7713 Hillside Ct #204 · Bayonet Point, FL 34667

$117,500

2 bd · 2.0 ba · 1,103 sqft · Condo public records · 58 Days on market

Built 1992 $375/mo HOA · 22% of rent

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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 +24.4/30.0
• 1% rule +9.2/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOVELY, WELL-MAINTAINED 2ND FLOOR CONDO IN THE HILLSIDE (55+ COMMUNITY). EAT-IN KITCHEN, HALL AND BATHS DONE IN WOOD LAMINATE 2 YRS NEW. KITCHEN FEATURES UPGRADED DOUBLE SINK, STOVE AND BUILT-IN MICROWAVE, REFRIGERATOR WITH ICEMAKER, TILE BACKSPLASH AND DOME LIGHTING. SPACIOUS MASTER BEDROOM WITH MASTER BATH AND WALK-IN CLOSET. SPLIT BEDROOM PLAN AFFORDS PRIVACY. EXTRAS INCLUDE SCREEN ENCLOSED BALCONY, STORAGE AREA, WASHER/DRYER, REVERSE OSMOSIS, FRONT STORM DOOR. CARPORT CONVEYS AND GUEST PARKING AVAILABLE. CLUBHOUSE AND COMMUNITY POOL! ONE DOG 20LBS. OR LESS IS ALLOWED. LOW MO. MAINTENANCE OF $161 PER MONTH.

Key facts

• Hot water heater
• Eat-in kitchen
• Hvac system

Tags

• EAT-IN KITCHEN
• TILE BACKSPLASH
• NEW ROOF
• HVAC SYSTEM
• HOT WATER HEATER
• IN-UNIT WASHER AND DRYER

Property features AI

Finance

• Other: Irrigation equipment; Association approval required for buyers
• Financial info: Lease restrictions apply
• HOA & community: HOA present (Hillside Condominium Association / Coastal HOA Management); Monthly condo/HOA fee $375; Annual association fees $4,500; Association fee includes: cable TV, internet, pool, maintenance of grounds, management, recreational facilities, sewer, trash, water, common area taxes; Buyer approval required for association; Community clubhouse and pool; Deed restrictions and special community restrictions; Street lights and sidewalks; Senior community; Pets allowed with restrictions (breed restrictions)

Exterior

• Parking: Assigned covered parking; One-car carport
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Underground utilities
• Home design: Condominium; One-story building (unit on 2nd floor); Faces west
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Building: BLDG 11; Built as residential condominium
• Exterior features: Covered porch; Balcony; Covered patio/porch; Outdoor lighting; Sidewalks; Sliding doors; Landscaped grounds; Trees/landscaping

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Water filtration system; Electric water heater
• Bedrooms: 2 bedrooms (unit on 2nd floor)
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Open floorplan; Solid surface counters; Split bedroom layout; Thermostat; Walk-in closets; Storage rooms
• Laundry & utility: Washer and dryer included; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $118k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $114k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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+, commute 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.
• Zoned schools: Gulf Highlands Elementary School (math 29% / reading 32%, grade F, #1,862 of 2,144 statewide, top 88%, 714 students, 89% FRL); Fivay High School (math 20% / reading 28%, grade F, #529 of 667 statewide, top 80%, 1,610 students, 78% FRL) — zoned schools average 84% FRL vs 48% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 51% district-wide (-24 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 (-2.3%/yr); 799 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 39% of the median local income ($51k/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 $812 of loan paydown is wiped out by about $4k 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 58 days — a 3% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,975 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.42% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.72%
• DSCR: 1.39
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.74×
• Total profit: $-8,520
• Equity at exit: $17,520

10-year hold

• IRR: -3.3%
• Equity multiple: 0.82×
• Total profit: $-5,980
• Equity at exit: $10,159

Cash invested: $32,900 (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 34667

• Rents YoY: -2.3%
• Active inventory: 799
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,674 high
• Mortgage (P&I): −$616
• Tax from tax record: −$43 /mo · $515/yr
• Insurance: −$49
• HOA: −$375
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $239

Break-even live

Break-even rent $1,371

Max offer price $117,500

Occupancy floor 81%

Sensitivity live

Price	-10% $306	-5% $272	+0% $239	+5% $206	+10% $173
Rent	-10% $107	-5% $173	+0% $239	+5% $305	+10% $371
Rate	-1.0pp $298	-0.5pp $269	base $239	+0.5pp $209	+1.0pp $178

