4935 Largo Ter · New Port Richey, FL 34652

$96,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 195 Days on market

Built 1963 1.37 ac lot ↓ 41% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Investor alert! This rare portfolio includes 3 parcels totaling 1.37 acres in a prime location offering endless potential for builders ready to take advantage of the R4 zoning. Offering a great opportunity for redevelopment in a desirable location. Whether you're planning a new build or an investment project, this lot provides a clean slate. Think of the possibilities: Rebuild and maximize the waterfront views of the Bayou. Develop across all three parcels for a larger project. It’s priced with that in mind and represents a unique opportunity for those with vision. The layout is functional, the land is spacious, and the waterfront setting adds

Key facts

• Just over an acre
• Waterfront view
• Waterfront home

Tags

• WATERFRONT HOME
• WATERFRONT VIEW
• R4 ZONING
• 3 SPACIOUS PARCELS
• JUST OVER AN ACRE
• NEAR TOP AMENITIES

Property features AI

Finance

• Other: Total acreage between 1 and less than 2 acres (1.37 acres reported across 3 lots); Paved road access; Living area reported as 912 sq ft (public records); building area reported as 1,504 sq ft; Universal property ID on file
• Financial info: No lease restrictions noted
• HOA & community: No association indicated

Exterior

• Parking: Attached garage (1 garage space)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Residential property; One story; Faces south; Has additional parcels; Zoned R4
• Construction: Block construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Other exterior features; On waterfront (Bayou) with water view and water access

Interior

• Kitchen: Other appliances
• Bedrooms: 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Other interior features
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $35 ($422/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 1.9% 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.
• Zoned schools: Richey Elementary School (math 34% / reading 39%, grade F, #1,656 of 2,144 statewide, top 78%, 650 students, 89% FRL); Gulf Middle School (math 34% / reading 33%, grade F, #428 of 571 statewide, top 76%, 901 students, 83% FRL); Gulf High School (math 32% / reading 34%, grade F, #406 of 667 statewide, top 61%, 1,465 students, 76% FRL) — zoned schools average 83% FRL vs 48% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 51% district-wide (-17 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 644 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 ($57k/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 $664 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

• It's been on market 195 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $67k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 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 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.56% ✓
• Cap rate: 12.06%
• Cash-on-cash: 20.61%
• DSCR: 1.92
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $200,686
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7202 Oelsner St	0.40mi	2/1.0	912 (0%)	2mo	$176,800	$194	80
6634 Del Prado Ter	0.10mi	2/1.0	992 (+9%)	8mo	$100,000	$101	75
7214 Oakwood Dr	0.42mi	2/2.0	920 (+1%)	4mo	$185,000	$201	71
6608 Manor Beach Rd	0.15mi	2/1.0	800 (-12%)	2mo	$105,000	$131	71
7208 Oelsner St	0.41mi	2/1.0	860 (-6%)	4mo	$119,900	$139	68
7138 Oakwood Dr	0.37mi	3/1.0 (+1)	868 (-5%)	2mo	$98,000	$113	68
7320 Oelsner St	0.53mi	2/1.0	936 (+3%)	4mo	$196,000	$209	68
5333 Dartmouth Rd	0.48mi	2/1.0	864 (-5%)	5mo	$280,000	$324	65
7340 Royal Palm Dr	0.55mi	2/1.0	887 (-3%)	6mo	$90,000	$101	65
7207 Wedgewood Dr	0.44mi	2/1.0	990 (+9%)	2mo	$240,000	$242	63
7311 Oelsner St	0.51mi	3/2.0 (+1)	876 (-4%)	2mo	$115,000	$131	59
7132 Oelsner St	0.35mi	3/1.0 (+1)	1,019 (+12%)	4mo	$166,000	$163	56

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 · 0.72% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.39×
• Total profit: $-16,359
• Equity at exit: $14,314

10-year hold

• IRR: -19.6%
• Equity multiple: 0.14×
• Total profit: $-23,240
• Equity at exit: $8,300

Cash invested: $26,880 (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 34652

• Home prices YoY: -26.1%
• Rents YoY: 0.7%
• Active inventory: 644
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,499 high
• Mortgage (P&I): −$503
• Tax from tax record: −$179 /mo · $2,149/yr
• Insurance: −$40
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $35

Break-even live

Break-even rent $1,455

Max offer price $96,000

Occupancy floor 93%

Sensitivity live

Price	-10% $89	-5% $62	+0% $35	+5% $8	+10% $-19
Rent	-10% $-83	-5% $-24	+0% $35	+5% $94	+10% $154
Rate	-1.0pp $83	-0.5pp $60	base $35	+0.5pp $10	+1.0pp $-15

