8428 Anay Ct · New Port Richey East, FL 34653

$155,000

2 bd · 1.0 ba · 656 sqft · SingleFamily public records · 183 Days on market

Built 1973 6,077 sqft lot ↓ 8% since listing

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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).

• Cash flow +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.5/10.0
• 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

Affordable Home with New Heat Pump (2025), Solid Roof & Unlimited Potential! Opportunity knocks! This affordable home is perfect for first-time buyers, investors, DIY enthusiasts, or anyone looking to build instant equity. The major systems have already been addressed, including a new heat pump installed in 2025 and a solid roof (2004), allowing you to focus on cosmetic updates and personal touches. Inside, you'll find a blank canvas ready for your vision. Update the flooring, paint, and finishes to create the home you've always wanted without paying premium prices for someone else's renovation choices. This property offers the rare combination of move-in functionality, value-add p

Key facts

• Brand new heat pump
• 6,077 sq ft lot
• Garage

Tags

• BRAND NEW HEAT PUMP

Property features AI

Finance

• Other: Lot about 0.14 acre (approx.); Asphalt road access; Living area reported as 1,132 sq ft; total building area reported as 1,232 sq ft
• Financial info: Lease restrictions not indicated
• HOA & community: No HOA association indicated

Exterior

• Parking: Attached 1-car garage
• Utilities: Septic tank; Broadband/high-speed internet available; Cable available; Electricity connected; Water connected; Water source listed as none
• Home design: Single-family residence; 1 story; Faces north; Residential zoning (R4)
• Construction: Block construction; Other roof; Slab foundation; Built on one level
• Exterior features: Other exterior features

Interior

• Kitchen: Other appliances (unspecified)
• Bedrooms: 3 bedrooms
• Flooring: Concrete flooring; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning
• Interior features: No specific interior features listed; Free-standing wood-burning fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (5.0% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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); 306 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 36% 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 183 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.95% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.11%
• DSCR: 1.18
• GRM: 8.8

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: -13.1%
• Equity multiple: 0.54×
• Total profit: $-19,970
• Equity at exit: $23,111

10-year hold

• IRR: -9.4%
• Equity multiple: 0.49×
• Total profit: $-21,919
• Equity at exit: $13,402

Cash invested: $43,400 (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: 306
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,473 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$137 /mo · $1,648/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $149

Break-even live

Break-even rent $1,284

Max offer price $155,000

Occupancy floor 85%

Sensitivity live

Price	-10% $237	-5% $193	+0% $149	+5% $105	+10% $61
Rent	-10% $32	-5% $91	+0% $149	+5% $207	+10% $265
Rate	-1.0pp $227	-0.5pp $188	base $149	+0.5pp $109	+1.0pp $68

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8228 Chasco Woods Blvd Port Richey, FL	1.0–3.0	1.0–2.0	966	$1,388	$1.44	3d	22	1.29mi
7212 Carlton Arms Dr New Port Richey, FL	2.0	1.0–2.0	877	$1,609	$1.83	25d	1	1.31mi
6321 Runnel Dr New Port Richey, FL	1.0	1.0	360	$1,200	$3.33	25d	1	1.42mi

Listing history 20 events

1. 2026-06-18
   days on market $155,000 Active 183 DOM
2. 2026-06-17
   days on market $155,000 Active 182 DOM
3. 2026-06-16
   days on market $155,000 Active 181 DOM
4. 2026-06-15
   days on market $155,000 Active 180 DOM
5. 2026-06-13
   days on market $155,000 Active 178 DOM
6. 2026-06-09
   days on market $155,000 Active 174 DOM
7. 2026-06-08
   days on market $155,000 Active 173 DOM
8. 2026-06-07
   remarks 695-char remark
9. 2026-06-07
   days on market $155,000 Active 172 DOM
10. 2026-06-04
    days on market $155,000 Active 169 DOM
11. 2026-06-03
    days on market $155,000 Active 168 DOM
12. 2026-06-02
    days on market $155,000 Active 167 DOM
13. 2026-06-01
    days on market $155,000 Active 166 DOM
14. 2026-05-18
    price $165,000
15. 2026-03-12
    price $170,000
16. 2026-02-23
    status Active
17. 2026-02-09
    status Active
18. 2026-01-23
    status Pending
19. 2026-01-07
    price $175,000
20. 2025-11-23
    listed $180,000 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: $1,648 · $137/mo
• Projected year-2 tax: $1,648 · $137/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 5/10 Major
• 🌡 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: $17,674
• − Mortgage interest: −$8,682
• − Property taxes: −$1,648
• − Insurance: −$775
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$4,509
• Taxable loss: −$768
• Est. tax savings @ 24.0%: +$184
• After-tax cash flow: $1,970/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): 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

-8.3% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $170,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-07 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-23 Listed $180,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2025): $1,648 · +1.1% YoY. Source: county tax records.