6134 Westport Dr · Jasmine Estates, FL 34668

$85,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 30 Days on market

Built 1974 6,000 sqft lot

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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 +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTMENT OPPORTUNITY, FLIP PORPERTY Welcome to 6134 Westport Dr, this 2 bedroom, 1 bathroom home in Port Richey is awaiting your viewing! This home presents a unique opportunity to flip and sell or make it your new home. This home features an open kitchen space and a backyard pool! Do not miss out on your chance to see this property.

Key facts

• Quiet street
• In-ground pool
• Nearby shopping

Tags

• IN-GROUND POOL
• NEW ROOF
• OPEN KITCHEN
• BLOCK CONSTRUCTION
• QUIET STREET
• NEARBY SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 4.7% in Jasmine Estates — 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 67/100 on livability (#555 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools F, amenities 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; 38 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 43% 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 $588 of loan paydown is wiped out by about $3k 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 30 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; 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; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 1.98% ✓
• Cap rate: 15.11%
• Cash-on-cash: 31.49%
• DSCR: 2.40
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $193,440
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6205 Westport Dr	0.04mi	2/2.0	1,114 (+7%)	6mo	$87,500	$79	77
6140 Westport Dr	0.01mi	3/1.0 (+1)	1,040 (0%)	24mo	$193,000	$186	75
6314 Keller Dr	0.18mi	2/2.0	1,044 (+0%)	17mo	$150,000	$144	72
6424 Ponder Dr	0.56mi	2/1.0	933 (-10%)	9mo	$210,000	$225	49
6405 Gainsboro Dr	0.74mi	2/1.0	1,092 (+5%)	11mo	$195,000	$179	48
9029 Pegasus Ave	0.70mi	2/1.0	928 (-11%)	23mo	$170,000	$183	30
6334 Hyperion Dr	0.71mi	3/2.0 (+1)	1,172 (+13%)	8mo	$249,000	$212	30
9911 EL Camino Real Ave	0.60mi	3/2.0 (+1)	1,171 (+13%)	14mo	$243,000	$208	30

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: -4.2%
• Equity multiple: 0.85×
• Total profit: $-3,670
• Equity at exit: $12,674

10-year hold

• IRR: 2.1%
• Equity multiple: 1.13×
• Total profit: $3,142
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,685 high
• Mortgage (P&I): −$446
• Tax from tax record: −$226 /mo · $2,707/yr
• Insurance: −$35
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $198

Break-even live

Break-even rent $1,435

Max offer price $85,000

Occupancy floor 83%

Sensitivity live

Price	-10% $246	-5% $222	+0% $198	+5% $174	+10% $150
Rent	-10% $65	-5% $131	+0% $198	+5% $265	+10% $331
Rate	-1.0pp $241	-0.5pp $220	base $198	+0.5pp $176	+1.0pp $154

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9900 Grace Dr Port Richey, FL	2.0	1.5	950	$1,763	$1.86	25d	1	0.14mi
9901 Aquarius Dr Unit 8 Port Richey, FL	2.0	1.0	950	$1,440	$1.52	25d	1	0.15mi
9910 Island Harbor Dr Unit A Port Richey, FL	2.0	2.0	1498	$2,500	$1.67	25d	1	0.16mi
9911 Aquarius Dr Unit 8 Port Richey, FL	2.0	1.0	950	$1,440	$1.52	25d	1	0.17mi
9919 Aquarius Dr Unit 6 Port Richey, FL	2.0	1.0	950	$1,440	$1.52	25d	1	0.19mi
9926 Grace Dr Port Richey, FL	2.0	1.0	950	$1,442	$1.52	21d	4	0.19mi
9981 Eagles Point Cir #4 Port Richey, FL	2.0	2.0	1320	$1,850	$1.40	25d	1	0.22mi
9826 Pocono St Port Richey, FL	2.0	2.0	1072	$1,650	$1.54	25d	1	0.23mi
9741 Scenic Dr Port Richey, FL	3.0	2.0	1246	$1,800	$1.44	5d	1	0.33mi
9210 Pegasus Ave Port Richey, FL	2.0	1.5	768	$1,400	$1.82	5d	1	0.60mi
6431 Citation Dr Port Richey, FL	3.0	1.0	1009	$1,681	$1.67	5d	1	0.69mi
6831 Tierra Linda St Port Richey, FL	3.0	2.0	1478	$1,595	$1.08	25d	1	0.73mi
9425 Saint Regis Ln Port Richey, FL	2.0	2.0	1380	$1,700	$1.23	25d	1	0.79mi
6920 Tierra Verde St Port Richey, FL	3.0	2.0	1478	$1,850	$1.25	25d	1	0.79mi
9110 Saint Clair Ln Port Richey, FL	2.0	2.0	730	$2,100	$2.88	25d	1	0.85mi
6935 Twilite Dr Port Richey, FL	2.0	1.0	1032	$1,450	$1.41	17d	1	0.88mi
9304 Saint Regis Ln Port Richey, FL	2.0	2.0	1356	$1,550	$1.14	22d	1	0.88mi
7015 Ingleside Dr Port Richey, FL	3.0	2.0	1243	$2,065	$1.66	0d	1	0.91mi
9035 Cochise Ln Port Richey, FL	3.0	2.0	1095	$1,395	$1.27	15d	1	0.94mi
7040 Brentwood Dr Unit NA Port Richey, FL	2.0	1.0	880	$1,600	$1.82	21d	1	0.95mi
10110 Cherry Creek Ln Port Richey, FL	3.0	1.0	1260	$1,500	$1.19	0d	1	0.96mi
6740 Moonglow Dr #201 Port Richey, FL	2.0	2.0	1008	$1,500	$1.49	0d	1	0.96mi
6412 Pawling Ave Port Richey, FL	2.0	1.0	806	$1,750	$2.17	25d	1	0.98mi
7034 Coral Reef Dr Port Richey, FL	3.0	2.0	1325	$1,795	$1.35	25d	1	1.04mi
7224 Potomac Dr Port Richey, FL	3.0	2.0	1208	$1,595	$1.32	25d	1	1.11mi
8712 Roble Way Port Richey, FL	3.0	2.0	1134	$1,841	$1.62	25d	1	1.15mi
7301 Moravian Dr Port Richey, FL	3.0	2.0	1325	$1,806	$1.36	5d	1	1.17mi
7325 Ivanhoe Dr Port Richey, FL	3.0	1.0	984	$1,800	$1.83	11d	1	1.21mi
8540 Robilina Rd Port Richey, FL	1.0–2.0	1.0	722	$1,432	$1.98	3d	14	1.25mi
10825 Scenic Dr Port Richey, FL	2.0	1.5	1140	$1,450	$1.27	11d	1	1.32mi
5601 Bay Blvd Port Richey, FL	1.0	1.0	806	$1,100	$1.36	5d	1	1.41mi
5712 Bay Blvd Port Richey, FL	3.0	2.0	1216	$1,900	$1.56	25d	1	1.42mi
5706 Bay Blvd Port Richey, FL	3.0	2.0	1426	$1,950	$1.37	13d	1	1.43mi
7125 Sandalwood Dr Port Richey, FL	2.0	2.0	1324	$1,681	$1.27	5d	1	1.45mi
5521 Bay Blvd Port Richey, FL	1.0–2.0	1.0	657	$1,300	$1.98	0d	2	1.45mi
9211 Chatam Ln Port Richey, FL	3.0	2.0	1176	$2,215	$1.88	21d	1	1.46mi
10401 Oleander Dr Port Richey, FL	2.0	1.0	887	$1,250	$1.41	25d	1	1.50mi
5701 Berlin Dr Port Richey, FL	3.0	2.0	1364	$1,745	$1.28	25d	1	1.50mi

