4235 Sheldon Pl #4235 · Beacon Square, FL 34652

$75,000

1 bd · 1.0 ba · 624 sqft · Condo public records · 442 Days on market

Built 1970 $565/mo HOA · 45% of rent

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Why this score? — see what drove the D 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).

• 1% rule +10.0/10.0
• Cash flow +9.2/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Rent growth +2.7/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the cozy and inviting condo, nestled in the heart of New Port Richey, Florida. This one-bedroom, one-bathroom gem is the perfect place to call home, offering comfort, convenience, and modern upgrades. With its recent roof replacement and contemporary features, this condo is ready for its new owners. This condo boasts a spacious bedroom, providing a comfortable retreat for its owners. The bedroom is connected to the Florida room which currently is being used as storage space plus laundry room. The well-maintained bathroom is both functional and stylish. It's perfect for your daily routines and features modern fixtures. The entire condo is adorned with ceramic tile, providing easy maintenance and a sleek appearance. Granite countertops are featured throughout the kitcheng and bathroom, adding a touch of luxury and durability to your living spaces. A significant advantage of this property is the recently replaced roof in 2017. You can have peace of mind knowing that this important component has been well taken care of. This condo is part of a welcoming community that offers an array of amenities and a close-knit atmosphere. It's an ideal place for those looking to enjoy their retirement years in a vibrant and social environment. The community promotes an active and engaging lifestyle. There are often planned activities, social gatherings, and opportunities to make new friends and enjoy new experiences. The location in New Port Richey is central to a variety of shops, restaurants, and cultural activities. You'll have easy access to everything you need. This condo is not just a home; it's an opportunity to embrace a vibrant and active lifestyle within a supportive community. With its modern upgrades and welcoming environment, it's ready for its new owners to create lasting memories. Don't miss out on the chance to make this special place your own.

Key facts

• Close to restaurants
• Florida room
• Granite countertops

Tags

• FLORIDA ROOM
• CERAMIC TILE FLOORING
• GRANITE COUNTERTOPS
• VARIETY OF AMENITIES
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS

Property features AI

Finance

• Other: No home warranty; Property is subject to condo association approval
• Financial info: Total annual association fees $6,780; Lease restrictions apply
• HOA & community: HOA managed by Elite Property Management Services; Monthly condo fee of $565 (includes cable TV, pool, insurance, internet, structure and grounds maintenance, pest control, sewer, trash, water, escrow reserves fund); Buyer approval required; Pool in community; Pets not allowed

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Public sewer; Electricity connected; Cable available; High-speed internet available; Phone available; Sewer connected; Water connected
• Home design: Residential condominium; One story; Faces south; Entry on first floor
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as part of a multi-unit condominium
• Exterior features: Private mailbox; Sidewalk; Concrete road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Ceramic tile; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open living/dining area; Stone counters; Window treatments
• Laundry & utility: Inside laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $-56 ($-673/yr) — negative.
• To cash-flow at today's rent, offer at most $65k (13.2% below list).
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $65k (13.2% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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, 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.
• Zoned schools: Mittye P. Locke Elementary School (math 35% / reading 39%, grade F, #1,609 of 2,144 statewide, top 77%, 491 students, 89% FRL); Paul R. Smith Middle School (math 32% / reading 38%, grade F, #416 of 571 statewide, top 74%, 994 students, 82% FRL); Anclote High School (math 28% / reading 38%, grade F, #406 of 667 statewide, top 61%, 1,205 students, 77% FRL) — zoned schools average 83% FRL vs 48% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 35% at this address vs 51% district-wide (-16 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 644 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $519 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 442 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $25k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,096 (13.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 442 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.69% ✓
• Cap rate: 5.40%
• Cash-on-cash: -3.20%
• DSCR: 0.86
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.72% rent growth · sell at horizon

5-year hold

• IRR: -26.7%
• Equity multiple: 0.13×
• Total profit: $-18,216
• Equity at exit: $11,183

10-year hold

• IRR: -54.8%
• Equity multiple: -0.44×
• Total profit: $-30,177
• Equity at exit: $6,485

Cash invested: $21,000 (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 34652

• Home prices YoY: -26.1%
• Rents YoY: 0.7%
• Active inventory: 644
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,267 high
• Mortgage (P&I): −$393
• Tax from tax record: −$67 /mo · $807/yr
• Insurance: −$31
• HOA: −$565
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-56

Break-even live

Break-even rent $1,338

Max offer price $65,096

Occupancy floor 99%

Sensitivity live

Price	-10% $-14	-5% $-35	+0% $-56	+5% $-77	+10% $-99
Rent	-10% $-156	-5% $-106	+0% $-56	+5% $-6	+10% $44
Rate	-1.0pp $-18	-0.5pp $-37	base $-56	+0.5pp $-76	+1.0pp $-95