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: $29,375
• Closing costs: $3,525
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12041 Hoosier Ct #204 Hudson, FL	2.0	2.0	1103	$1,495	$1.36	25d	1	0.08mi
12041 Hoosier Ct #204 Hudson, FL	2.0	2.0	1103	$1,495	$1.36	19d	1	0.08mi
12027 Hoosier Ct #203 Hudson, FL	2.0	2.0	1103	$1,550	$1.41	25d	1	0.12mi
7616 Danube Dr Hudson, FL	2.0	2.0	1125	$1,350	$1.20	25d	1	0.19mi
7602 Danube Dr Unit 7602 Hudson, FL	2.0	2.0	1125	$1,600	$1.42	25d	1	0.21mi
7924 Halsey Dr Port Richey, FL	3.0	2.0	1272	$1,800	$1.42	23d	1	0.45mi
7924 Halsey Dr Port Richey, FL	3.0	2.0	1272	$1,800	$1.42	6d	1	0.45mi
12200 Hudson Ridge Dr Port Richey, FL	2.0–3.0	2.0	1107	$1,468	$1.33	4d	10	0.48mi
7433 Greystone Dr #7433 Hudson, FL	2.0	2.0	1029	$1,300	$1.26	19d	1	0.53mi
11630 Paige Dr Port Richey, FL	3.0	1.0	1152	$1,680	$1.46	13d	1	0.56mi
7539 Gulf Highlands Dr Port Richey, FL	2.0	1.5	936	$1,550	$1.66	6d	1	0.56mi
11610 Meadow Dr Port Richey, FL	2.0	2.0	1128	$1,570	$1.39	13d	1	0.58mi
11611 Constance Dr Port Richey, FL	3.0	1.0	984	$1,540	$1.57	25d	1	0.58mi
11611 Constance Dr Port Richey, FL	3.0	1.0	984	$1,540	$1.57	12d	1	0.58mi
7715 Sue Ellen Dr Port Richey, FL	2.0	2.0	1080	$1,495	$1.38	4d	1	0.61mi
7608 Sue Ellen Dr Port Richey, FL	3.0	2.0	1310	$2,400	$1.83	25d	1	0.64mi
8304 Mill Creek Ln Hudson, FL	2.0	2.0	1000	$1,650	$1.65	25d	1	0.65mi
12702 Social Dr Hudson, FL	2.0	1.0	1032	$1,500	$1.45	6d	1	0.66mi
7804 Topay Ln Port Richey, FL	3.0	2.0	1125	$1,795	$1.60	0d	1	0.68mi
8312 Mill Creek Ln Hudson, FL	2.0	2.0	1152	$1,600	$1.39	25d	1	0.70mi
8312 Mill Creek Ln Hudson, FL	2.0	2.0	1152	$1,600	$1.39	0d	1	0.70mi
12809 College Hill Dr Hudson, FL	3.0	2.0	1114	$1,780	$1.60	6d	1	0.73mi
7530 Judith Cres Port Richey, FL	2.0	2.0	1446	$1,695	$1.17	21d	1	0.74mi
7530 Judith Cres Port Richey, FL	2.0	2.0	1446	$2,200	$1.52	25d	1	0.74mi
7520 Hawthorn Dr Unit NA Port Richey, FL	2.0	2.0	1303	$1,900	$1.46	25d	1	0.83mi
7520 Hawthorn Dr Port Richey, FL	2.0	2.0	1303	$1,800	$1.38	25d	1	0.83mi
7300 Country Club Dr Hudson, FL	2.0	1.0	926	$1,400	$1.51	4d	1	0.83mi
7531 Greybirch Ter Port Richey, FL	3.0	2.0	1400	$2,000	$1.43	25d	1	0.84mi
11241 Yewtree Ave Port Richey, FL	3.0	2.0	1306	$1,950	$1.49	25d	1	0.89mi
8161 Braddock Cir #1 Port Richey, FL	2.0	2.0	1000	$1,595	$1.59	19d	1	0.93mi
11635 Salmon Dr Port Richey, FL	2.0	1.5	816	$1,500	$1.84	25d	1	0.97mi
8305 Sandwedge Cir Unit A Hudson, FL	2.0	2.0	1144	$1,450	$1.27	23d	1	1.01mi
11138 Yellowwood Ln Unit NA Port Richey, FL	3.0	1.0	1000	$1,800	$1.80	25d	1	1.01mi
7540 Venice Dr Port Richey, FL	3.0	2.0	1394	$1,775	$1.27	6d	1	1.01mi
7724 Tyson Dr Port Richey, FL	2.0	2.0	1200	$1,550	$1.29	0d	1	1.04mi
7705 Ilex Dr Port Richey, FL	3.0	2.0	1349	$2,000	$1.48	25d	1	1.06mi
7213 Seward Dr Port Richey, FL	2.0	1.0	700	$1,500	$2.14	25d	1	1.13mi
12221 Holbrook Dr Bayonet Point, FL	1.0–2.0	1.0–2.0	761	$1,685	$2.21	0d	58	1.13mi
11103 Harding Dr Unit 2 Port Richey, FL	2.0	1.0	760	$1,450	$1.91	21d	1	1.15mi
12535 3rd Isle Hudson, FL	2.0	2.0	1389	$2,600	$1.87	25d	1	1.22mi

