4432 Tucker Sq · Beacon Square, FL 34652

$49,900

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 367 Days on market

Built 1980 5,001 sqft lot $175/mo HOA · 11% of rent

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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 +3.3/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Fully renovated Manufactured Home awaits in a 55+ community! Approximate Project Completion Date: 03/31/2025. It is close to public parks, beaches, shopping, restaurants. Don't miss this opportunity to have a piece of beautiful New Port Richey to call your own.

Key facts

• Fully renovated
• Shopping
• Beaches

Tags

• FULLY RENOVATED
• PUBLIC PARKS
• BEACHES
• SHOPPING
• RESTAURANTS

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: HOA required (Place in Sun/Marcia McDonald) — $175 monthly; includes cable TV, pool, internet, and common area taxes; Community clubhouse; Buyer approval required; Senior community; Pets allowed

Exterior

• Parking:
• Security:
• Utilities: Well water; Septic tank; Broadband/high-speed internet available; Cable available; Private utilities
• Home design: Residential mobile home (single wide); One story; Faces east; Entry level: One
• Construction: Metal frame construction; Metal roof; Crawlspace foundation; Built on a 0.11-acre lot
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Appliances: Other
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Laundry: Other

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 $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.7% vs local median 2.7% in Beacon Square — 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 66/100 on livability (#600 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: employment 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 flat; 635 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 34% of the median local income ($57k/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 $345 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $14k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 367 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $79k (61%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 367 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 3.19% ✓
• Cap rate: 23.70%
• Cash-on-cash: 62.16%
• DSCR: 3.77
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $136,920
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4135 Pecan Dr	0.65mi	2/2.0	864 (+3%)	13mo	$141,000	$163	54

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 · 0.72% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.55×
• Total profit: $7,677
• Equity at exit: $7,440

10-year hold

• IRR: 19.8%
• Equity multiple: 2.34×
• Total profit: $18,705
• Equity at exit: $4,314

Cash invested: $13,972 (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 34652

• Home prices YoY: -26.1%
• Rents YoY: 0.7%
• Active inventory: 635
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,590 high
• Mortgage (P&I): −$262
• Tax from tax record: −$75 /mo · $903/yr
• Insurance: −$21
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$175
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $297

