9545 Danville Ct · New Port Richey East, FL 34655

$159,900

2 bd · 2.0 ba · 1,135 sqft · Condo public records · 23 Days on market

Built 1984

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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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks

YOU HAVE FOUND THE VILLA WITH LOCATION, LOCATION, LOCATION & acirc; & euro; & brvbar; THIS CHARMING 2-BEDROOM 2 BATH VILLA IS LOCATED ON ONE OF THE BEST CUL-DE-SAC STREETS IN HERITAGE LAKES. THIS LOT WAS SOLD AT A PREMIUM WHEN NEW. YOUR OUTSIDE REAR VIEW OVERLOOKS THE COUNTY OWNED LAND WHICH WILL NEVER BE BUILT UPON. STEP INSIDE AND DISCOVER A HOME THAT & acirc; & euro; & trade; S BEEN VERY NICELY MAINTAINED. THE FLOORING HAS BEEN UPDATED THROUGHOUT WITH BEAUTIFUL CERAMIC TILE. THE WINDOWS HAVE BEEN PROTECTED WITH THE NEW 3M FILM TO PROTECT THEM FROM STORM DAMAGE. THE GARAGE DOOR HAS BEEN REPLACED TO THE NEW HURRICANE STANDARDS. THIS VILLA OFFERS A DESIRABLE OPEN FL

Key facts

• Open floor plan
• 3m film windows
• Attached garage

Tags

• CUL-DE-SAC STREET
• CERAMIC TILE FLOORING
• 3M FILM WINDOWS
• OPEN FLOOR PLAN
• SUNNY WINDOW ABOVE SINK
• ATTACHED GARAGE

Property features AI

Exterior

• Home design: Condominium; Built in 1984
• Exterior features: Located in Wedgwood Village Condo community

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 falling (-4.7%/yr); 542 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $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 23 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $56k; list at $160k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,501 (1.5% below list)

Questions for the listing agent

1. 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?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.06%
• DSCR: 1.36
• GRM: 7.2

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: -7.6%
• Equity multiple: 0.73×
• Total profit: $-12,135
• Equity at exit: $23,842

10-year hold

• IRR: -2.6%
• Equity multiple: 0.85×
• Total profit: $-6,673
• Equity at exit: $13,825

Cash invested: $44,772 (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 34655

• Home prices YoY: -22.9%
• Rents YoY: -4.7%
• Active inventory: 542
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,858 high
• Mortgage (P&I): −$839
• Tax from tax record: −$262 /mo · $3,139/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $301

Break-even live

Break-even rent $1,477

Max offer price $159,900

Occupancy floor 79%

Sensitivity live

Price	-10% $391	-5% $346	+0% $301	+5% $255	+10% $210
Rent	-10% $154	-5% $227	+0% $301	+5% $374	+10% $447
Rate	-1.0pp $381	-0.5pp $341	base $301	+0.5pp $259	+1.0pp $217

