4407 Tucker Sq · Beacon Square, FL 34652

$99,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 252 Days on market

Built 1981 $175/mo HOA

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Price Negotiable – Turnkey Furnished & Move-In Ready! This Palm Harbor manufactured home is the lowest-priced move-in ready property in the community, offering exceptional value in the highly desirable Place in the Sun 55+ co-op community in New Port Richey. This well-maintained 2-bedroom, 2-bath home has been thoughtfully updated with numerous improvements, including a new tankless water heater installed in May 2026, a refreshed screened lanai with a newly painted floor and ceiling fan (2026), updated bath vanities, lower kitchen cabinets, plumbing, subfloor, baseboards, storm shutter fittings, and new insulation and vapor barrier beneath the home (2024). Additional upgrades in

Key facts

• Bocce ball area
• Pool table
• Kitchen

Tags

• PRIVATE ENCLOSED PATIO
• BEAUTIFUL POOL
• SHUFFLEBOARD
• BOCCE BALL AREA
• POOL TABLE
• KITCHEN

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total monthly fees $175; total annual fees $2,100
• HOA & community: Monthly association fee ($175) — fee required; association approval required; Association amenities include cable TV, internet, pool, clubhouse, maintenance of grounds, and common area taxes; Community features: clubhouse, pool, deed restrictions, association-owned recreation, golf carts allowed; Senior community; Pets allowed (cats and dogs)

Exterior

• Parking: Covered parking; Carport (1 space)
• Security: Closed-circuit camera(s)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured home (double wide); Single-story; Faces east
• Construction: Metal siding; Metal roof; Crawlspace with pillar/post/pier foundation; Built on a 0.11-acre lot
• Exterior features: Awnings; Hurricane shutters; On-property storage

Interior

• Kitchen: Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Mini-split cooling unit(s)
• Interior features: Ceiling fans; Open floor plan; Living room / dining room combo; Thermostat; Walk-in closets
• Laundry & utility: Dedicated laundry room; Outdoor laundry access; Dryer; Electric water heater

🏢 Co-op / cooperative unit. The $99,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $48 ($573/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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; 644 active listings in the ZIP; 40 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 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 $684 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 252 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $99k implies a 65% gain — meaningful room to come down on a strong offer.

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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 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: 1.64% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.53%
• DSCR: 1.91
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $156,480
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4135 Pecan Dr	0.72mi	2/2.0	864 (-10%)	13mo	$141,000	$163	39

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: -17.2%
• Equity multiple: 0.41×
• Total profit: $-16,282
• Equity at exit: $14,761

10-year hold

• IRR: -18.8%
• Equity multiple: 0.17×
• Total profit: $-23,076
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,626 high
• Mortgage (P&I): −$519
• Tax from tax record: −$75 /mo · $894/yr
• Insurance: −$41
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$175
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $48

Break-even live

Break-even rent $1,565

Max offer price $99,000

Occupancy floor 92%

Sensitivity live

Price	-10% $104	-5% $76	+0% $48	+5% $20	+10% $-8
Rent	-10% $-81	-5% $-16	+0% $48	+5% $112	+10% $176
Rate	-1.0pp $98	-0.5pp $73	base $48	+0.5pp $22	+1.0pp $-4