Break-even live

Break-even rent $1,214

Max offer price $49,900

Occupancy floor 76%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4221 Touchton Pl New Port Richey, FL	2.0	2.0	888	$1,300	$1.46	23d	1	0.15mi
4408 Rustic Dr New Port Richey, FL	2.0	1.0	1101	$1,500	$1.36	24d	1	0.17mi
4209 Touchton Pl New Port Richey, FL	1.0	1.0	624	$1,300	$2.08	16d	1	0.17mi
4411 Rustic Dr Unit 1 New Port Richey, FL	2.0	2.0	1050	$1,450	$1.38	12d	1	0.20mi
4211 Hampton Dr New Port Richey, FL	2.0	2.0	1050	$1,795	$1.71	4d	1	0.22mi
4540 Irene Loop New Port Richey, FL	2.0	1.0	768	$1,550	$2.02	24d	1	0.42mi
4721 Naftis Ln New Port Richey, FL	3.0	2.0	1104	$1,700	$1.54	12d	1	0.46mi
4124 Flamingo Dr New Port Richey, FL	3.0	1.0	744	$1,500	$2.02	3d	1	0.47mi
4124 Flamingo Dr New Port Richey, FL	3.0	1.0	744	$1,500	$2.02	14d	1	0.47mi
4616 Irene Loop New Port Richey, FL	2.0	1.0	898	$1,600	$1.78	19d	1	0.48mi
4133 Grayton Dr New Port Richey, FL	2.0	1.5	1068	$1,727	$1.62	4d	1	0.53mi
4852 Pompano Dr New Port Richey, FL	2.0	2.0	1104	$2,900	$2.63	24d	1	0.57mi
5020 Vickers Dr New Port Richey, FL	2.0	1.0	863	$1,550	$1.80	4d	1	0.63mi
4548 Belfast Dr New Port Richey, FL	3.0	1.0	1075	$1,575	$1.47	17d	1	0.75mi
4939 Floramar Ter New Port Richey, FL	2.0	2.0	1050	$1,675	$1.60	24d	2	0.78mi
4939 Floramar Ter New Port Richey, FL	2.0	2.0	1050	$1,600	$1.52	1d	2	0.78mi
4939 Floramar Ter New Port Richey, FL	2.0	2.0	1050	$1,648	$1.57	16d	3	0.78mi
4436 Floramar Ter New Port Richey, FL	2.0	1.5	890	$2,295	$2.58	4d	1	0.83mi
4430 Floramar Ter New Port Richey, FL	2.0	1.5	1094	$2,500	$2.29	3d	1	0.84mi
4518 Audrey Ln Unit 4551 New Port Richey, FL	2.0	1.0	750	$1,295	$1.73	21d	1	0.85mi
4529 Audrey Ln New Port Richey, FL	2.0	1.0	750	$1,295	$1.73	21d	1	0.85mi
4540 Audrey Ln New Port Richey, FL	2.0	1.0	750	$1,150	$1.53	24d	1	0.87mi
4551 Audrey Ln NEW PRT RCHY, FL	2.0	1.0	750	$1,295	$1.73	21d	1	0.87mi
5197 Silent Loop #124 New Port Richey, FL	2.0	2.0	956	$2,200	$2.30	24d	1	0.92mi
5197 Silent Loop New Port Richey, FL	2.0	2.0	956	$2,200	$2.30	3d	1	0.92mi
4754 Marine Pkwy Unit 102-I New Port Richey, FL	2.0	2.0	1088	$1,500	$1.38	24d	1	0.92mi
3439 Clydesdale Dr Holiday, FL	2.0	1.0	968	$1,395	$1.44	4d	1	0.93mi
4854 Marine Pkwy #103 New Port Richey, FL	1.0	2.0	1088	$1,500	$1.38	24d	1	0.93mi
5132 Amulet Dr #107 New Port Richey, FL	1.0	1.0	928	$1,395	$1.50	12d	1	0.93mi
3511 Cambridge St New Port Richey, FL	2.0	2.0	936	$2,100	$2.24	4d	1	0.95mi
3433 Monticello St Holiday, FL	3.0	1.5	960	$1,650	$1.72	24d	1	0.95mi
4753 Marine Pkwy Unit 4753 New Port Richey, FL	2.0	2.0	1100	$1,600	$1.45	24d	1	0.97mi
5154 Turquoise Ln #102 New Port Richey, FL	1.0	1.0	708	$1,250	$1.77	4d	1	0.99mi
4744 Azalea Dr #204 New Port Richey, FL	1.0	1.0	736	$1,100	$1.49	20d	1	1.01mi
4901 Onyx Ln #102 New Port Richey, FL	1.0	1.0	672	$1,295	$1.93	24d	1	1.02mi
4533 Marine Pkwy #101 New Port Richey, FL	2.0	2.0	1066	$1,795	$1.68	20d	1	1.02mi
4533 Marine Pkwy #101 New Port Richey, FL	2.0	2.0	1066	$1,795	$1.68	17d	1	1.02mi
4746 Azalea Dr Apt 103C Port Richey, FL	2.0	2.0	1008	$1,220	$1.21	24d	1	1.04mi
5333 Pasadena Dr Unit 5333 New Port Richey, FL	1.0	1.0	576	$1,200	$2.08	17d	1	1.04mi
3516 Sheryl Hill Dr Holiday, FL	2.0	2.0	848	$1,595	$1.88	24d	1	1.05mi

HOA detail

• Monthly dues: $175 · $2,100/yr

Listing history 27 events

1. 2026-06-18
   days on market $49,900 Active 367 DOM
2. 2026-06-17
   days on market $49,900 Active 366 DOM
3. 2026-06-16
   days on market $49,900 Active 365 DOM
4. 2026-06-15
   days on market $49,900 Active 364 DOM
5. 2026-06-13
   days on market $49,900 Active 362 DOM
6. 2026-06-09
   days on market $49,900 Active 358 DOM
7. 2026-06-08
   days on market $49,900 Active 357 DOM
8. 2026-06-07
   days on market $49,900 Active 356 DOM
9. 2026-06-04
   days on market $49,900 Active 353 DOM
10. 2026-06-03
    days on market $49,900 Active 352 DOM
11. 2026-06-02
    days on market $49,900 Active 351 DOM
12. 2026-06-01
    days on market $49,900 Active 350 DOM
13. 2026-05-31
    days on market $49,900 Active 349 DOM
14. 2025-09-23
    price $49,900
15. 2025-09-18
    price $129,000
16. 2025-07-11
    price $159,000
17. 2025-06-16
    listed $129,000 Active
18. 2025-05-09
    soldstatus $37,000 Closed 263-char remark

