10051 Huntley St · Moon Lake, FL 34654

$160,000

1 bd · 2.0 ba · 960 sqft · Manufactured public records · 42 Days on market

Built 1972 7,887 sqft lot Est $135k · 18% over ↓ 20% 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 +21.6/30.0
• DSCR +6.9/10.0
• 1% rule +4.5/10.0
• Schools +4.3/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled 2 bedroom, 2 bath double-wide on its own 0.18-acre lot -- no HOA and no lot rent. New flooring, fresh paint, butcher block countertops, and like new appliances. Move-in ready with well & septic. Financing available -- bring your offers! Seller is Motivated!

Key facts

• Move-in ready
• Remodeled
• Fresh paint

Tags

• REMODELED
• BUTCHER BLOCK COUNTERTOPS
• NEW FLOORING
• FRESH PAINT
• MOVE-IN READY
• OWN LOT

Property features AI

Finance

• Other: Zoned AR; Lot approximately 0.18 acres (under 1/4 acre); Gravel and limerock road access; One well and one septic on property
• HOA & community: No association; Pets allowed

Exterior

• Parking: Carport with 1 space
• Utilities: Well water; Septic tank; Electricity connected; Cable available; Water connected
• Home design: Mobile home (double wide); One level; Faces west; Completed condition; Homestead eligible
• Construction: Vinyl siding and other exterior materials; Metal roof; Crawlspace foundation; Built in 1 structure (double wide)
• Exterior features: Screened side porch; Shed(s)

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Ceiling fans; Living room/dining room combo; Open floorplan; Solid surface counters; Tankless water heater
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry access from outside

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/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 $153k (4.7% below list).
• Recommended offer: $153k (4.7% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 4.4% in Moon Lake — 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 56/100 on livability (#871 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, 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.
• Market conditions: Rents soft (-1.9%/yr); 353 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 42 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,543 (4.7% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.95% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.54%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $135,360
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10149 Huntley St	0.10mi	2/2.0 (+1)	960 (0%)	12mo	$135,000	$141	80
10533 Shalimar St	0.74mi	2/2.0 (+1)	924 (-4%)	17mo	$92,000	$100	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.67×
• Total profit: $-14,916
• Equity at exit: $23,857

10-year hold

• IRR: -4.0%
• Equity multiple: 0.77×
• Total profit: $-10,514
• Equity at exit: $13,834

Cash invested: $44,800 (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 34654

• Home prices YoY: -12.7%
• Rents YoY: -1.9%
• Active inventory: 353
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,525 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $244

Break-even live

Break-even rent $1,216

Max offer price $160,000

Occupancy floor 79%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13015 Midvale Ave New Port Richey, FL	2.0	2.0	900	$1,450	$1.61	4d	1	0.57mi
9251 Adler St New Port Richey, FL	2.0	1.0	1006	$1,450	$1.44	24d	1	0.97mi

Listing history 25 events

1. 2026-06-18
   days on market $160,000 Active 42 DOM
2. 2026-06-17
   days on market $160,000 Active 41 DOM
3. 2026-06-16
   days on market $160,000 Active 40 DOM
4. 2026-06-15
   days on market $160,000 Active 39 DOM
5. 2026-06-13
   days on market $160,000 Active 37 DOM
6. 2026-06-09
   days on market $160,000 Active 33 DOM
7. 2026-06-08
   days on market $160,000 Active 32 DOM
8. 2026-06-07
   days on market $160,000 Active 31 DOM
9. 2026-06-04
   days on market $160,000 Active 28 DOM
10. 2026-06-03
    days on market $160,000 Active 27 DOM
11. 2026-06-02
    days on market $160,000 Active 26 DOM
12. 2026-06-01
    days on market $160,000 Active 25 DOM
13. 2026-05-31
    days on market $160,000 Active 24 DOM
14. 2026-05-07
    listed $160,000 Active
15. 2026-05-06
    listed $160,000 Active 285-char remark

    Show marketing remark (285 chars)

    Beautifully remodeled 2 bedroom, 2 bath double-wide on its own 0.18-acre lot -- no HOA and no lot rent. New flooring, fresh paint, butcher block countertops, and like new appliances. Move-in ready with well & septic. Financing available -- bring your offers! Seller is Motivated!

16. 2026-04-02
    historical
17. 2026-04-02
    historical
18. 2026-03-03
    price $180,000
19. 2026-03-03
    price $180,000
20. 2026-01-12
    price $185,000
21. 2026-01-12
    price $185,000
22. 2025-11-15
    price $190,000
23. 2025-11-15
    price $190,000
24. 2025-11-01
    listed $200,000 Active
25. 2025-10-30
    listed $200,000 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: $663 · $55/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$665/yr (+$55/mo · 100.2%)

ⓘ 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 · 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: $18,305
• − Mortgage interest: −$8,962
• − Property taxes: −$663
• − Insurance: −$800
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$4,655
• Taxable income: $296
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $2,858/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 — Moon Lake

• Score: 56/100
• State rank: #871
• US rank: #22850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moon Lake, FL
• County: Pasco County · 524,098 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 24,355
• Household income: $73,947
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 179.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 7% Black 3% Asian 2%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 4% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 88% English-only · Spanish 5% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -42.63%
• Current HPI: 294.4358
• Rent YoY: ▼ -1.85%
• 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

-20.0% since first listed

12 events — show timeline

• 2026-05-07 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Listed $160,000 HCAR
• 2026-04-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Listing Removed — HCAR
• 2026-03-03 Price Changed $180,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $180,000 HCAR
• 2026-01-12 Price Changed $185,000 HCAR
• 2026-01-12 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-15 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-15 Price Changed $190,000 HCAR
• 2025-11-01 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-30 Listed $200,000 HCAR

Property tax history

+14.9%/yr

Latest (2025): $663 · +2.1% YoY. Source: county tax records.