8604 Cameo Dr · Jasmine Estates, FL 34654

$205,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 100 Days on market

Built 2000 9,000 sqft lot Est $148k · 39% over

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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 +21.9/30.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• 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

INCOME PRODUCING PROPERTY!!! These 3 beds 2 bath house has NO HOA and is situated on almost 1/4 acre. Monthly rental income 1500 with a month-to-month lease incase buyer wants to occupy the house or raise the rent.

Key facts

• 9,000 sq ft lot
• Built 2000
• Listed 100 days

Property features AI

Finance

• Other: Property type: Residential; Property sub-type: Manufactured Home; Lot size about 0.21 acres (corner lot); Lot dimensions approximately 180 x 50 x 178 x 38; Living area about 1296 square feet
• Financial info:
• HOA & community: No association indicated

Exterior

• Parking:
• Security:
• Utilities: Public water; Septic tank sewer; Cable available; Electricity available
• Home design: Manufactured double-wide home; Single-story; Faces north
• Construction: Vinyl siding; Shingle roof; Built on pillar/post/pier foundation
• Exterior features: Exterior lighting; Corner lot; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: 3 bedrooms
• Flooring: Vinyl; Pillar/post/pier foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Other heating
• Interior features: Ceiling fans
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $205k.

Deal economics

• At list price, monthly cash flow is $197 ($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 $197k (3.9% below list).
• Recommended offer: $187k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.7% in Jasmine Estates — 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 67/100 on livability (#555 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, 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.
• Zoned schools: Cypress Elementary School (math 43% / reading 43%, grade F, #1,366 of 2,144 statewide, top 64%, 642 students, 68% FRL); River Ridge Middle School (math 53% / reading 49%, grade C, #237 of 571 statewide, top 43%, 1,107 students, 48% FRL); River Ridge High School (math 50% / reading 54%, grade D+, #160 of 667 statewide, top 25%, 1,802 students, 41% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents soft (-1.9%/yr); 360 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 32% of the median local income ($74k/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 $6k 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 100 days — a 9% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago 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.
• Current owner paid $95k; list at $205k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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. 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 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.96% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.73%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $147,744
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9036 Sunshine Blvd	0.66mi	3/2.0	1,296 (0%)	18mo	$148,000	$114	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: -13.2%
• Equity multiple: 0.54×
• Total profit: $-26,476
• Equity at exit: $30,566

10-year hold

• IRR: -9.5%
• Equity multiple: 0.49×
• Total profit: $-29,269
• Equity at exit: $17,725

Cash invested: $57,400 (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 34654

• Home prices YoY: -12.7%
• Rents YoY: -1.9%
• Active inventory: 360
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,971 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$75 /mo · $895/yr
• Insurance: −$85
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $197

Break-even live

Break-even rent $1,722

Max offer price $205,000

Occupancy floor 85%

Sensitivity live

Price	-10% $313	-5% $255	+0% $197	+5% $139	+10% $81
Rent	-10% $41	-5% $119	+0% $197	+5% $274	+10% $352
Rate	-1.0pp $300	-0.5pp $249	base $197	+0.5pp $144	+1.0pp $89