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4408 Rustic Dr New Port Richey, FL	2.0	1.0	1101	$1,500	$1.36	25d	1	0.18mi
4411 Rustic Dr Unit 1 New Port Richey, FL	2.0	2.0	1050	$1,450	$1.38	13d	1	0.21mi
4211 Hampton Dr New Port Richey, FL	2.0	2.0	1050	$1,795	$1.71	6d	1	0.25mi
4221 Touchton Pl New Port Richey, FL	2.0	2.0	888	$1,300	$1.46	25d	1	0.27mi
4209 Touchton Pl New Port Richey, FL	1.0	1.0	624	$1,300	$2.08	18d	1	0.29mi
4540 Irene Loop New Port Richey, FL	2.0	1.0	768	$1,550	$2.02	25d	1	0.36mi
4721 Naftis Ln New Port Richey, FL	3.0	2.0	1104	$1,700	$1.54	13d	1	0.36mi
4616 Irene Loop New Port Richey, FL	2.0	1.0	898	$1,600	$1.78	21d	1	0.40mi
4852 Pompano Dr New Port Richey, FL	2.0	2.0	1104	$2,900	$2.63	25d	1	0.44mi
4124 Flamingo Dr New Port Richey, FL	3.0	1.0	744	$1,500	$2.02	4d	1	0.54mi
4124 Flamingo Dr New Port Richey, FL	3.0	1.0	744	$1,500	$2.02	16d	1	0.54mi
4133 Grayton Dr New Port Richey, FL	2.0	1.5	1068	$1,727	$1.62	6d	1	0.65mi
5020 Vickers Dr New Port Richey, FL	2.0	1.0	863	$1,495	$1.73	0d	1	0.68mi
4939 Floramar Ter New Port Richey, FL	2.0	2.0	1050	$1,648	$1.57	18d	3	0.68mi
4939 Floramar Ter New Port Richey, FL	2.0	2.0	1050	$1,600	$1.52	3d	2	0.68mi
4939 Floramar Ter New Port Richey, FL	2.0	2.0	1050	$1,675	$1.60	25d	2	0.68mi
4436 Floramar Ter New Port Richey, FL	2.0	1.5	890	$2,295	$2.58	6d	1	0.69mi
4430 Floramar Ter New Port Richey, FL	2.0	1.5	1094	$2,500	$2.29	4d	1	0.70mi
4548 Belfast Dr New Port Richey, FL	3.0	1.0	1075	$1,575	$1.47	19d	1	0.71mi
4754 Marine Pkwy Unit 102-I New Port Richey, FL	2.0	2.0	1088	$1,500	$1.38	25d	1	0.80mi
5197 Silent Loop #124 New Port Richey, FL	2.0	2.0	956	$2,200	$2.30	25d	1	0.81mi
5197 Silent Loop New Port Richey, FL	2.0	2.0	956	$2,200	$2.30	4d	1	0.81mi
4854 Marine Pkwy #103 New Port Richey, FL	1.0	2.0	1088	$1,500	$1.38	25d	1	0.81mi
5132 Amulet Dr #107 New Port Richey, FL	1.0	1.0	928	$1,395	$1.50	13d	1	0.82mi
4518 Audrey Ln Unit 4551 New Port Richey, FL	2.0	1.0	750	$1,295	$1.73	23d	1	0.83mi
4529 Audrey Ln New Port Richey, FL	2.0	1.0	750	$1,295	$1.73	23d	1	0.83mi
4753 Marine Pkwy Unit 4753 New Port Richey, FL	2.0	2.0	1100	$1,600	$1.45	25d	1	0.84mi
4551 Audrey Ln NEW PRT RCHY, FL	2.0	1.0	750	$1,295	$1.73	23d	1	0.85mi
4540 Audrey Ln New Port Richey, FL	2.0	1.0	750	$1,150	$1.53	25d	1	0.85mi
5154 Turquoise Ln #102 New Port Richey, FL	1.0	1.0	708	$1,250	$1.77	6d	1	0.88mi
4533 Marine Pkwy #101 New Port Richey, FL	2.0	2.0	1066	$1,795	$1.68	19d	1	0.89mi
4533 Marine Pkwy #101 New Port Richey, FL	2.0	2.0	1066	$1,795	$1.68	21d	1	0.89mi
4901 Onyx Ln #102 New Port Richey, FL	1.0	1.0	672	$1,295	$1.93	25d	1	0.90mi
4744 Azalea Dr #204 New Port Richey, FL	1.0	1.0	736	$1,100	$1.49	21d	1	0.95mi
5227 Tangerine Dr New Port Richey, FL	2.0	1.5	996	$1,500	$1.51	13d	1	0.98mi
5333 Pasadena Dr Unit 5333 New Port Richey, FL	1.0	1.0	576	$1,200	$2.08	19d	1	0.98mi
4746 Azalea Dr Apt 103C Port Richey, FL	2.0	2.0	1008	$1,220	$1.21	25d	1	0.98mi
4938 Azalea Dr New Port Richey, FL	2.0	1.0	870	$2,000	$2.30	25d	1	1.01mi
4922 Filner St New Port Richey, FL	1.0	1.0	540	$1,000	$1.85	23d	1	1.02mi
4944 Elkner St New Port Richey, FL	2.0	1.0	722	$1,350	$1.87	23d	1	1.02mi

HOA detail

• Monthly dues: $175 · $2,100/yr
• Likely covers: water

Listing history 17 events

1. 2026-06-18
   days on market $99,000 Active 252 DOM
2. 2026-06-17
   days on market $99,000 Active 251 DOM
3. 2026-06-16
   days on market $99,000 Active 250 DOM
4. 2026-06-15
   days on market $99,000 Active 249 DOM
5. 2026-06-13
   days on market $99,000 Active 247 DOM
6. 2026-06-09
   days on market $99,000 Active 243 DOM
7. 2026-06-08
   days on market $99,000 Active 242 DOM
8. 2026-06-07
   days on market $99,000 Active 241 DOM
9. 2026-06-04
   days on market $99,000 Active 238 DOM
10. 2026-06-03
    days on market $99,000 Active 237 DOM
11. 2026-06-02
    days on market $99,000 Active 236 DOM
12. 2026-06-01
    days on market $99,000 Active 235 DOM
13. 2026-05-31
    remarks 689-char remark
14. 2026-05-31
    days on market $99,000 Active 234 DOM
15. 2025-11-22
    price $99,000
16. 2025-10-09
    listed $110,000 Active
17. 2010-03-01
    soldstatus $60,000

ⓘ 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: $894 · $75/mo
• Projected year-2 tax: $894 · $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: $19,508
• − Mortgage interest: −$5,546
• − Property taxes: −$894
• − Insurance: −$5,614
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − HOA: −$2,100
• − Depreciation: −$2,880
• Taxable loss: −$647
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $729/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

+65.0% since first listed

3 events — show timeline

• 2025-11-22 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-09 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2010-03-01 Sold (Public Records) $60,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $894 · -24.0% YoY. Source: county tax records.