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6640 Del Prado Ter New Port Richey, FL	3.0	1.0	912	$1,450	$1.59	26d	1	0.10mi
7023 Oakwood Dr New Port Richey, FL	3.0	2.0	1032	$1,800	$1.74	22d	1	0.24mi
7133 Pinewood Dr New Port Richey, FL	2.0	1.0	1000	$1,350	$1.35	6d	1	0.36mi
5335 Palmetto Rd New Port Richey, FL	2.0	1.0	800	$1,475	$1.84	26d	1	0.42mi
7013 Green St New Port Richey, FL	3.0	2.0	1104	$1,500	$1.36	3d	1	0.45mi
6931 Julia Ct New Port Richey, FL	1.0–2.0	1.0	800	$1,495	$1.87	4d	4	0.46mi
6916 Julia Ct Unit 6916 Port Richey, FL	1.0	1.0	700	$1,050	$1.50	23d	1	0.47mi
7124 Green St New Port Richey, FL	2.0	1.0	1000	$1,195	$1.20	3d	1	0.54mi
5321 Avery Rd Unit 1 New Port Richey, FL	2.0	1.0	720	$1,150	$1.60	4d	1	0.57mi
7353 Royal Palm Dr New Port Richey, FL	3.0	2.0	1048	$1,550	$1.48	26d	1	0.57mi
5500 Main St New Port Richey, FL	2.0	2.0	1231	$1,733	$1.41	4d	6	0.63mi
5852 Sea Forest Dr Port Richey, FL	2.0	1.0	875	$1,161	$1.33	26d	1	0.76mi
6921 Washington St Unit 3Apt 3 Port Richey, FL	2.0	1.0	750	$1,269	$1.69	22d	1	0.76mi
5800 Virginia Ave New Port Richey, FL	2.0	1.0	900	$1,495	$1.66	22d	1	0.82mi
5800 Virginia Ave New Port Richey, FL	2.0	1.0	900	$1,550	$1.72	14d	1	0.82mi
6332 Grand Blvd Port Richey, FL	2.0	2.0	894	$1,962	$2.20	0d	3	0.84mi
7026 Washington St New Port Richey, FL	1.0	1.0	600	$1,150	$1.92	5d	1	0.85mi
7026 Washington St New Port Richey, FL	1.0	1.0	600	$1,000	$1.67	19d	1	0.85mi
7018 Washington St New Port Richey, FL	2.0	1.0	700	$1,200	$1.71	0d	1	0.85mi
5847 Nebraska Ave New Port Richey, FL	1.0	1.0	900	$1,350	$1.50	26d	1	0.98mi
5805 Delaware Ave New Port Richey, FL	2.0	1.0	700	$1,250	$1.79	26d	1	1.02mi
5567 Sea Forest Dr New Port Richey, FL	2.0–3.0	2.0–3.0	1335	$1,795	$1.34	14d	2	1.09mi
5634 Charles St New Port Richey, FL	3.0	1.5	960	$1,700	$1.77	26d	1	1.09mi
4823 Ebbtide Ln Port Richey, FL	2.0	2.0	1098	$1,800	$1.64	5d	1	1.12mi
4823 Ebbtide Ln #301 Port Richey, FL	2.0	2.0	1098	$2,200	$2.00	26d	1	1.12mi
5741 Tennessee Ave New Port Richey, FL	1.0	1.0	700	$1,200	$1.71	26d	1	1.13mi
7731 Chapel Ave Port Richey, FL	2.0	1.0	828	$1,250	$1.51	26d	1	1.15mi
6120 Indiana Ave New Port Richey, FL	2.0	1.0	676	$1,299	$1.92	5d	1	1.16mi
7730 Washington St Port Richey, FL	2.0	1.0	840	$1,575	$1.88	16d	1	1.21mi
7730 Washington St Port Richey, FL	3.0	1.0	1040	$1,575	$1.51	26d	1	1.21mi
5529 La Salle Ct New Port Richey, FL	2.0	1.0	850	$1,250	$1.47	0d	1	1.25mi
5809 Dailey Ln New Port Richey, FL	2.0	1.0	950	$1,000	$1.05	26d	1	1.28mi
6029 Wyoming Ave New Port Richey, FL	2.0	1.0	792	$1,850	$2.34	26d	1	1.29mi
4948 Getner St New Port Richey, FL	2.0	1.0	722	$1,350	$1.87	26d	1	1.30mi
5543 Gulf Dr New Port Richey, FL	2.0	1.0	744	$1,550	$2.08	18d	1	1.31mi
4922 Filner St New Port Richey, FL	1.0	1.0	540	$1,000	$1.85	23d	1	1.32mi
5640 Ferguson Ct #2101 New Port Richey, FL	2.0	2.0	1056	$1,650	$1.56	26d	1	1.33mi
5648 Townhouse Dr New Port Richey, FL	2.0	1.5	900	$1,495	$1.66	26d	1	1.34mi
4944 Elkner St New Port Richey, FL	2.0	1.0	722	$1,350	$1.87	23d	1	1.35mi
4533 Marine Pkwy #101 New Port Richey, FL	2.0	2.0	1066	$1,795	$1.68	19d	1	1.39mi

Listing history 6 events

1. 2026-05-21
   status Pending
2. 2026-03-17
   status Active
3. 2026-03-14
   status Pending
4. 2026-03-07
   price $96,000
5. 2026-01-05
   price $154,000
6. 2025-11-04
   listed $163,000 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: $2,149 · $179/mo
• Projected year-2 tax: $2,149 · $179/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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: $17,988
• − Mortgage interest: −$5,377
• − Property taxes: −$2,149
• − Insurance: −$5,598
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$2,793
• Taxable loss: −$808
• Est. tax savings @ 24.0%: +$194
• After-tax cash flow: $616/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): 27,444
• Household income: $56,931
• Rent vs Own: 36.4% rent · 63.6% own
• Severe rent burden: 1190.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 13% Two or more races 9% Black 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 4%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -109.49%
• Current HPI: 310.8347
• Rent YoY: ▲ 0.72%
• 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

-41.1% since first listed

6 events — show timeline

• 2026-05-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-07 Price Changed $96,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $154,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Listed $163,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2025): $2,149 · +3.5% YoY. Source: county tax records.