10909 Freedom Dr · Bayonet Point, FL 34668

$50,000

2 bd · 2.0 ba · 576 sqft · Manufactured public records · 223 Days on market

Built 1974 4,001 sqft lot $200/mo HOA · 14% of rent ↓ 18% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Charming and move-in ready, this fully remodeled 2-bedroom, 1.5-bath mobile home in the 55+ gated community of Senate Manor offers excellent value. 2nd bedroom has a window a/c and no closet, but it does have 1/2 of a bath. Professionally rehabbed with permits after Hurricane Helene, the home features new luxury vinyl flooring, three energy-efficient mini-split A/C units, updated bathroom, stove, and refrigerator. Enjoy an enclosed side porch, covered carport, and storage shed with washer/dryer hookups. Senate Manor is a resident-owned cooperative with a low $200/month HOA covering water, sewer, trash (with twice-weekly recycling), lawn care, streetli

Key facts

• Enclosed side porch
• Fully remodeled
• Covered carport

Tags

• FULLY REMODELED
• ENCLOSED SIDE PORCH
• COVERED CARPORT
• STORAGE SHED
• HEATED POOL
• SHUFFLEBOARD

Property features AI

Finance

• Other: Condo land included
• Financial info: Total monthly fees $200; total annual fees $2,400; Lease restrictions apply
• HOA & community: Monthly association fee of $200; Association amenities include clubhouse, fitness center, gated community, recreation facilities, spa/hot tub, pool, sidewalks; Association fees include pool, grounds maintenance, management, recreational facilities, sewer, trash and water; Buyer approval required for association; Association requires fees; Senior community; Pets not allowed

Exterior

• Parking: Garage parking
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single wide mobile home; Residential property; One story; Faces east; Completed condition
• Construction: Metal frame construction; Membrane and metal roof; Crawlspace foundation; Built as a mobile home
• Exterior features: Awnings; Sidewalk; Level lot; Paved surfaces

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric heating; Mini-split cooling
• Interior features: Window treatments
• Laundry & utility: Washer hookup; Washer/dryer hookups in laundry closet; Electric dryer hookup; Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.2% 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+, schools 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.
• Market conditions: Rents rising (+1.3%/yr); 577 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 36% of the median local income ($47k/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 $346 of loan paydown is wiped out by about $2k 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 223 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.84% ✓
• Cap rate: 21.22%
• Cash-on-cash: 53.33%
• DSCR: 3.37
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $17,280
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6612 Roosevelt Dr	0.17mi	1/1.0 (-1)	576 (0%)	11mo	$17,000	$30	74

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

Projected returns pro-forma

-3.0% appreciation · 1.28% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $2,316
• Equity at exit: $7,455

10-year hold

• IRR: 10.7%
• Equity multiple: 1.72×
• Total profit: $10,012
• Equity at exit: $4,323

Cash invested: $14,000 (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 34668

• Home prices YoY: -17.4%
• Rents YoY: 1.3%
• Active inventory: 577
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,421 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$17 /mo · $209/yr
• Insurance: −$21
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$200
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $196

Break-even live

Break-even rent $1,173

Max offer price $50,000

Occupancy floor 81%

Sensitivity live

Price	-10% $224	-5% $210	+0% $196	+5% $181	+10% $167
Rent	-10% $83	-5% $139	+0% $196	+5% $252	+10% $308
Rate	-1.0pp $221	-0.5pp $208	base $196	+0.5pp $183	+1.0pp $169

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7110 Tudor Ln Port Richey, FL	1.0	1.0	676	$1,310	$1.94	3d	1	0.47mi
7110 Tudor Ln Port Richey, FL	1.0	1.0	676	$1,310	$1.94	24d	1	0.47mi
11430 Rohrman Rd Port Richey, FL	1.0	1.0	700	$1,000	$1.43	5d	1	0.53mi
7213 Seward Dr Port Richey, FL	2.0	1.0	700	$1,500	$2.14	24d	1	0.57mi

HOA detail

• Monthly dues: $200 · $2,400/yr
• Likely covers: watersewertrashlandscapingsecurity

Listing history 38 events

1. 2026-06-19
   status $50,000 Pending 223 DOM
2. 2026-06-18
   days on market $50,000 Active 223 DOM
3. 2026-06-17
   days on market $50,000 Active 222 DOM
4. 2026-06-16
   days on market $50,000 Active 221 DOM
5. 2026-06-15
   days on market $50,000 Active 220 DOM
6. 2026-06-13
   pricedays on market $50,000 Active 218 DOM
7. 2026-06-09
   days on market $52,500 Active 214 DOM
8. 2026-06-08
   pricedays on market $52,500 Active 213 DOM
9. 2026-06-07
   pricedays on market $54,000 Active 212 DOM
10. 2026-06-04
    days on market $55,000 Active 209 DOM
11. 2026-06-03
    pricedays on market $55,000 Active 208 DOM
12. 2026-06-02
    days on market $57,500 Active 207 DOM
13. 2026-06-01
    days on market $57,500 Active 206 DOM
14. 2026-05-31
    days on market $57,500 Active 205 DOM
15. 2026-05-14
    price $57,500
16. 2026-04-17
    price $59,000
17. 2026-04-10
    price $60,000
18. 2026-04-02
    price $61,000
19. 2026-03-31
    price $52,500
20. 2026-03-30
    price $53,000
21. 2026-03-27
    price $54,000
22. 2026-03-25
    price $54,500
23. 2026-03-23
    price $55,000
24. 2026-03-21
    price $56,500
25. 2026-03-16
    price $57,000
26. 2026-02-28
    price $57,300
27. 2026-02-26
    price $57,400
28. 2026-02-18
    price $58,000
29. 2026-02-17
    price $58,500
30. 2026-02-11
    price $59,000
31. 2026-01-30
    price $60,000
32. 2026-01-14
    price $62,500
33. 2026-01-09
    price $64,000
34. 2026-01-07
    price $65,000
35. 2026-01-02
    price $67,500
36. 2025-12-08
    price $68,000
37. 2025-11-20
    price $69,000
38. 2025-11-07
    listed $70,000 Active

ⓘ 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: $209 · $17/mo
• Projected year-2 tax: $415 · $35/mo
• Expected delta: +$206/yr (+$17/mo · 98.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 24 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: $17,052
• − Mortgage interest: −$2,801
• − Property taxes: −$209
• − Insurance: −$5,368
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − HOA: −$2,400
• − Depreciation: −$1,455
• Taxable income: $2,091
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $1,845/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

• County: Pasco County · 524,098 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 49,442
• Household income: $47,401
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 2699.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 23% Two or more races 14% Black 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10% Cuban 5% Dominican 1%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 14% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -75.64%
• Current HPI: 359.7163
• Rent YoY: ▲ 1.28%
• 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

-17.9% since first listed

24 events — show timeline

• 2026-05-14 Price Changed $57,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $59,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $60,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $61,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $52,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $53,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $54,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $54,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $55,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-21 Price Changed $56,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $57,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-28 Price Changed $57,300 Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $57,400 Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $58,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Price Changed $58,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Price Changed $59,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Price Changed $60,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Price Changed $62,500 Stellar MLS as Distributed by MLS Grid
• 2026-01-09 Price Changed $64,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Price Changed $65,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-02 Price Changed $67,500 Stellar MLS as Distributed by MLS Grid
• 2025-12-08 Price Changed $68,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-20 Price Changed $69,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-07 Listed $70,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-6.4%/yr

Latest (2025): $209 · +3.5% YoY. Source: county tax records.