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4209 Touchton Pl New Port Richey, FL	1.0	1.0	624	$1,300	$2.08	18d	1	0.12mi
4518 Audrey Ln Unit 4551 New Port Richey, FL	2.0	1.0	750	$1,295	$1.73	23d	1	0.86mi
4529 Audrey Ln New Port Richey, FL	2.0	1.0	750	$1,295	$1.73	23d	1	0.87mi
4551 Audrey Ln NEW PRT RCHY, FL	2.0	1.0	750	$1,295	$1.73	23d	1	0.89mi
4540 Audrey Ln New Port Richey, FL	2.0	1.0	750	$1,150	$1.53	26d	1	0.89mi
4722 Kennedy Dr New Port Richey, FL	1.0	1.0	504	$850	$1.69	26d	1	0.93mi
4744 Azalea Dr #204 New Port Richey, FL	1.0	1.0	736	$1,085	$1.47	0d	1	1.04mi
5154 Turquoise Ln #102 New Port Richey, FL	1.0	1.0	708	$1,250	$1.77	6d	1	1.05mi
5333 Pasadena Dr Unit 5333 New Port Richey, FL	1.0	1.0	576	$1,200	$2.08	19d	1	1.08mi
4901 Onyx Ln #102 New Port Richey, FL	1.0	1.0	672	$1,295	$1.93	26d	1	1.08mi
4944 Elkner St New Port Richey, FL	2.0	1.0	722	$1,350	$1.87	23d	1	1.20mi
4922 Filner St New Port Richey, FL	1.0	1.0	540	$1,000	$1.85	23d	1	1.20mi
4948 Getner St New Port Richey, FL	2.0	1.0	722	$1,350	$1.87	26d	1	1.24mi
5149 Tangelo Dr Apt B New Port Richey, FL	1.0	1.0	350	$1,195	$3.41	26d	1	1.28mi
4348 Plaza Dr Holiday, FL	1.0–2.0	1.0–2.0	860	$1,099	$1.28	1d	7	1.44mi

HOA detail condo

• Monthly dues: $565 · $6,780/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $75,000 Active 442 DOM
2. 2026-06-17
   days on market $75,000 Active 441 DOM
3. 2026-06-16
   days on market $75,000 Active 440 DOM
4. 2026-06-15
   days on market $75,000 Active 439 DOM
5. 2026-06-13
   days on market $75,000 Active 437 DOM
6. 2026-06-09
   days on market $75,000 Active 433 DOM
7. 2026-06-08
   days on market $75,000 Active 432 DOM
8. 2026-06-07
   days on market $75,000 Active 431 DOM
9. 2026-06-04
   days on market $75,000 Active 428 DOM
10. 2026-06-03
    days on market $75,000 Active 427 DOM
11. 2026-06-02
    days on market $75,000 Active 426 DOM
12. 2026-06-01
    days on market $75,000 Active 425 DOM
13. 2026-05-31
    days on market $75,000 Active 424 DOM
14. 2026-03-04
    price $75,000
15. 2026-01-02
    price $80,000
16. 2025-09-29
    price $89,000
17. 2025-06-23
    price $92,000
18. 2025-05-02
    price $95,000
19. 2025-04-02
    listed $100,000 Active
20. 2023-12-20
    soldstatus $95,000
21. 2023-12-15
    soldstatus $95,000 Closed 1885-char remark

    Show marketing remark (1885 chars)

    Welcome to the cozy and inviting condo, nestled in the heart of New Port Richey, Florida. This one-bedroom, one-bathroom gem is the perfect place to call home, offering comfort, convenience, and modern upgrades. With its recent roof replacement and contemporary features, this condo is ready for its new owners. This condo boasts a spacious bedroom, providing a comfortable retreat for its owners. The bedroom is connected to the Florida room which currently is being used as storage space plus laundry room. The well-maintained bathroom is both functional and stylish. It's perfect for your daily routines and features modern fixtures. The entire condo is adorned with ceramic tile, providing easy maintenance and a sleek appearance. Granite countertops are featured throughout the kitcheng and bathroom, adding a touch of luxury and durability to your living spaces. A significant advantage of this property is the recently replaced roof in 2017. You can have peace of mind knowing that this important component has been well taken care of. This condo is part of a welcoming community that offers an array of amenities and a close-knit atmosphere. It's an ideal place for those looking to enjoy their retirement years in a vibrant and social environment. The community promotes an active and engaging lifestyle. There are often planned activities, social gatherings, and opportunities to make new friends and enjoy new experiences. The location in New Port Richey is central to a variety of shops, restaurants, and cultural activities. You'll have easy access to everything you need. This condo is not just a home; it's an opportunity to embrace a vibrant and active lifestyle within a supportive community. With its modern upgrades and welcoming environment, it's ready for its new owners to create lasting memories. Don't miss out on the chance to make this special place your own.

