7541 Hollyridge Dr · New Port Richey East, FL 34653

$177,900

2 bd · 2.0 ba · 1,316 sqft · SingleFamily public records · 57 Days on market

Built 1969 6,534 sqft lot Est $253k · 30% under $2/mo HOA ↓ 5% since listing

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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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.2/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Your Perfect Florida Retreat Awaits at 7541 Hollyridge Dr in New Port Richey! Step into this charming 2-bedroom, 2-bathroom single-family home in the desirable Magnolia Valley neighborhood of New Port Richey, FL 34653! Built in 1969, this inviting residence offers 1,316 sq ft of comfortable living on a generous 6,383 sq ft lot -- plenty of space to relax, entertain, or add your personal touches. Picture yourself enjoying sunny Florida days in this well-designed home with its practical layout, attached garage, and peaceful surroundings. Whether you're a first-time buyer, retiree looking for easy living, or a savvy investor ready to create instant equity, this gem has incredible potential!

Key facts

• Solid bones
• Spacious lot
• 6,534 sq ft lot

Tags

• MAGNOLIA VALLEY NEIGHBORHOOD
• SPACIOUS LOT
• QUICK ACCESS TO SHOPPING
• SOLID BONES

Property features AI

Finance

• Other: Zoning: R4 (residential)
• Financial info: Tax information not included per instructions
• HOA & community: Homeowners association with $25 annual fee

Exterior

• Parking: One-car garage; Garage parking
• Security: No security features listed
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One story
• Construction: Block and stucco construction; Shingle roof
• Exterior features: Cleared lot; Asphalt-paved roads; County road frontage; Shed on property

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Bedrooms not specified
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Wall/window air conditioning units
• Interior features: Eight total rooms; Rear screened porch
• Laundry & utility: Laundry located in carport

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $173k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.3% in New Port Richey East — 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 68/100 on livability (#499 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment 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 (-2.9%/yr); 305 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 44% of the median local income ($50k/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 $1k of loan paydown is wiped out by about $5k 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 57 days — a 3% lower offer ($173k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (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 $172,563 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.02% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.93%
• DSCR: 1.40
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $252,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7547 Cumber Dr	0.05mi	3/2.0 (+1)	1,230 (-6%)	1mo	$217,000	$176	81
7801 Raintree Dr	0.31mi	2/2.0	1,290 (-2%)	4mo	$235,000	$182	79
7846 Wallaba Ln	0.36mi	3/2.0 (+1)	1,307 (-1%)	1mo	$290,000	$222	76
7730 Cherrytree Ln	0.36mi	3/2.0 (+1)	1,307 (-1%)	2mo	$260,000	$199	76
7924 Sancho Ct	0.38mi	2/2.0	1,251 (-5%)	3mo	$285,000	$228	72
7504 Sequoia Dr	0.56mi	3/2.0 (+1)	1,292 (-2%)	2mo	$245,000	$190	64
7944 Yucca Dr	0.43mi	3/2.0 (+1)	1,222 (-7%)	2mo	$279,000	$228	62
6819 Parkside Dr	0.54mi	3/2.0 (+1)	1,372 (+4%)	2mo	$258,000	$188	61
6440 Parkside Dr	0.71mi	3/2.0 (+1)	1,258 (-4%)	3mo	$365,000	$290	52
7619 Summertree Ln	0.47mi	3/3.0 (+1)	1,481 (+12%)	2mo	$202,000	$136	46
6633 Hone St	0.51mi	3/2.0 (+1)	1,505 (+14%)	1mo	$289,000	$192	46
7846 Cayuga Dr	0.63mi	3/2.0 (+1)	1,510 (+15%)	1mo	$270,000	$179	40

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: -10.5%
• Equity multiple: 0.63×
• Total profit: $-18,523
• Equity at exit: $26,525

10-year hold

• IRR: -5.9%
• Equity multiple: 0.67×
• Total profit: $-16,597
• Equity at exit: $15,382

Cash invested: $49,812 (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 34653

• Home prices YoY: -18.4%
• Rents YoY: -2.9%
• Active inventory: 305
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,821 high
• Mortgage (P&I): −$933
• Tax from tax record: −$59 /mo · $702/yr
• Insurance: −$74
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$2
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $245