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9300 Whitman Ln Port Richey, FL	3.0	1.0	920	$1,695	$1.84	26d	1	1.01mi
9310 Whitman Ln Port Richey, FL	3.0	1.0	980	$1,350	$1.38	13d	1	1.03mi
8247 Saybrook Dr Port Richey, FL	3.0	1.0	980	$1,550	$1.58	25d	1	1.07mi
8026 Colrain Dr Port Richey, FL	3.0	1.0	1080	$1,545	$1.43	26d	1	1.09mi
7741 Forest Trl #3 Port Richey, FL	2.0	2.0	1010	$1,500	$1.49	26d	1	1.12mi
7542 Red Mill Cir New Port Richey, FL	3.0	2.5	1662	$2,100	$1.26	26d	1	1.19mi
8151 Hixton Dr Port Richey, FL	3.0	1.0	1080	$1,699	$1.57	18d	1	1.19mi
8427 Blue Rock Dr New Port Richey, FL	3.0	2.5	1513	$2,250	$1.49	4d	1	1.19mi
8910 Elm Leaf Ct Port Richey, FL	2.0	2.0	1248	$1,650	$1.32	6d	1	1.20mi
7544 Red Mill Cir New Port Richey, FL	3.0	2.5	1513	$2,200	$1.45	19d	1	1.20mi
8437 Luray Dr Port Richey, FL	2.0	1.0	1038	$1,595	$1.54	5d	1	1.20mi
9100 Hunt Club Ln Port Richey, FL	2.0	2.0	1365	$1,850	$1.36	23d	1	1.22mi
7829 Glencoe Dr New Port Richey, FL	3.0	2.0	1658	$2,295	$1.38	21d	1	1.24mi
9105 Hermitage Ln Port Richey, FL	3.0	2.0	1442	$1,900	$1.32	26d	1	1.29mi
9912 Golden Loop New Port Richey, FL	3.0	2.0	1615	$3,000	$1.86	6d	1	1.29mi
7911 Foxwood Dr New Port Richey, FL	3.0	2.0	1529	$1,749	$1.14	14d	1	1.30mi
8228 Chasco Woods Blvd Port Richey, FL	1.0–3.0	1.0–2.0	966	$1,760	$1.82	0d	22	1.32mi
8102 Chickasaw Ln Port Richey, FL	3.0	2.0	1688	$1,969	$1.17	6d	1	1.41mi
7810 Cayuga Dr New Port Richey, FL	2.0	2.0	1838	$1,973	$1.07	6d	1	1.42mi
7605 Embassy Blvd Unit 1 Port Richey, FL	3.0	2.0	1469	$2,350	$1.60	26d	1	1.44mi
7605 Embassy Blvd Port Richey, FL	3.0	2.0	1278	$2,350	$1.84	14d	1	1.44mi
9202 Suffolk Ln Port Richey, FL	2.0	2.0	1038	$1,450	$1.40	26d	1	1.46mi
9202 Suffolk Ln Port Richey, FL	2.0	2.0	1038	$1,450	$1.40	16d	1	1.46mi
9141 Suffolk Ln Port Richey, FL	3.0	2.0	1512	$1,775	$1.17	0d	1	1.48mi
7435 San Miguel Dr Port Richey, FL	2.0	2.0	1136	$1,500	$1.32	22d	1	1.48mi
9130 Chatam Ln Port Richey, FL	2.0	2.0	1212	$1,623	$1.34	23d	1	1.48mi
7501 San Moritz Dr Port Richey, FL	3.0	2.0	1412	$1,600	$1.13	26d	1	1.48mi

Listing history 25 events

1. 2026-06-18
   days on market $205,000 Active 100 DOM
2. 2026-06-17
   days on market $205,000 Active 99 DOM
3. 2026-06-16
   days on market $205,000 Active 98 DOM
4. 2026-06-15
   days on market $205,000 Active 97 DOM
5. 2026-06-13
   pricedays on market $205,000 Active 95 DOM
6. 2026-06-09
   days on market $210,000 Active 91 DOM
7. 2026-06-08
   days on market $210,000 Active 90 DOM
8. 2026-06-07
   days on market $210,000 Active 89 DOM
9. 2026-06-04
   days on market $210,000 Active 86 DOM
10. 2026-06-03
    days on market $210,000 Active 85 DOM
11. 2026-06-02
    days on market $210,000 Active 84 DOM
12. 2026-06-01
    days on market $210,000 Active 83 DOM
13. 2026-05-31
    days on market $210,000 Active 82 DOM
14. 2026-03-10
    listed $210,000 Active 214-char remark

    Show marketing remark (214 chars)

    INCOME PRODUCING PROPERTY!!! These 3 beds 2 bath house has NO HOA and is situated on almost 1/4 acre. Monthly rental income 1500 with a month-to-month lease incase buyer wants to occupy the house or raise the rent.

15. 2026-03-10
    listed $210,000 Active

    Show marketing remark (214 chars)

    INCOME PRODUCING PROPERTY!!! These 3 beds 2 bath house has NO HOA and is situated on almost 1/4 acre. Monthly rental income 1500 with a month-to-month lease incase buyer wants to occupy the house or raise the rent.