HOA detail condo

• Monthly dues: $375 · $4,500/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $117,500 Active 58 DOM
2. 2026-06-18
   days on market $117,500 Active 55 DOM
3. 2026-06-17
   days on market $117,500 Active 54 DOM
4. 2026-06-16
   days on market $117,500 Active 53 DOM
5. 2026-06-15
   days on market $117,500 Active 52 DOM
6. 2026-06-13
   days on market $117,500 Active 50 DOM
7. 2026-06-09
   days on market $117,500 Active 46 DOM
8. 2026-06-08
   days on market $117,500 Active 45 DOM
9. 2026-06-07
   days on market $117,500 Active 44 DOM
10. 2026-06-04
    days on market $117,500 Active 41 DOM
11. 2026-06-03
    days on market $117,500 Active 40 DOM
12. 2026-06-02
    days on market $117,500 Active 39 DOM
13. 2026-06-01
    days on market $117,500 Active 38 DOM
14. 2026-05-31
    days on market $117,500 Active 37 DOM
15. 2026-05-05
    price $117,500
16. 2026-04-24
    listed $129,999 Active
17. 2007-03-20
    soldstatus $108,000
18. 2007-03-16
    soldstatus $108,000 618-char remark

    Show marketing remark (618 chars)

    LOVELY, WELL-MAINTAINED 2ND FLOOR CONDO IN THE HILLSIDE (55+ COMMUNITY). EAT-IN KITCHEN, HALL AND BATHS DONE IN WOOD LAMINATE 2 YRS NEW. KITCHEN FEATURES UPGRADED DOUBLE SINK, STOVE AND BUILT-IN MICROWAVE, REFRIGERATOR WITH ICEMAKER, TILE BACKSPLASH AND DOME LIGHTING. SPACIOUS MASTER BEDROOM WITH MASTER BATH AND WALK-IN CLOSET. SPLIT BEDROOM PLAN AFFORDS PRIVACY. EXTRAS INCLUDE SCREEN ENCLOSED BALCONY, STORAGE AREA, WASHER/DRYER, REVERSE OSMOSIS, FRONT STORM DOOR. CARPORT CONVEYS AND GUEST PARKING AVAILABLE. CLUBHOUSE AND COMMUNITY POOL! ONE DOG 20LBS. OR LESS IS ALLOWED. LOW MO. MAINTENANCE OF $161 PER MONTH.

19. 2006-11-02
    listed $114,500 618-char remark

    Show marketing remark (618 chars)

    LOVELY, WELL-MAINTAINED 2ND FLOOR CONDO IN THE HILLSIDE (55+ COMMUNITY). EAT-IN KITCHEN, HALL AND BATHS DONE IN WOOD LAMINATE 2 YRS NEW. KITCHEN FEATURES UPGRADED DOUBLE SINK, STOVE AND BUILT-IN MICROWAVE, REFRIGERATOR WITH ICEMAKER, TILE BACKSPLASH AND DOME LIGHTING. SPACIOUS MASTER BEDROOM WITH MASTER BATH AND WALK-IN CLOSET. SPLIT BEDROOM PLAN AFFORDS PRIVACY. EXTRAS INCLUDE SCREEN ENCLOSED BALCONY, STORAGE AREA, WASHER/DRYER, REVERSE OSMOSIS, FRONT STORM DOOR. CARPORT CONVEYS AND GUEST PARKING AVAILABLE. CLUBHOUSE AND COMMUNITY POOL! ONE DOG 20LBS. OR LESS IS ALLOWED. LOW MO. MAINTENANCE OF $161 PER MONTH.

20. 2006-07-19
    listed $114,900
21. 2006-01-18
    listed $121,900
22. 2001-12-28
    soldstatus $51,000
23. 1993-04-21
    soldstatus $50,000

ⓘ 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: $515 · $43/mo
• Projected year-2 tax: $975 · $81/mo
• Expected delta: +$460/yr (+$38/mo · 89.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥114°F today · 25 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: $20,085
• − Mortgage interest: −$6,582
• − Property taxes: −$515
• − Insurance: −$588
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − HOA: −$4,500
• − Depreciation: −$3,418
• Taxable income: $1,269
• Est. tax owed @ 24.0%: −$304
• After-tax cash flow: $2,566/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): 30,689
• Household income: $51,280
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 946.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 6% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 7% · Canada, Jamaica, Vietnam
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 0%

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: ▼ -183.96%
• Current HPI: 307.5552
• Rent YoY: ▼ -2.26%
• 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

+135.0% since first listed

9 events — show timeline

• 2026-05-05 Price Changed $117,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Listed $129,999 Stellar MLS as Distributed by MLS Grid
• 2007-03-20 Sold (Public Records) $108,000 Public Records
• 2007-03-16 Sold (MLS) $108,000 Stellar MLS as Distributed by MLS Grid
• 2006-11-02 Listed $114,500 Stellar MLS as Distributed by MLS Grid
• 2006-07-19 Listed $114,900 Stellar MLS as Distributed by MLS Grid
• 2006-01-18 Listed $121,900 Stellar MLS as Distributed by MLS Grid
• 2001-12-28 Sold (Public Records) $51,000 Public Records
• 1993-04-21 Sold (Public Records) $50,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $515 · +4.9% YoY. Source: county tax records.