6708 Medlar Dr · New Port Richey East, FL 34653

$224,900

2 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 120 Days on market

Built 1980 6,900 sqft lot Est $300k · 25% under

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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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Schools +4.3/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of New Port Richey, this amazing 4 bedroom, 2 bath home is as relaxing as it is beautiful. The property features a new roof, new A/C, new hot water heater, and new interior and exterior paint. This home is the definition of "MOVE IN READY. " It looks like a new home. The home has an open floor plan, an updated kitchen with newer appliances, and a beautiful fenced, shaded back yard with a finished deck. It is on a quiet street and has no HOA or CDD fees! This will not last long. Call me to schedule your showing today!

Key facts

• 6,900 sq ft lot
• Built 1980
• Listed 120 days

Tags

• LARGE FENCED-IN BACKYARD
• GREAT LOCATION NEAR DOWNTOWN
• LOCAL PARKS SHOPPING DINING
• QUIET RESIDENTIAL SETTING

Property features AI

Finance

• Other: Lease restrictions apply
• HOA & community: No association (no HOA)

Exterior

• Utilities: Public water; Septic tank sewer; Other utilities
• Home design: Single family residence; One story; Faces east
• Construction: Stucco exterior; Shingle roof; Block foundation; Built on a 0.16-acre lot
• Exterior features: Private mailbox; Wood fencing; Asphalt road access

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen/family room combo; Open floorplan; Split bedroom layout; 5 total rooms
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/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 $195k (13.3% below list).
• Recommended offer: $195k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• Zoned schools: Cotee River Elementary School (math 42% / reading 45%, grade F, #1,345 of 2,144 statewide, top 64%, 551 students, 84% 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 81% FRL vs 48% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 37% at this address vs 51% district-wide (-14 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.9%/yr); 306 active listings in the ZIP; 20 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).
• At $1,949/mo this rent would consume 47% of the median local household income ($50k/yr) (locally 1439% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 120 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $42k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $170k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $194,899 (13.3% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.87% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $299,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6633 Hone St	0.20mi	3/2.0 (+1)	1,505 (-4%)	1mo	$289,000	$192	79
7631 Cypress Knoll Dr	0.25mi	3/2.0 (+1)	1,530 (-2%)	8mo	$329,900	$216	74
6617 Hone St	0.21mi	3/2.0 (+1)	1,544 (-1%)	18mo	$290,000	$188	69
7931 Rusty Oak Dr	0.51mi	2/2.0	1,560 (0%)	14mo	$300,000	$192	64
7124 Cypress Knoll Dr	0.63mi	3/2.0 (+1)	1,628 (+4%)	4mo	$350,000	$215	55
6615 Parkside Dr	0.62mi	3/2.0 (+1)	1,537 (-2%)	12mo	$288,000	$187	53
7102 Hollybay Rd	0.35mi	3/1.5 (+1)	1,386 (-11%)	7mo	$200,000	$144	52
7850 Raintree Dr	0.68mi	3/2.0 (+1)	1,464 (-6%)	5mo	$310,000	$212	49
7801 Cherrytree Ln	0.67mi	3/2.0 (+1)	1,511 (-3%)	13mo	$270,000	$179	48
7706 Cherrytree Ln	0.75mi	3/2.0 (+1)	1,615 (+4%)	8mo	$280,000	$173	48
6819 Parkside Dr	0.60mi	3/2.0 (+1)	1,372 (-12%)	2mo	$258,000	$188	45
7919 Rusty Oak Dr	0.48mi	3/2.0 (+1)	1,736 (+11%)	12mo	$415,000	$239	43

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: -16.1%
• Equity multiple: 0.44×
• Total profit: $-35,148
• Equity at exit: $33,533

10-year hold

• IRR: -13.7%
• Equity multiple: 0.30×
• Total profit: $-43,789
• Equity at exit: $19,445

Cash invested: $62,972 (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: 306
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,949 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$156 /mo · $1,870/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $111