22. 2023-12-04
    status Pending 1885-char remark

    Show marketing remark (1885 chars)

    Welcome to the cozy and inviting condo, nestled in the heart of New Port Richey, Florida. This one-bedroom, one-bathroom gem is the perfect place to call home, offering comfort, convenience, and modern upgrades. With its recent roof replacement and contemporary features, this condo is ready for its new owners. This condo boasts a spacious bedroom, providing a comfortable retreat for its owners. The bedroom is connected to the Florida room which currently is being used as storage space plus laundry room. The well-maintained bathroom is both functional and stylish. It's perfect for your daily routines and features modern fixtures. The entire condo is adorned with ceramic tile, providing easy maintenance and a sleek appearance. Granite countertops are featured throughout the kitcheng and bathroom, adding a touch of luxury and durability to your living spaces. A significant advantage of this property is the recently replaced roof in 2017. You can have peace of mind knowing that this important component has been well taken care of. This condo is part of a welcoming community that offers an array of amenities and a close-knit atmosphere. It's an ideal place for those looking to enjoy their retirement years in a vibrant and social environment. The community promotes an active and engaging lifestyle. There are often planned activities, social gatherings, and opportunities to make new friends and enjoy new experiences. The location in New Port Richey is central to a variety of shops, restaurants, and cultural activities. You'll have easy access to everything you need. This condo is not just a home; it's an opportunity to embrace a vibrant and active lifestyle within a supportive community. With its modern upgrades and welcoming environment, it's ready for its new owners to create lasting memories. Don't miss out on the chance to make this special place your own.

23. 2023-11-16
    price $105,000 1885-char remark

    Show marketing remark (1885 chars)

    Welcome to the cozy and inviting condo, nestled in the heart of New Port Richey, Florida. This one-bedroom, one-bathroom gem is the perfect place to call home, offering comfort, convenience, and modern upgrades. With its recent roof replacement and contemporary features, this condo is ready for its new owners. This condo boasts a spacious bedroom, providing a comfortable retreat for its owners. The bedroom is connected to the Florida room which currently is being used as storage space plus laundry room. The well-maintained bathroom is both functional and stylish. It's perfect for your daily routines and features modern fixtures. The entire condo is adorned with ceramic tile, providing easy maintenance and a sleek appearance. Granite countertops are featured throughout the kitcheng and bathroom, adding a touch of luxury and durability to your living spaces. A significant advantage of this property is the recently replaced roof in 2017. You can have peace of mind knowing that this important component has been well taken care of. This condo is part of a welcoming community that offers an array of amenities and a close-knit atmosphere. It's an ideal place for those looking to enjoy their retirement years in a vibrant and social environment. The community promotes an active and engaging lifestyle. There are often planned activities, social gatherings, and opportunities to make new friends and enjoy new experiences. The location in New Port Richey is central to a variety of shops, restaurants, and cultural activities. You'll have easy access to everything you need. This condo is not just a home; it's an opportunity to embrace a vibrant and active lifestyle within a supportive community. With its modern upgrades and welcoming environment, it's ready for its new owners to create lasting memories. Don't miss out on the chance to make this special place your own.

24. 2023-11-13
    status Active 1885-char remark

    Show marketing remark (1885 chars)

    Welcome to the cozy and inviting condo, nestled in the heart of New Port Richey, Florida. This one-bedroom, one-bathroom gem is the perfect place to call home, offering comfort, convenience, and modern upgrades. With its recent roof replacement and contemporary features, this condo is ready for its new owners. This condo boasts a spacious bedroom, providing a comfortable retreat for its owners. The bedroom is connected to the Florida room which currently is being used as storage space plus laundry room. The well-maintained bathroom is both functional and stylish. It's perfect for your daily routines and features modern fixtures. The entire condo is adorned with ceramic tile, providing easy maintenance and a sleek appearance. Granite countertops are featured throughout the kitcheng and bathroom, adding a touch of luxury and durability to your living spaces. A significant advantage of this property is the recently replaced roof in 2017. You can have peace of mind knowing that this important component has been well taken care of. This condo is part of a welcoming community that offers an array of amenities and a close-knit atmosphere. It's an ideal place for those looking to enjoy their retirement years in a vibrant and social environment. The community promotes an active and engaging lifestyle. There are often planned activities, social gatherings, and opportunities to make new friends and enjoy new experiences. The location in New Port Richey is central to a variety of shops, restaurants, and cultural activities. You'll have easy access to everything you need. This condo is not just a home; it's an opportunity to embrace a vibrant and active lifestyle within a supportive community. With its modern upgrades and welcoming environment, it's ready for its new owners to create lasting memories. Don't miss out on the chance to make this special place your own.