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9026 Severn Ln New Port Richey, FL	2.0	2.0	1476	$1,800	$1.22	4d	1	0.53mi
5223 Hunters Ridge Dr New Port Richey, FL	1.0–2.0	1.0–2.0	1128	$2,235	$1.98	22d	5	0.54mi
9400 Alta Sol Way New Port Richey, FL	2.0	2.0	1177	$1,949	$1.66	13d	1	0.79mi
4147 La Pasida Ln New Port Richey, FL	2.0	2.0	1149	$1,800	$1.57	5d	1	0.85mi
4105 La Pasida Ln New Port Richey, FL	2.0	2.0	972	$1,750	$1.80	25d	1	0.92mi
4031 Vista Verde Dr New Port Richey, FL	1.0–2.0	1.0–2.0	825	$1,669	$2.02	3d	6	1.00mi
9110 Via Recreo New Port Richey, FL	2.0	2.0	891	$1,550	$1.74	5d	1	1.10mi
3952 Elvira Ct New Port Richey, FL	2.0	2.0	957	$1,450	$1.52	22d	1	1.10mi
3832 Teeside Dr Unit 1 New Port Richey, FL	2.0	2.0	1034	$1,495	$1.45	5d	1	1.12mi
3832 Teeside Dr Unit 4 New Port Richey, FL	2.0	2.0	956	$1,495	$1.56	10d	1	1.12mi
9616 Midiron Ct New Port Richey, FL	2.0	2.0	956	$1,950	$2.04	5d	1	1.14mi
8403 Yearling Ln New Port Richey, FL	3.0	2.0	1277	$2,125	$1.66	11d	1	1.16mi
8930 Lazy River Loop New Port Richey, FL	1.0–3.0	1.0–2.0	1018	$1,640	$1.61	2d	12	1.23mi
3683 Trophy Blvd New Port Richey, FL	2.0	2.0	923	$1,650	$1.79	5d	1	1.25mi
8563 Pilgrim Ct New Port Richey, FL	2.0	1.5	1236	$1,400	$1.13	5d	1	1.31mi
3668 Trophy Blvd New Port Richey, FL	2.0	2.0	923	$2,000	$2.17	25d	1	1.31mi
8559 Pilgrim Ct New Port Richey, FL	2.0	1.5	1236	$1,500	$1.21	21d	1	1.31mi
4420 Sawgrass Blvd New Port Richey, FL	3.0	2.0	1400	$2,300	$1.64	25d	1	1.31mi
3554 Teeside Dr New Port Richey, FL	2.0	2.0	1148	$1,950	$1.70	25d	1	1.40mi
4347 Otter Way New Port Richey, FL	3.0	2.0	1344	$1,715	$1.28	2d	1	1.41mi
3516 Teeside Dr New Port Richey, FL	2.0	2.0	1148	$2,000	$1.74	2d	1	1.44mi
8135 Brown Pelican Ave New Port Richey, FL	2.0	2.0	1089	$2,000	$1.84	5d	1	1.47mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $159,900 Active 23 DOM
2. 2026-06-17
   days on market $159,900 Active 22 DOM
3. 2026-06-16
   days on market $159,900 Active 21 DOM
4. 2026-06-15
   days on market $159,900 Active 20 DOM
5. 2026-06-13
   days on market $159,900 Active 18 DOM
6. 2026-06-09
   days on market $159,900 Active 14 DOM
7. 2026-06-08
   days on market $159,900 Active 13 DOM
8. 2026-06-07
   days on market $159,900 Active 12 DOM
9. 2026-06-04
   days on market $159,900 Active 9 DOM
10. 2026-06-03
    days on market $159,900 Active 8 DOM
11. 2026-06-02
    days on market $159,900 Active 7 DOM
12. 2026-06-01
    days on market $159,900 Active 6 DOM
13. 2026-05-31
    days on market $159,900 Active 5 DOM
14. 2026-05-26
    listed $159,900 Active
15. 1984-09-01
    soldstatus $56,300

ⓘ 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: $3,139 · $262/mo
• Projected year-2 tax: $3,139 · $262/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 26 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: $22,291
• − Mortgage interest: −$8,957
• − Property taxes: −$3,139
• − Insurance: −$800
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$4,652
• Taxable income: $1,177
• Est. tax owed @ 24.0%: −$283
• After-tax cash flow: $3,326/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

• County: Pasco County · 524,098 people
• City population: 36,086
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 49,964
• Household income: $85,470
• Rent vs Own: 23.5% rent · 76.5% own
• Severe rent burden: 1372.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 7% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, Jamaica
• Languages at home: 87% English-only · Spanish 6% Arabic 2% Other Indo-European 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: ▼ -82.58%
• Current HPI: 278.3649
• Rent YoY: ▼ -4.70%
• 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

+184.0% since first listed

2 events — show timeline

• 2026-05-26 Listed $159,900 FSBO.com
• 1984-09-01 Sold (Public Records) $56,300 Public Records

Property tax history

+9.7%/yr

Latest (2025): $3,139 · +6.0% YoY. Source: county tax records.