Break-even live

Break-even rent $1,809

Max offer price $224,900

Occupancy floor 89%

Sensitivity live

Price	-10% $238	-5% $174	+0% $111	+5% $47	+10% $-17
Rent	-10% $-43	-5% $34	+0% $111	+5% $188	+10% $265
Rate	-1.0pp $224	-0.5pp $168	base $111	+0.5pp $52	+1.0pp $-7

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6692 Homebound Way New Port Richey, FL	2.0	2.0	1630	$2,600	$1.60	26d	1	0.79mi
6692 Homebound Way New Port Richey, FL	2.0	2.0	1613	$2,595	$1.61	1d	1	0.79mi
7039 Lenox Dr New Port Richey, FL	3.0	2.0	1300	$1,795	$1.38	14d	1	0.86mi
6474 Taylor Ct New Port Richey, FL	3.0	2.0	1620	$2,400	$1.48	12d	1	0.90mi
6635 Crossbow Ln New Port Richey, FL	2.0	2.0	1082	$1,695	$1.57	19d	1	0.90mi
7810 Cayuga Dr New Port Richey, FL	2.0	2.0	1838	$1,973	$1.07	6d	1	0.94mi
7212 Carlton Arms Dr New Port Richey, FL	2.0	1.0–2.0	877	$1,609	$1.83	26d	1	0.99mi
7911 Foxwood Dr New Port Richey, FL	3.0	2.0	1529	$1,749	$1.14	14d	1	1.03mi
7544 Red Mill Cir New Port Richey, FL	3.0	2.5	1513	$2,200	$1.45	19d	1	1.04mi
7542 Red Mill Cir New Port Richey, FL	3.0	2.5	1662	$2,100	$1.26	26d	1	1.05mi
8427 Blue Rock Dr New Port Richey, FL	3.0	2.5	1513	$2,250	$1.49	4d	1	1.09mi
6548 Batea Ter New Port Richey, FL	3.0	2.0	1120	$1,800	$1.61	26d	1	1.14mi
6447 Eric Dr New Port Richey, FL	2.0	2.0	1133	$1,400	$1.24	26d	1	1.20mi
7829 Glencoe Dr New Port Richey, FL	3.0	2.0	1658	$2,295	$1.38	21d	1	1.20mi
6430 Polk St New Port Richey, FL	3.0	2.0	1270	$1,800	$1.42	23d	1	1.26mi
6405 Eric Dr New Port Richey, FL	2.0	2.0	1133	$1,400	$1.24	26d	1	1.26mi
8102 Chickasaw Ln Port Richey, FL	3.0	2.0	1688	$1,969	$1.17	6d	1	1.37mi
7704 Riverdale Dr New Port Richey, FL	3.0	2.0	1320	$1,811	$1.37	1d	1	1.43mi
6947 Bottle Brush Dr Port Richey, FL	3.0	2.0	2121	$2,000	$0.94	26d	1	1.47mi
8504 Shallow Creek Ct New Port Richey, FL	3.0	2.5	1686	$2,050	$1.22	26d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $224,900 Active 120 DOM
2. 2026-06-17
   pricedays on market $224,900 Active 119 DOM
3. 2026-06-16
   days on market $249,900 Active 118 DOM
4. 2026-06-15
   days on market $249,900 Active 117 DOM
5. 2026-06-13
   days on market $249,900 Active 115 DOM
6. 2026-06-09
   days on market $249,900 Active 111 DOM
7. 2026-06-08
   days on market $249,900 Active 110 DOM
8. 2026-06-07
   days on market $249,900 Active 109 DOM
9. 2026-06-04
   days on market $249,900 Active 106 DOM
10. 2026-06-03
    days on market $249,900 Active 105 DOM
11. 2026-06-02
    days on market $249,900 Active 104 DOM
12. 2026-06-01
    days on market $249,900 Active 103 DOM
13. 2026-05-31
    days on market $249,900 Active 102 DOM
14. 2026-04-17
    price $249,900
15. 2026-04-13
    status Active
16. 2026-04-12
    historical
17. 2026-02-17
    listed $267,000 Active
18. 2018-09-25
    soldstatus $170,000
19. 2018-09-24
    soldstatus $170,000 Sold 553-char remark

    Show marketing remark (553 chars)

    Located in the heart of New Port Richey, this amazing 4 bedroom, 2 bath home is as relaxing as it is beautiful. The property features a new roof, new A/C, new hot water heater, and new interior and exterior paint. This home is the definition of "MOVE IN READY. " It looks like a new home. The home has an open floor plan, an updated kitchen with newer appliances, and a beautiful fenced, shaded back yard with a finished deck. It is on a quiet street and has no HOA or CDD fees! This will not last long. Call me to schedule your showing today!