Listing history 11 events

1. 2025-12-07
   status Pending
2. 2025-11-20
   price $85,000
3. 2025-11-06
   listed $95,000 Active
4. 2024-11-27
   soldstatus $80,000
5. 2024-11-12
   soldstatus $80,000 Closed 346-char remark

   Show marketing remark (346 chars)

   INVESTMENT OPPORTUNITY, FLIP PORPERTY Welcome to 6134 Westport Dr, this 2 bedroom, 1 bathroom home in Port Richey is awaiting your viewing! This home presents a unique opportunity to flip and sell or make it your new home. This home features an open kitchen space and a backyard pool! Do not miss out on your chance to see this property.

6. 2024-11-08
   status Pending 346-char remark

   Show marketing remark (346 chars)

   INVESTMENT OPPORTUNITY, FLIP PORPERTY Welcome to 6134 Westport Dr, this 2 bedroom, 1 bathroom home in Port Richey is awaiting your viewing! This home presents a unique opportunity to flip and sell or make it your new home. This home features an open kitchen space and a backyard pool! Do not miss out on your chance to see this property.

7. 2024-11-03
   price $125,000 346-char remark

   Show marketing remark (346 chars)

   INVESTMENT OPPORTUNITY, FLIP PORPERTY Welcome to 6134 Westport Dr, this 2 bedroom, 1 bathroom home in Port Richey is awaiting your viewing! This home presents a unique opportunity to flip and sell or make it your new home. This home features an open kitchen space and a backyard pool! Do not miss out on your chance to see this property.

8. 2024-10-25
   listed $150,000 Active 346-char remark

   Show marketing remark (346 chars)

   INVESTMENT OPPORTUNITY, FLIP PORPERTY Welcome to 6134 Westport Dr, this 2 bedroom, 1 bathroom home in Port Richey is awaiting your viewing! This home presents a unique opportunity to flip and sell or make it your new home. This home features an open kitchen space and a backyard pool! Do not miss out on your chance to see this property.

9. 2004-05-14
   soldstatus $92,000
10. 2000-07-05
    soldstatus $49,000
11. 1996-03-06
    soldstatus $37,500

ⓘ 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: $2,707 · $226/mo
• Projected year-2 tax: $2,707 · $226/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 26 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: $20,222
• − Mortgage interest: −$4,761
• − Property taxes: −$2,707
• − Insurance: −$5,544
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$2,473
• Taxable income: $1,502
• Est. tax owed @ 24.0%: −$360
• After-tax cash flow: $2,015/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 — Jasmine Estates

• Score: 67/100
• State rank: #555
• US rank: #10561

Category grades

Amenities F 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

+126.7% since first listed

11 events — show timeline

• 2025-12-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-20 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-06 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-27 Sold (Public Records) $80,000 Public Records
• 2024-11-12 Sold (MLS) $80,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-11-03 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-25 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2004-05-14 Sold (Public Records) $92,000 Public Records
• 2000-07-05 Sold (Public Records) $49,000 Public Records
• 1996-03-06 Sold (Public Records) $37,500 Public Records

Property tax history

+18.7%/yr

Latest (2025): $2,707 · +409.4% YoY. Source: county tax records.