100 Glennes Ln #207 · Dunedin, FL 34698

$82,888

1 bd · 1.0 ba · 655 sqft · Condo public records · 98 Days on market

Built 1967 $626/mo HOA · 36% 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 +23.3/30.0
• 1% rule +10.0/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. A BRAND NEW A/C SYSTEM with 10 YEAR WARRANTY!!! Experience effortless Florida living in this beautifully maintained 1-bedroom, 1-bath condominium with a versatile bonus room—perfect for a home office, hobby space, or accommodating overnight guests. Located on the second floor of the well-established 55+ Douglas Arms community, this inviting residence combines peaceful surroundings with exceptional convenience just minutes from Downtown Dunedin. The interior features a bright, open layout enhanced by updated laminate flooring and a soothing coastal color palette that creates a light and welcoming ambiance throughout. Natural light fills the space

Key facts

• New a c system
• Bonus room
• Tropical landscaping

Tags

• BONUS ROOM
• NEW A C SYSTEM
• HEATED COMMUNITY POOL
• ASSIGNED PARKING SPACE
• TROPICAL LANDSCAPING
• LOW MAINTENANCE LIVING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $83k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $83k).
• Recommended offer: $75k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.8% 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: San Jose Elementary School (math 62% / reading 62%, grade B, #608 of 2,144 statewide, top 29%, 331 students, 56% FRL); Dunedin High School (math 36% / reading 45%, grade F, #294 of 667 statewide, top 44%, 1,203 students, 48% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents rising (+2.7%/yr); 478 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 2,676 units permitted in Pinellas County in 2024 (1,422 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $573 of loan paydown is wiped out by about $2k 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 98 days — a 9% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,428 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 2.10% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.82%
• DSCR: 1.35
• GRM: 4.0

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-3,908
• Equity at exit: $12,359

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $8,531
• Equity at exit: $7,167

Cash invested: $23,209 (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: 478
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,739 high
• Mortgage (P&I): −$435
• Tax from tax record: −$127 /mo · $1,523/yr
• Insurance: −$35
• HOA: −$626
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $151

Break-even live

Break-even rent $1,547

Max offer price $82,888

Occupancy floor 86%

Sensitivity live

Price	-10% $198	-5% $175	+0% $151	+5% $128	+10% $104
Rent	-10% $14	-5% $83	+0% $151	+5% $220	+10% $289
Rate	-1.0pp $193	-0.5pp $172	base $151	+0.5pp $130	+1.0pp $108

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: $20,722
• Closing costs: $2,487
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
905 Patricia Ave Dunedin, FL	1.0	1.0	550	$1,800	$3.27	25d	1	0.10mi
612 Bass Ct Dunedin, FL	1.0–2.0	1.0	698	$1,479	$2.12	2d	6	0.36mi
1196 Angle Rd Dunedin, FL	1.0	1.0	700	$1,675	$2.39	5d	1	0.37mi
602 Skinner Blvd Dunedin, FL	1.0	1.5	448	$2,750	$6.14	25d	1	0.41mi
580 Skinner Blvd Unit 4 Dunedin, FL	2.0	1.0	750	$2,045	$2.73	25d	1	0.43mi
690 Regina Rd Dunedin, FL	2.0	1.0	745	$2,195	$2.95	5d	1	0.53mi
451 Skinner Blvd Unit A Dunedin, FL	2.0	1.0	750	$1,500	$2.00	8d	1	0.58mi
416 Skinner Blvd Unit B Dunedin, FL	1.0	1.0	620	$1,795	$2.90	25d	1	0.64mi
660 Beltrees St Dunedin, FL	1.0–3.0	1.0–1.5	905	$1,125	$1.24	8d	2	0.74mi
607 Lyndhurst St Unit 607 Dunedin, FL	2.0	1.0	677	$2,250	$3.32	25d	1	0.76mi
616 Dogwood Ct Dunedin, FL	1.0	1.0	551	$1,700	$3.09	5d	1	0.76mi
612 Dogwood Ct Dunedin, FL	1.0	1.0	550	$1,350	$2.45	5d	1	0.76mi
609 Dogwood Ct Unit 609 Dunedin, FL	2.0	1.0	725	$1,850	$2.55	25d	1	0.79mi
885 Beltrees St #12 Dunedin, FL	1.0	1.0	550	$1,350	$2.45	25d	1	0.79mi
417 Milwaukee Ave Dunedin, FL	2.0	1.0	650	$1,850	$2.85	5d	1	0.82mi
600 Douglas Ave Unit 340 Dunedin, FL	1.0	1.0	550	$1,695	$3.08	25d	1	0.86mi
2701 Dunedin Commons Pl Dunedin, FL	1.0–2.0	1.0–2.0	887	$1,931	$2.18	4d	12	0.89mi
257 Milwaukee Ave Dunedin, FL	1.0–2.0	1.0–1.5	889	$1,146	$1.29	2d	9	0.94mi
405 Locklie St Unit 4055A Dunedin, FL	2.0	1.0	750	$1,695	$2.26	5d	1	0.98mi
1523 Bayshore Blvd Unit 3 Dunedin, FL	1.0	1.0	640	$2,750	$4.30	25d	1	1.00mi
632 Edgewater Dr #537 Dunedin, FL	1.0	1.0	695	$2,300	$3.31	25d	1	1.03mi
1600 Pasadena Dr Unit B Dunedin, FL	1.0	1.0	400	$1,450	$3.62	25d	1	1.07mi
1600 Pasadena Dr Unit A Dunedin, FL	1.0	1.0	385	$1,250	$3.25	14d	1	1.07mi
152 Macalpine Way Dunedin, FL	1.0–3.0	1.0–2.5	943	$1,460	$1.55	2d	42	1.12mi
698 Union St Dunedin, FL	—	1.0	420	$1,000	$2.38	3d	1	1.28mi
2099 Kings Hwy #1 Clearwater, FL	1.0	1.0	686	$1,450	$2.11	8d	1	1.31mi
1515 County Road 1 Dunedin, FL	1.0–2.0	1.0	719	$1,250	$1.74	8d	1	1.35mi
1283 Palm St Unit C Clearwater, FL	—	1.0	475	$995	$2.09	8d	1	1.41mi
1420 Oak Hill Dr #104 Dunedin, FL	1.0	1.0	610	$1,600	$2.62	25d	1	1.42mi

