12748 Via Plaza Way · Moon Lake, FL 34654

$138,000

2 bd · 2.0 ba · 672 sqft · Manufactured public records · 104 Days on market

Built 1985 7,701 sqft lot

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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 +27.7/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.3/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Unique opportunity to own three adjoining lots in the heart of New Port Richey! This property features a 672 sq ft single-wide mobile home situated on a . 18-acre homesite, along with the opportunity to acquire two additional neighboring lots on each side. Each parcel is individually listed, offering flexibility for buyers, however the seller’s preference is to sell all three lots together as one deal. The interior of the home has been nicely updated and well maintained, creating a comfortable living space that is move-in ready. With the right offer, the home can also be sold furnished, making this an easy transition for a primary residence, seasonal getaway, or rental investment. The

Key facts

• Fishing spots
• Near local parks
• 7,701 sq ft lot

Tags

• SINGLE-WIDE MODULAR HOME
• ATTACHED SINGLE-CAR GARAGE
• CONVENIENT ACCESS TO SHOPPING
• NEAR LOCAL PARKS
• SCENIC WALKING TRAILS
• FISHING SPOTS

Property features AI

Finance

• Other: Property includes multiple parcels; Zoning: AR; Lot is approximately 0.18 acres (three lots)
• HOA & community: No association indicated

Exterior

• Parking: Attached garage (1 car)
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Manufactured single-wide home; One story; Northeast facing; Residential property
• Construction: Metal siding; Metal roof; Crawlspace foundation; Built area approximately 672 square feet
• Exterior features: Dirt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Ductless heating; Wall/window air conditioning unit(s)
• Interior features: Living room and dining room combined; Private mailbox
• Laundry & utility: Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $138k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.4% in Moon Lake — 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 56/100 on livability (#871 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, 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.
• Market conditions: Rents soft (-1.9%/yr); 360 active listings in the ZIP; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $954 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 104 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $11k; list at $138k implies a 1155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,580 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.92%
• DSCR: 1.58
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $79,296
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10044 Oana St	0.45mi	3/2.0 (+1)	768 (+14%)	8mo	$35,000	$46	43
12411 Eagle Lake Ave	0.71mi	3/1.5 (+1)	720 (+7%)	11mo	$85,000	$118	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-607
• Equity at exit: $20,576

10-year hold

• IRR: 6.1%
• Equity multiple: 1.39×
• Total profit: $15,238
• Equity at exit: $11,932

Cash invested: $38,640 (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 34654

• Home prices YoY: -12.7%
• Rents YoY: -1.9%
• Active inventory: 360
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,608 medium
• Mortgage (P&I): −$724
• Tax from tax record: −$73 /mo · $878/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $416

Break-even live

Break-even rent $1,081

Max offer price $138,000

Occupancy floor 69%

Sensitivity live

Price	-10% $494	-5% $455	+0% $416	+5% $377	+10% $338
Rent	-10% $289	-5% $353	+0% $416	+5% $480	+10% $543
Rate	-1.0pp $486	-0.5pp $451	base $416	+0.5pp $380	+1.0pp $344

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $138,000 Active 104 DOM
2. 2026-06-17
   days on market $138,000 Active 103 DOM
3. 2026-06-16
   days on market $138,000 Active 102 DOM
4. 2026-06-15
   days on market $138,000 Active 101 DOM
5. 2026-06-13
   days on market $138,000 Active 99 DOM
6. 2026-06-09
   days on market $138,000 Active 95 DOM
7. 2026-06-08
   days on market $138,000 Active 94 DOM
8. 2026-06-07
   days on market $138,000 Active 93 DOM
9. 2026-06-04
   days on market $138,000 Active 90 DOM
10. 2026-06-03
    days on market $138,000 Active 89 DOM
11. 2026-06-02
    days on market $138,000 Active 88 DOM
12. 2026-06-01
    days on market $138,000 Active 87 DOM
13. 2026-05-31
    days on market $138,000 Active 86 DOM
14. 2026-03-26
    price $138,000
15. 2026-03-17
    price $175,000
16. 2026-03-06
    listed $138,000 Active
17. 1999-04-13
    soldstatus $11,000

ⓘ 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: $878 · $73/mo
• Projected year-2 tax: $1,145 · $95/mo
• Expected delta: +$268/yr (+$22/mo · 30.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $19,298
• − Mortgage interest: −$7,730
• − Property taxes: −$878
• − Insurance: −$690
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$4,015
• Taxable income: $2,898
• Est. tax owed @ 24.0%: −$696
• After-tax cash flow: $4,298/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 — Moon Lake

• Score: 56/100
• State rank: #871
• US rank: #22850

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moon Lake, FL
• County: Pasco County · 524,098 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 24,355
• Household income: $73,947
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 179.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 7% Black 3% Asian 2%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 4% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 88% English-only · Spanish 5% Russian/Polish/Slavic 2% 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: ▼ -42.63%
• Current HPI: 294.4358
• Rent YoY: ▼ -1.85%
• 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

+1154.5% since first listed

4 events — show timeline

• 2026-03-26 Price Changed $138,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Listed $138,000 Stellar MLS as Distributed by MLS Grid
• 1999-04-13 Sold (Public Records) $11,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $878 · +8.2% YoY. Source: county tax records.