16. 2021-06-09
    soldstatus $95,000
17. 2021-05-21
    soldstatus $95,000 Closed 474-char remark

    Show marketing remark (474 chars)

    Purchase to Live In or Investor Alert!! Turnkey Rental Property for Sale. Mobile (3/2) rented @ $950 month plus adjoining waterfront lots 15 & 1/2 lot 14 on LAKE WORRELL Included With Sale. CASH OFFERS Only per Seller. Roof replaced within 5 years, 2nd Bath recently remodeled. Longer term tenants now on MTM - Great OPPORTUNITY to sign existing tenant to yearly lease at current rate or make adjustments to higher rent. Pictures are current and mobile in good shape.

18. 2021-05-06
    status Pending 474-char remark

    Show marketing remark (474 chars)

    Purchase to Live In or Investor Alert!! Turnkey Rental Property for Sale. Mobile (3/2) rented @ $950 month plus adjoining waterfront lots 15 & 1/2 lot 14 on LAKE WORRELL Included With Sale. CASH OFFERS Only per Seller. Roof replaced within 5 years, 2nd Bath recently remodeled. Longer term tenants now on MTM - Great OPPORTUNITY to sign existing tenant to yearly lease at current rate or make adjustments to higher rent. Pictures are current and mobile in good shape.

19. 2021-04-19
    listed $110,000 Active 474-char remark

    Show marketing remark (474 chars)

    Purchase to Live In or Investor Alert!! Turnkey Rental Property for Sale. Mobile (3/2) rented @ $950 month plus adjoining waterfront lots 15 & 1/2 lot 14 on LAKE WORRELL Included With Sale. CASH OFFERS Only per Seller. Roof replaced within 5 years, 2nd Bath recently remodeled. Longer term tenants now on MTM - Great OPPORTUNITY to sign existing tenant to yearly lease at current rate or make adjustments to higher rent. Pictures are current and mobile in good shape.

20. 2021-04-19
    historical

    Show marketing remark (474 chars)

    Purchase to Live In or Investor Alert!! Turnkey Rental Property for Sale. Mobile (3/2) rented @ $950 month plus adjoining waterfront lots 15 & 1/2 lot 14 on LAKE WORRELL Included With Sale. CASH OFFERS Only per Seller. Roof replaced within 5 years, 2nd Bath recently remodeled. Longer term tenants now on MTM - Great OPPORTUNITY to sign existing tenant to yearly lease at current rate or make adjustments to higher rent. Pictures are current and mobile in good shape.

21. 2021-04-16
    listed $110,000 Active
22. 2018-07-26
    historical
23. 2018-01-26
    price $87,000
24. 2017-12-08
    listed $89,000 Active
25. 2008-04-03
    listed $59,900

ⓘ 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: $895 · $75/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$807/yr (+$67/mo · 90.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone A · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥108°F today · 21 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: $23,648
• − Mortgage interest: −$11,483
• − Property taxes: −$895
• − Insurance: −$2,528
• − Repairs & maintenance: −$1,892
• − Management: −$1,892
• − Depreciation: −$5,964
• Taxable loss: −$1,004
• Est. tax savings @ 24.0%: +$241
• After-tax cash flow: $2,601/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 — Jasmine Estates

• Score: 67/100
• State rank: #555
• US rank: #10561

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+250.6% since first listed

12 events — show timeline

• 2026-03-10 Listed $210,000 HCAR
• 2026-03-10 Listed $210,000 Stellar MLS as Distributed by MLS Grid
• 2021-06-09 Sold (Public Records) $95,000 Public Records
• 2021-05-21 Sold (MLS) $95,000 Stellar MLS as Distributed by MLS Grid
• 2021-05-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-04-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-04-19 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-16 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2018-07-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-01-26 Price Changed $87,000 Stellar MLS as Distributed by MLS Grid
• 2017-12-08 Listed $89,000 Stellar MLS as Distributed by MLS Grid
• 2008-04-03 Listed $59,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.2%/yr

Latest (2025): $895 · +11.4% YoY. Source: county tax records.