25. 2023-11-13
    status Pending 1885-char remark

    Show marketing remark (1885 chars)

    Welcome to the cozy and inviting condo, nestled in the heart of New Port Richey, Florida. This one-bedroom, one-bathroom gem is the perfect place to call home, offering comfort, convenience, and modern upgrades. With its recent roof replacement and contemporary features, this condo is ready for its new owners. This condo boasts a spacious bedroom, providing a comfortable retreat for its owners. The bedroom is connected to the Florida room which currently is being used as storage space plus laundry room. The well-maintained bathroom is both functional and stylish. It's perfect for your daily routines and features modern fixtures. The entire condo is adorned with ceramic tile, providing easy maintenance and a sleek appearance. Granite countertops are featured throughout the kitcheng and bathroom, adding a touch of luxury and durability to your living spaces. A significant advantage of this property is the recently replaced roof in 2017. You can have peace of mind knowing that this important component has been well taken care of. This condo is part of a welcoming community that offers an array of amenities and a close-knit atmosphere. It's an ideal place for those looking to enjoy their retirement years in a vibrant and social environment. The community promotes an active and engaging lifestyle. There are often planned activities, social gatherings, and opportunities to make new friends and enjoy new experiences. The location in New Port Richey is central to a variety of shops, restaurants, and cultural activities. You'll have easy access to everything you need. This condo is not just a home; it's an opportunity to embrace a vibrant and active lifestyle within a supportive community. With its modern upgrades and welcoming environment, it's ready for its new owners to create lasting memories. Don't miss out on the chance to make this special place your own.

26. 2023-10-26
    listed $110,000 Active 1885-char remark

    Show marketing remark (1885 chars)

    Welcome to the cozy and inviting condo, nestled in the heart of New Port Richey, Florida. This one-bedroom, one-bathroom gem is the perfect place to call home, offering comfort, convenience, and modern upgrades. With its recent roof replacement and contemporary features, this condo is ready for its new owners. This condo boasts a spacious bedroom, providing a comfortable retreat for its owners. The bedroom is connected to the Florida room which currently is being used as storage space plus laundry room. The well-maintained bathroom is both functional and stylish. It's perfect for your daily routines and features modern fixtures. The entire condo is adorned with ceramic tile, providing easy maintenance and a sleek appearance. Granite countertops are featured throughout the kitcheng and bathroom, adding a touch of luxury and durability to your living spaces. A significant advantage of this property is the recently replaced roof in 2017. You can have peace of mind knowing that this important component has been well taken care of. This condo is part of a welcoming community that offers an array of amenities and a close-knit atmosphere. It's an ideal place for those looking to enjoy their retirement years in a vibrant and social environment. The community promotes an active and engaging lifestyle. There are often planned activities, social gatherings, and opportunities to make new friends and enjoy new experiences. The location in New Port Richey is central to a variety of shops, restaurants, and cultural activities. You'll have easy access to everything you need. This condo is not just a home; it's an opportunity to embrace a vibrant and active lifestyle within a supportive community. With its modern upgrades and welcoming environment, it's ready for its new owners to create lasting memories. Don't miss out on the chance to make this special place your own.

27. 2021-01-26
    soldstatus $53,000
28. 2019-01-08
    soldstatus $35,000
29. 1999-12-17
    soldstatus $16,000

ⓘ 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: $807 · $67/mo
• Projected year-2 tax: $807 · $67/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 6/10 Major FEMA zone X (shaded) · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 28 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: $15,201
• − Mortgage interest: −$4,201
• − Property taxes: −$807
• − Insurance: −$375
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − HOA: −$6,780
• − Depreciation: −$2,182
• Taxable loss: −$1,576
• Est. tax savings @ 24.0%: +$378
• After-tax cash flow: $-295/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

+368.8% since first listed

16 events — show timeline

• 2026-03-04 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-02 Price Changed $80,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-29 Price Changed $89,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-23 Price Changed $92,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-02 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-02 Listed $100,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-20 Sold (Public Records) $95,000 Public Records
• 2023-12-15 Sold (MLS) $95,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-11-16 Price Changed $105,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-11-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-10-26 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2021-01-26 Sold (Public Records) $53,000 Public Records
• 2019-01-08 Sold (Public Records) $35,000 Public Records
• 1999-12-17 Sold (Public Records) $16,000 Public Records

Property tax history

+17.9%/yr

Latest (2025): $807 · -45.5% YoY. Source: county tax records.