10321 Marinette Ave · Heritage Pines, FL 34667

$120,000

2 bd · 2.0 ba · 1,066 sqft · Manufactured public records · 83 Days on market

Built 1989 5,782 sqft lot $90/mo HOA · 5% of rent

---

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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in condition, unfurnished, 2 bedroom, 2 bath double wide mobile with roomy eat in kitchen. Separate dining area with built in cabinet. Vaulted living area adjoining enclosed porch. Light and bright. The best you will ever want in a roof. Lifetime rubber roof over. Plus double pane windows for energy efficiency and lower utility bills. Newer wood laminate flooring and berber carpeting. Extra large workshop and utility room with washer and dryer, off 1 car carport. Quiet friendly community has clubhouse and pool. You will want to see this home. Great Value! Must See!

Key facts

• Clubhouse
• Thermo windows
• Pool

Tags

• POOL
• CLUBHOUSE
• SHUFFLEBOARD
• VAULTED CEILINGS
• THERMO WINDOWS
• FOREVER ROOF

Property features AI

Finance

• Other: Furnished; Directions available
• Financial info: Total monthly fees: $90; Total annual fees: $1,080; Lease restrictions apply
• HOA & community: Association: Wise Property MGMT; Monthly HOA dues of $90; HOA includes pool and recreational facilities; Clubhouse and community pool; Deed restrictions; Golf carts allowed; Sidewalks; Senior community; Pets allowed (cats and dogs) with limits; max pet weight 60 lbs; Association approval required

Exterior

• Parking: Covered driveway parking; Carport (1 space); Golf cart parking
• Security: Hurricane shutters
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured double-wide home; Attached property; Single-story (one level); South-facing
• Construction: Metal siding; Other roof type; Crawlspace foundation; Built as a manufactured home
• Exterior features: Covered, enclosed front porch; Patio/porch with sliding doors; Hurricane shutters; Sidewalk; Exterior storage; Mature landscaping with trees; Cleared, landscaped, level lot; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum; Wood; Wood-look flooring options
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Living room/dining room combo; Thermostat; Walk-in closet(s); Florida room; Blinds, drapes, shutters, and thermal windows
• Laundry & utility: Washer; Dryer; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 3.6% in Heritage Pines — 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 71/100 on livability (#399 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety C-, 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.
• Zoned schools: Shady Hills Elementary School (math 48% / reading 45%, grade D-, #1,223 of 2,144 statewide, top 57%, 471 students, 77% FRL); Hudson High School (math 45% / reading 40%, grade F, #264 of 667 statewide, top 41%, 1,387 students, 66% FRL) — zoned schools average 71% FRL vs 48% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.3%/yr); 790 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 41% of the median local income ($51k/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 $830 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 83 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $44k; list at $120k implies a 173% gain — meaningful room to come down on a strong offer.

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; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
7. 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.
8. 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: 1.45% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.42%
• DSCR: 1.77
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,311
• Equity at exit: $17,892

10-year hold

• IRR: 4.6%
• Equity multiple: 1.28×
• Total profit: $9,482
• Equity at exit: $10,375

Cash invested: $33,600 (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 34667

• Rents YoY: -2.3%
• Active inventory: 790
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,735 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$114 /mo · $1,368/yr
• Insurance: −$50
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$90
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $362

Break-even live

Break-even rent $1,277

Max offer price $120,000

Occupancy floor 74%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17020 Meridian Blvd Hudson, FL	3.0	2.0	1000	$1,500	$1.50	17d	1	0.29mi

HOA detail

• Monthly dues: $90 · $1,080/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-18
   days on market $120,000 Active 83 DOM
2. 2026-06-17
   days on market $120,000 Active 82 DOM
3. 2026-06-16
   days on market $120,000 Active 81 DOM
4. 2026-06-15
   days on market $120,000 Active 80 DOM
5. 2026-06-13
   days on market $120,000 Active 78 DOM
6. 2026-06-09
   days on market $120,000 Active 74 DOM
7. 2026-06-08
   days on market $120,000 Active 73 DOM
8. 2026-06-07
   days on market $120,000 Active 72 DOM
9. 2026-06-04
   days on market $120,000 Active 69 DOM
10. 2026-06-03
    days on market $120,000 Active 68 DOM
11. 2026-06-02
    days on market $120,000 Active 67 DOM
12. 2026-06-01
    days on market $120,000 Active 66 DOM
13. 2026-05-31
    days on market $120,000 Active 65 DOM
14. 2026-03-27
    listed $120,000 Active
15. 2013-01-31
    soldstatus $44,000 576-char remark

    Show marketing remark (576 chars)

    Move in condition, unfurnished, 2 bedroom, 2 bath double wide mobile with roomy eat in kitchen. Separate dining area with built in cabinet. Vaulted living area adjoining enclosed porch. Light and bright. The best you will ever want in a roof. Lifetime rubber roof over. Plus double pane windows for energy efficiency and lower utility bills. Newer wood laminate flooring and berber carpeting. Extra large workshop and utility room with washer and dryer, off 1 car carport. Quiet friendly community has clubhouse and pool. You will want to see this home. Great Value! Must See!

16. 2012-11-08
    listed $47,775 576-char remark

    Show marketing remark (576 chars)

    Move in condition, unfurnished, 2 bedroom, 2 bath double wide mobile with roomy eat in kitchen. Separate dining area with built in cabinet. Vaulted living area adjoining enclosed porch. Light and bright. The best you will ever want in a roof. Lifetime rubber roof over. Plus double pane windows for energy efficiency and lower utility bills. Newer wood laminate flooring and berber carpeting. Extra large workshop and utility room with washer and dryer, off 1 car carport. Quiet friendly community has clubhouse and pool. You will want to see this home. Great Value! Must See!

17. 2011-06-01
    historical
18. 2010-10-15
    listed $46,775
19. 1989-10-01
    soldstatus $53,700

ⓘ 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: $1,368 · $114/mo
• Projected year-2 tax: $1,368 · $114/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 3/10 Moderate FEMA zone A · 9% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°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: $20,825
• − Mortgage interest: −$6,722
• − Property taxes: −$1,368
• − Insurance: −$2,102
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − HOA: −$1,080
• − Depreciation: −$3,491
• Taxable income: $2,729
• Est. tax owed @ 24.0%: −$655
• After-tax cash flow: $3,694/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 — Heritage Pines

• Score: 71/100
• State rank: #399
• US rank: #7107

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pasco County · 524,098 people
• City population: 45,307
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 30,689
• Household income: $51,280
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 946.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 6% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 7% · Canada, Jamaica, Vietnam
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 0%

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: ▼ -183.96%
• Current HPI: 307.5552
• Rent YoY: ▼ -2.26%
• 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

+123.5% since first listed

6 events — show timeline

• 2026-03-27 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2013-01-31 Sold (MLS) $44,000 Stellar MLS as Distributed by MLS Grid
• 2012-11-08 Listed $47,775 Stellar MLS as Distributed by MLS Grid
• 2011-06-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-10-15 Listed $46,775 Stellar MLS as Distributed by MLS Grid
• 1989-10-01 Sold (Public Records) $53,700 Public Records

Property tax history

+13.5%/yr

Latest (2025): $1,368 · -2.7% YoY. Source: county tax records.