Break-even live

Break-even rent $1,510

Max offer price $177,900

Occupancy floor 82%

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: $44,475
• Closing costs: $5,337
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7212 Carlton Arms Dr New Port Richey, FL	2.0	1.0–2.0	877	$1,609	$1.83	24d	1	0.57mi
7810 Cayuga Dr New Port Richey, FL	2.0	2.0	1838	$1,973	$1.07	5d	1	0.58mi
7039 Lenox Dr New Port Richey, FL	3.0	2.0	1300	$1,795	$1.38	13d	1	0.68mi
7911 Foxwood Dr New Port Richey, FL	3.0	2.0	1529	$1,749	$1.14	13d	1	0.69mi
7829 Glencoe Dr New Port Richey, FL	3.0	2.0	1658	$2,295	$1.38	20d	1	0.83mi
7544 Red Mill Cir New Port Richey, FL	3.0	2.5	1513	$2,200	$1.45	18d	1	0.88mi
6635 Crossbow Ln New Port Richey, FL	2.0	2.0	1082	$1,695	$1.57	18d	1	0.89mi
7542 Red Mill Cir New Port Richey, FL	3.0	2.5	1662	$2,100	$1.26	24d	1	0.90mi
6474 Taylor Ct New Port Richey, FL	3.0	2.0	1620	$2,400	$1.48	11d	1	0.95mi
8102 Chickasaw Ln Port Richey, FL	3.0	2.0	1688	$1,969	$1.17	5d	1	0.95mi
8427 Blue Rock Dr New Port Richey, FL	3.0	2.5	1513	$2,250	$1.49	3d	1	0.97mi
6548 Batea Ter New Port Richey, FL	3.0	2.0	1120	$1,800	$1.61	24d	1	0.97mi
6692 Homebound Way New Port Richey, FL	2.0	2.0	1630	$2,600	$1.60	24d	1	1.00mi
8228 Chasco Woods Blvd Port Richey, FL	1.0–3.0	1.0–2.0	966	$1,388	$1.44	2d	22	1.11mi
6447 Eric Dr New Port Richey, FL	2.0	2.0	1133	$1,400	$1.24	24d	1	1.13mi
8030 Gabriel Dr Port Richey, FL	3.0	2.0	1501	$2,025	$1.35	5d	1	1.16mi
6405 Eric Dr New Port Richey, FL	2.0	2.0	1133	$1,400	$1.24	24d	1	1.19mi
6430 Lomand Ave New Port Richey, FL	2.0	1.5	952	$1,550	$1.63	24d	1	1.25mi
6250 Kentfield Ave New Port Richey, FL	3.0	2.0	1578	$2,500	$1.58	5d	1	1.28mi
6338 Aberdeen Ave New Port Richey, FL	3.0	2.0	1000	$2,300	$2.30	17d	1	1.28mi
6430 Polk St New Port Richey, FL	3.0	2.0	1270	$1,800	$1.42	22d	1	1.29mi
6300 Limerick Ave New Port Richey, FL	3.0	2.0	953	$1,650	$1.73	24d	1	1.33mi
6332 Pennsylvania Ave New Port Richey, FL	2.0	1.0	920	$1,250	$1.36	24d	1	1.34mi
6332 Pennsylvania Ave New Port Richey, FL	2.0	1.0	962	$1,250	$1.30	20d	1	1.34mi
8356 Journet Blvd Port Richey, FL	1.0–2.0	1.0	843	$1,315	$1.56	24d	1	1.36mi
7713 Heather St New Port Richey, FL	3.0	2.0	1344	$1,800	$1.34	24d	1	1.42mi
7741 Forest Trl #3 Port Richey, FL	2.0	2.0	1010	$1,500	$1.49	24d	1	1.47mi
6073 Vermont Ave New Port Richey, FL	3.0	2.0	1562	$2,250	$1.44	24d	1	1.49mi

HOA detail

• Monthly dues: $2 · $24/yr

Listing history 11 events

1. 2026-06-13
   statusdays on market $177,900 Pending 57 DOM
2. 2026-06-09
   days on market $177,900 Active 55 DOM
3. 2026-06-08
   days on market $177,900 Active 54 DOM
4. 2026-06-07
   pricedays on market $177,900 Active 53 DOM
5. 2026-06-04
   days on market $199,900 Active 50 DOM
6. 2026-06-03
   days on market $199,900 Active 49 DOM
7. 2026-06-02
   days on market $199,900 Active 48 DOM
8. 2026-06-01
   days on market $199,900 Active 47 DOM
9. 2026-05-31
   days on market $199,900 Active 46 DOM
10. 2026-05-14
    price $199,900
11. 2026-04-15
    listed $209,966 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: $702 · $59/mo
• Projected year-2 tax: $1,477 · $123/mo
• Expected delta: +$774/yr (+$65/mo · 110.3%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone A · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,847
• − Mortgage interest: −$9,965
• − Property taxes: −$702
• − Insurance: −$2,392
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − HOA: −$24
• − Depreciation: −$5,175
• Taxable income: $93
• Est. tax owed @ 24.0%: −$22
• After-tax cash flow: $2,923/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 — New Port Richey East

• Score: 68/100
• State rank: #499
• US rank: #9203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Port Richey East, FL
• County: Pasco County · 524,098 people
• City population: 36,086
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 35,945
• Household income: $49,563
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 1439.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 9% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 2% Russian/Polish/Slavic 2%

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: ▼ -73.10%
• Current HPI: 324.6519
• Rent YoY: ▼ -2.92%
• 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

-4.8% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $199,900 HCAR
• 2026-04-15 Listed $209,966 HCAR

Property tax history

+4.4%/yr

Latest (2025): $702 · +1.9% YoY. Source: county tax records.