$2.73	26d	1	0.77mi
152 Macalpine Way Dunedin, FL	1.0–3.0	1.0–2.5	943	$2,084	$2.21	0d	41	0.78mi
1412 Gladys Cir Unit 1466152P Dunedin, FL	3.0	2.0	1097	$3,849	$3.51	0d	1	0.80mi
613 Lyndhurst St Dunedin, FL	3.0	2.0	1080	$1,995	$1.85	12d	1	0.80mi
613 Lyndhurst St Dunedin, FL	3.0	2.0	1080	$1,995	$1.85	0d	1	0.80mi
616 Dogwood Ct Dunedin, FL	1.0	1.0	551	$1,700	$3.09	6d	1	0.81mi
611 Lyndhurst St Dunedin, FL	3.0	2.0	1080	$1,995	$1.85	6d	1	0.81mi
611 Lyndhurst St Dunedin, FL	3.0	2.0	1080	$1,995	$1.85	0d	1	0.81mi
612 Dogwood Ct Dunedin, FL	1.0	1.0	550	$1,295	$2.35	0d	1	0.82mi
607 Lyndhurst St Unit 607 Dunedin, FL	2.0	1.0	677	$2,250	$3.32	26d	1	0.82mi
941 Highland Ave Unit D Dunedin, FL	1.0	1.0	1000	$1,300	$1.30	22d	1	0.82mi
609 Dogwood Ct Unit 609 Dunedin, FL	2.0	1.0	725	$1,850	$2.55	26d	1	0.83mi
525 Bay St Dunedin, FL	2.0	1.0	1104	$3,500	$3.17	6d	1	0.85mi
417 Milwaukee Ave Dunedin, FL	2.0	1.0	650	$1,795	$2.76	0d	1	0.87mi
690 Regina Rd Dunedin, FL	2.0	1.0	745	$2,195	$2.95	6d	1	0.89mi
257 Milwaukee Ave Dunedin, FL	1.0–2.0	1.0–1.5	889	$1,460	$1.64	0d	8	0.90mi
451 Skinner Blvd Unit A Dunedin, FL	2.0	1.0	750	$1,500	$2.00	9d	1	0.91mi
416 Skinner Blvd Unit B Dunedin, FL	1.0	1.0	620	$1,795	$2.90	26d	1	0.97mi
1005 Egret Ct Dunedin, FL	2.0	2.0	996	$1,400	$1.41	6d	1	0.98mi
600 Douglas Ave Unit 340 Dunedin, FL	1.0	1.0	550	$1,695	$3.08	26d	1	1.04mi
350 President St Dunedin, FL	2.0	1.0	1000	$2,195	$2.19	0d	1	1.05mi

HOA detail condo

• Monthly dues: $640 · $7,680/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-22
   days on market $145,000 Active 26 DOM
2. 2026-06-18
   days on market $145,000 Active 23 DOM
3. 2026-06-17
   days on market $145,000 Active 22 DOM
4. 2026-06-16
   days on market $145,000 Active 21 DOM
5. 2026-06-15
   days on market $145,000 Active 20 DOM
6. 2026-06-13
   days on market $145,000 Active 18 DOM
7. 2026-06-09
   days on market $145,000 Active 14 DOM
8. 2026-06-08
   days on market $145,000 Active 13 DOM
9. 2026-06-07
   days on market $145,000 Active 12 DOM
10. 2026-06-04
    days on market $145,000 Active 9 DOM
11. 2026-06-03
    days on market $145,000 Active 8 DOM
12. 2026-06-02
    days on market $145,000 Active 7 DOM
13. 2026-06-01
    days on market $145,000 Active 6 DOM
14. 2026-05-31
    days on market $145,000 Active 5 DOM
15. 2026-05-26
    listed $145,000 Active
16. 2023-05-06
    historical
17. 2023-03-19
    price $179,900
18. 2023-03-08
    price $181,000
19. 2023-01-18
    price $184,900
20. 2022-12-16
    historical
21. 2022-12-05
    price $189,000
22. 2022-10-21
    listed $192,500 Active
23. 2022-07-21
    historical
24. 2022-07-19
    price $192,000
25. 2022-06-17
    price $195,500
26. 2022-05-19
    listed $199,999 Active
27. 2021-05-13
    historical
28. 2021-04-19
    price $129,900
29. 2021-03-26
    listed $134,900 Active
30. 2019-04-05
    historical
31. 2019-03-26
    price $104,900
32. 2019-03-06
    price $105,000
33. 2019-01-18
    price $109,900
34. 2019-01-18
    price $1,109,900
35. 2018-11-13
    listed $112,000 Active
36. 2013-11-19
    soldstatus $32,500
37. 2013-11-13
    soldstatus $32,500
38. 2013-08-27
    listed $34,800
39. 2001-02-08
    soldstatus $30,000

ⓘ 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: $2,243 · $187/mo
• Projected year-2 tax: $2,243 · $187/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 ≥107°F today · 26 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: $23,449
• − Mortgage interest: −$8,122
• − Property taxes: −$2,243
• − Insurance: −$725
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − HOA: −$7,680
• − Depreciation: −$4,218
• Taxable loss: −$3,291
• Est. tax savings @ 24.0%: +$790
• After-tax cash flow: $-458/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

+383.3% since first listed

25 events — show timeline

• 2026-05-26 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-03-19 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2023-03-08 Price Changed $181,000 Stellar MLS as Distributed by MLS Grid
• 2023-01-18 Price Changed $184,900 Stellar MLS as Distributed by MLS Grid
• 2022-12-16 Rental Removed — STELLARMLS
• 2022-12-05 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-21 Listed $192,500 Stellar MLS as Distributed by MLS Grid
• 2022-07-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-07-19 Price Changed $192,000 Stellar MLS as Distributed by MLS Grid
• 2022-06-17 Price Changed $195,500 Stellar MLS as Distributed by MLS Grid
• 2022-05-19 Listed $199,999 Stellar MLS as Distributed by MLS Grid
• 2021-05-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-04-19 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2021-03-26 Listed $134,900 Stellar MLS as Distributed by MLS Grid
• 2019-04-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-03-26 Price Changed $104,900 Stellar MLS as Distributed by MLS Grid
• 2019-03-06 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2019-01-18 Price Changed $109,900 Stellar MLS as Distributed by MLS Grid
• 2019-01-18 Price Changed $1,109,900 Stellar MLS as Distributed by MLS Grid
• 2018-11-13 Listed $112,000 Stellar MLS as Distributed by MLS Grid
• 2013-11-19 Sold (Public Records) $32,500 Public Records
• 2013-11-13 Sold (MLS) $32,500 Stellar MLS as Distributed by MLS Grid
• 2013-08-27 Listed $34,800 Stellar MLS as Distributed by MLS Grid
• 2001-02-08 Sold (Public Records) $30,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,243 · +2.8% YoY. Source: county tax records.