HOA detail condo

• Monthly dues: $626 · $7,512/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-05-23
   soldstatus $72,000 Closed
2. 2026-04-27
   status Pending
3. 2026-04-02
   price $82,888
4. 2026-02-25
   price $84,999
5. 2026-01-19
   listed $89,999 Active
6. 2025-12-18
   historical
7. 2025-11-11
   price $83,888
8. 2025-09-12
   price $93,888
9. 2025-09-12
   status Active
10. 2025-09-03
    status Pending
11. 2025-08-28
    price $88,888
12. 2025-08-28
    status Active
13. 2025-08-26
    status Pending
14. 2025-08-05
    price $89,900
15. 2025-06-06
    price $106,490
16. 2025-04-30
    price $111,490
17. 2025-04-18
    price $113,990
18. 2025-04-09
    price $123,990
19. 2025-03-29
    listed $124,990 Active
20. 2010-05-05
    soldstatus $32,000
21. 2009-04-19
    listed $42,500
22. 2008-10-23
    historical
23. 2008-04-24
    listed $49,900
24. 2003-12-15
    soldstatus $26,500

ⓘ 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: $1,523 · $127/mo
• Projected year-2 tax: $1,523 · $127/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 · 28 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: $20,863
• − Mortgage interest: −$4,643
• − Property taxes: −$1,523
• − Insurance: −$414
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − HOA: −$7,512
• − Depreciation: −$2,411
• Taxable income: $1,021
• Est. tax owed @ 24.0%: −$245
• After-tax cash flow: $1,571/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

+171.7% since first listed

24 events — show timeline

• 2026-05-23 Sold (MLS) $72,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $82,888 Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Price Changed $84,999 Stellar MLS as Distributed by MLS Grid
• 2026-01-19 Listed $89,999 Stellar MLS as Distributed by MLS Grid
• 2025-12-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-11 Price Changed $83,888 Stellar MLS as Distributed by MLS Grid
• 2025-09-12 Price Changed $93,888 Stellar MLS as Distributed by MLS Grid
• 2025-09-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-28 Price Changed $88,888 Stellar MLS as Distributed by MLS Grid
• 2025-08-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-05 Price Changed $89,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-06 Price Changed $106,490 Stellar MLS as Distributed by MLS Grid
• 2025-04-30 Price Changed $111,490 Stellar MLS as Distributed by MLS Grid
• 2025-04-18 Price Changed $113,990 Stellar MLS as Distributed by MLS Grid
• 2025-04-09 Price Changed $123,990 Stellar MLS as Distributed by MLS Grid
• 2025-03-29 Listed $124,990 Stellar MLS as Distributed by MLS Grid
• 2010-05-05 Sold (Public Records) $32,000 Public Records
• 2009-04-19 Listed $42,500 Stellar MLS as Distributed by MLS Grid
• 2008-10-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-04-24 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2003-12-15 Sold (Public Records) $26,500 Public Records

Property tax history

+8.5%/yr

Latest (2025): $1,523 · +27.6% YoY. Source: county tax records.