    Show marketing remark (263 chars)

    A Fully renovated Manufactured Home awaits in a 55+ community! Approximate Project Completion Date: 03/31/2025. It is close to public parks, beaches, shopping, restaurants. Don't miss this opportunity to have a piece of beautiful New Port Richey to call your own.

19. 2025-05-01
    status Pending 263-char remark

    Show marketing remark (263 chars)

    A Fully renovated Manufactured Home awaits in a 55+ community! Approximate Project Completion Date: 03/31/2025. It is close to public parks, beaches, shopping, restaurants. Don't miss this opportunity to have a piece of beautiful New Port Richey to call your own.

20. 2025-01-07
    listed $129,900 Active 263-char remark

    Show marketing remark (263 chars)

    A Fully renovated Manufactured Home awaits in a 55+ community! Approximate Project Completion Date: 03/31/2025. It is close to public parks, beaches, shopping, restaurants. Don't miss this opportunity to have a piece of beautiful New Port Richey to call your own.

21. 2024-12-17
    soldstatus $25,000 Closed 199-char remark

    Show marketing remark (199 chars)

    This charming home with 2 bedrooms and 2 bathrooms single-wide in a 1,509 SqFt lot. This property has great bones. It needs some work. This has been flooded and need to verify any applicable changes.

22. 2024-12-02
    status Pending 199-char remark

    Show marketing remark (199 chars)

    This charming home with 2 bedrooms and 2 bathrooms single-wide in a 1,509 SqFt lot. This property has great bones. It needs some work. This has been flooded and need to verify any applicable changes.

23. 2024-11-18
    listed $28,900 Active 199-char remark

    Show marketing remark (199 chars)

    This charming home with 2 bedrooms and 2 bathrooms single-wide in a 1,509 SqFt lot. This property has great bones. It needs some work. This has been flooded and need to verify any applicable changes.

24. 2017-08-31
    soldstatus $40,000 Sold
25. 2017-03-25
    status Pending
26. 2016-09-06
    listed $45,900 Active
27. 2009-10-01
    soldstatus $30,000

ⓘ 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: $903 · $75/mo
• Projected year-2 tax: $903 · $75/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 27 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,085
• − Mortgage interest: −$2,795
• − Property taxes: −$903
• − Insurance: −$5,368
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − HOA: −$2,100
• − Depreciation: −$1,452
• Taxable income: $3,414
• Est. tax owed @ 24.0%: −$819
• After-tax cash flow: $2,747/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 — Beacon Square

• Score: 66/100
• State rank: #600
• US rank: #11494

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beacon Square, FL
• County: Pasco County · 524,098 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 27,444
• Household income: $56,931
• Rent vs Own: 36.4% rent · 63.6% own
• Severe rent burden: 1190.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 13% Two or more races 9% Black 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 4%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -109.49%
• Current HPI: 310.8347
• Rent YoY: ▲ 0.72%
• 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

+66.3% since first listed

14 events — show timeline

• 2025-09-23 Price Changed $49,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-18 Price Changed $129,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-11 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-16 Listed $129,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-09 Sold (MLS) $37,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-01-07 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2024-12-17 Sold (MLS) $25,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-11-18 Listed $28,900 Stellar MLS as Distributed by MLS Grid
• 2017-08-31 Sold (MLS) $40,000 Stellar MLS as Distributed by MLS Grid
• 2017-03-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-09-06 Listed $45,900 Stellar MLS as Distributed by MLS Grid
• 2009-10-01 Sold (Public Records) $30,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $903 · -24.7% YoY. Source: county tax records.