5206 Wisteria Cir · New Port Richey, FL 34653

$99,900

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 13 Days on market

Built 1972 Est $96k · at est. $310/mo HOA · 20% of rent

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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 +24.4/30.0
• 1% rule +10.0/10.0
• DSCR +7.9/10.0
• ARV discount +5.7/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy Florida living in this active 55+ cooperative waterfront community! This well-maintained 3-bedroom, 1-bath home features a covered carport and a bright, inviting floor plan designed for comfortable everyday living. The galley-style kitchen offers a convenient closet pantry and is situated adjacent to the dining area, which showcases a charming built-in china cabinet for added storage and character. A dedicated laundry closet with built-in cabinetry helps keep household essentials organized. Relax and enjoy your morning coffee or evening breeze from the wonderful glass-enclosed front porch, providing additional living space year-round. Ceiling fans throughout most of the home

Key facts

• Parking
• Community pool
• Built 1972

Property features AI

Finance

• Other: Furnished status negotiable
• Financial info: Total monthly association fees $310 ($3,720 annually); Lease restrictions apply
• HOA & community: Has HOA (Colony Cove Co-op, Inc) with required monthly fee of $310; HOA covers cable TV, pool, grounds maintenance, recreational facilities, sewer, trash and water; Community amenities include clubhouse, pool, shuffleboard, tennis courts; golf carts allowed; Buyer/association approval required; Senior community; pets allowed

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Public utilities
• Home design: Residential mobile home (double wide); One story; Faces northwest
• Construction: Vinyl siding; Built-up roof; Double wide body type
• Exterior features: Covered patio/porch; Storage; Paved road access; In-county lot

Interior

• Kitchen: Range; Range hood; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Ceiling fans; Formal dining area; Sliding doors
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 8.7% vs local median 2.0% in New Port Richey — 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 82/100 on livability (#67 in FL, #1,139 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime C-, commute D, 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); 305 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% 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 $691 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 20% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.54% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.68%
• DSCR: 1.39
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $96,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5140 Coquina Cir	0.17mi	2/2.0 (-1)	1,100 (+15%)	5mo	$110,000	$100	59
5150 Damsen Cir	0.13mi	2/2.0 (-1)	1,104 (+15%)	10mo	$115,000	$104	55
5702 Congress St	0.66mi	2/2.0 (-1)	960 (0%)	12mo	$82,500	$86	54

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: -12.1%
• Equity multiple: 0.58×
• Total profit: $-11,770
• Equity at exit: $14,895

10-year hold

• IRR: -11.6%
• Equity multiple: 0.45×
• Total profit: $-15,438
• Equity at exit: $8,638

Cash invested: $27,972 (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: 305
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,536 high
• Mortgage (P&I): −$524
• Tax from tax record: −$136 /mo · $1,630/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$310
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $136

Break-even live

Break-even rent $1,364

Max offer price $99,900

Occupancy floor 86%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6807 Porter Rd Unit PBMP M-5826 New Port Richey, FL	2.0	1.0	800	$1,380	$1.73	24d	1	0.26mi
6807 Porter Rd Unit PGC C-5432-105 New Port Richey, FL	2.0	2.0	895	$1,360	$1.52	24d	1	0.26mi
6807 Porter Rd Unit PGC C-5432-209 New Port Richey, FL	2.0	2.0	1100	$1,300	$1.18	18d	1	0.26mi
6807 Porter Rd Unit PCG G-101 New Port Richey, FL	3.0	1.5	1080	$1,375	$1.27	5d	1	0.26mi
6807 Porter Rd Unit PCG G-203 New Port Richey, FL	2.0	1.0	770	$1,275	$1.66	5d	1	0.26mi
6807 Porter Rd Unit PBMP M-5836 New Port Richey, FL	2.0	1.0	840	$1,475	$1.76	24d	1	0.26mi
6807 Porter Rd New Port Richey, FL	2.0	1.0	840	$1,475	$1.76	3d	1	0.26mi
7320 Broadmoor Dr New Port Richey, FL	1.0–2.0	1.0–2.0	765	$1,715	$2.24	2d	59	0.39mi
4903 Myrtle Oak Dr #14 New Port Richey, FL	2.0	2.0	935	$1,250	$1.34	24d	1	0.56mi
6424 Spring Flower Dr #25 New Port Richey, FL	2.0	1.5	915	$1,175	$1.28	18d	1	0.63mi
6424 Spring Flower Dr #25 New Port Richey, FL	2.0	1.5	835	$1,175	$1.41	24d	1	0.63mi
7425 Trouble Creek Rd New Port Richey, FL	1.0–2.0	1.0–2.0	812	$1,604	$1.97	2d	15	0.65mi
5816 Congress St New Port Richey, FL	2.0	2.0	920	$1,400	$1.52	24d	1	0.78mi
5822 Congress St #104 New Port Richey, FL	2.0	2.0	920	$1,650	$1.79	24d	1	0.79mi
6322 Alaska Ave New Port Richey, FL	2.0	1.0	720	$1,500	$2.08	24d	1	0.88mi
4331 Fiji Dr New Port Richey, FL	1.0–5.0	2.0–5.0	1343	$1,708	$1.27	3d	11	1.03mi
6413 Sutters Mill Rd New Port Richey, FL	3.0	2.0	1080	$1,575	$1.46	4d	1	1.05mi
5511 Executive Dr Apt E1 New Port Richey, FL	2.0	2.0	1000	$1,459	$1.46	24d	1	1.11mi
5521 Executive Dr Unit D1 New Port Richey, FL	2.0	2.0	1000	$1,379	$1.38	24d	1	1.11mi
5543 Executive Dr Unit B4 New Port Richey, FL	2.0	2.0	1000	$1,459	$1.46	24d	1	1.13mi
5551 Executive Dr New Port Richey, FL	2.0	2.0	1100	$1,459	$1.33	24d	1	1.14mi
6029 Wyoming Ave New Port Richey, FL	2.0	1.0	792	$1,850	$2.34	24d	1	1.18mi
5640 Ferguson Ct #2101 New Port Richey, FL	2.0	2.0	1056	$1,650	$1.56	24d	1	1.20mi
5743 Elm St New Port Richey, FL	2.0	1.0	756	$1,200	$1.59	5d	1	1.20mi
6141 Chesham Dr #8 New Port Richey, FL	2.0	1.5	825	$1,250	$1.52	24d	1	1.25mi
5809 Dailey Ln New Port Richey, FL	2.0	1.0	950	$1,000	$1.05	24d	1	1.25mi
6165 Chesham Dr #9 New Port Richey, FL	2.0	1.5	825	$1,350	$1.64	24d	1	1.27mi
6165 Chesham Dr #5 New Port Richey, FL	2.0	1.5	825	$1,500	$1.82	24d	1	1.27mi
5648 Townhouse Dr New Port Richey, FL	2.0	1.5	900	$1,495	$1.66	24d	1	1.30mi
6036 Chesham Dr #5 New Port Richey, FL	2.0	1.5	825	$1,275	$1.55	5d	1	1.34mi
6332 Pennsylvania Ave New Port Richey, FL	2.0	1.0	962	$1,250	$1.30	20d	1	1.38mi
6332 Pennsylvania Ave New Port Richey, FL	2.0	1.0	920	$1,250	$1.36	24d	1	1.38mi
5543 Gulf Dr New Port Richey, FL	2.0	1.0	744	$1,550	$2.08	17d	1	1.39mi
5844 Sunshine Park Dr New Port Richey, FL	3.0	1.0	672	$1,100	$1.64	3d	1	1.41mi
8135 Brown Pelican Ave New Port Richey, FL	2.0	2.0	1089	$2,000	$1.84	5d	1	1.42mi
6635 Crossbow Ln New Port Richey, FL	2.0	2.0	1082	$1,695	$1.57	18d	1	1.43mi
5805 Delaware Ave New Port Richey, FL	2.0	1.0	700	$1,250	$1.79	24d	1	1.45mi
7828 Hardwick Dr #927 New Port Richey, FL	2.0	2.0	1025	$1,650	$1.61	5d	1	1.46mi
5529 La Salle Ct New Port Richey, FL	2.0	1.0	850	$1,300	$1.53	10d	1	1.46mi

HOA detail

• Monthly dues: $310 · $3,720/yr
• Likely covers: water

Listing history 9 events

1. 2026-06-17
   status $99,900 Pending 13 DOM
2. 2026-06-17
   days on market $99,900 Active 13 DOM
3. 2026-06-16
   days on market $99,900 Active 12 DOM
4. 2026-06-15
   days on market $99,900 Active 11 DOM
5. 2026-06-13
   days on market $99,900 Active 9 DOM
6. 2026-06-09
   days on market $99,900 Active 5 DOM
7. 2026-06-08
   days on market $99,900 Active 4 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $99,900 Active 3 DOM

ⓘ 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: $1,630 · $136/mo
• Projected year-2 tax: $1,630 · $136/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 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 25 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: $18,437
• − Mortgage interest: −$5,596
• − Property taxes: −$1,630
• − Insurance: −$1,297
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − HOA: −$3,720
• − Depreciation: −$2,906
• Taxable income: $338
• Est. tax owed @ 24.0%: −$81
• After-tax cash flow: $1,550/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

• Score: 82/100
• State rank: #67
• US rank: #1139

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pasco County · 524,098 people
• City population: 137,708
• 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

1 event — show timeline

• 2026-06-05 Listed $99,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.5%/yr

Latest (2025): $1,630 · +9.7% YoY. Source: county tax records.