20. 2018-07-20
    status Pending 553-char remark

    Show marketing remark (553 chars)

    Located in the heart of New Port Richey, this amazing 4 bedroom, 2 bath home is as relaxing as it is beautiful. The property features a new roof, new A/C, new hot water heater, and new interior and exterior paint. This home is the definition of "MOVE IN READY. " It looks like a new home. The home has an open floor plan, an updated kitchen with newer appliances, and a beautiful fenced, shaded back yard with a finished deck. It is on a quiet street and has no HOA or CDD fees! This will not last long. Call me to schedule your showing today!

21. 2018-07-05
    listed $179,900 Active 553-char remark

    Show marketing remark (553 chars)

    Located in the heart of New Port Richey, this amazing 4 bedroom, 2 bath home is as relaxing as it is beautiful. The property features a new roof, new A/C, new hot water heater, and new interior and exterior paint. This home is the definition of "MOVE IN READY. " It looks like a new home. The home has an open floor plan, an updated kitchen with newer appliances, and a beautiful fenced, shaded back yard with a finished deck. It is on a quiet street and has no HOA or CDD fees! This will not last long. Call me to schedule your showing today!

22. 2008-12-23
    soldstatus $126,000
23. 2008-12-16
    soldstatus $125,981 457-char remark

    Show marketing remark (457 chars)

    Incredibly Beautiful 4 Bedroom 2 Bath home. Spacious home with large open floor plan. Beautiful Master Suite featuring a custom master bathroom with beautiful tile shower and large granite vanity. All wood new custom maple kitchen, new appliances, new bathrooms, new custom lighting, new ceramic tile, new plush carpeting and new paint, New exterior paint, new windows, beautiful landscaping and a great family neighborhood with no flood insurance required.

24. 2008-09-17
    listed $124,900 457-char remark

    Show marketing remark (457 chars)

    Incredibly Beautiful 4 Bedroom 2 Bath home. Spacious home with large open floor plan. Beautiful Master Suite featuring a custom master bathroom with beautiful tile shower and large granite vanity. All wood new custom maple kitchen, new appliances, new bathrooms, new custom lighting, new ceramic tile, new plush carpeting and new paint, New exterior paint, new windows, beautiful landscaping and a great family neighborhood with no flood insurance required.

25. 2008-07-02
    soldstatus $50,000
26. 2008-06-18
    soldstatus $50,000
27. 2008-05-05
    listed $69,000
28. 1987-08-01
    soldstatus $43,500

ⓘ 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: $1,870 · $156/mo
• Projected year-2 tax: $1,870 · $156/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 3/10 Moderate
• 🌡 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: $23,388
• − Mortgage interest: −$12,598
• − Property taxes: −$1,870
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$6,543
• Taxable loss: −$2,489
• Est. tax savings @ 24.0%: +$597
• After-tax cash flow: $1,927/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

• Census place: New Port Richey East, FL
• 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

+474.5% since first listed

15 events — show timeline

• 2026-04-17 Price Changed $249,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Listed $267,000 Stellar MLS as Distributed by MLS Grid
• 2018-09-25 Sold (Public Records) $170,000 Public Records
• 2018-09-24 Sold (MLS) $170,000 Stellar MLS as Distributed by MLS Grid
• 2018-07-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-07-05 Listed $179,900 Stellar MLS as Distributed by MLS Grid
• 2008-12-23 Sold (Public Records) $126,000 Public Records
• 2008-12-16 Sold (MLS) $125,981 Stellar MLS as Distributed by MLS Grid
• 2008-09-17 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2008-07-02 Sold (Public Records) $50,000 Public Records
• 2008-06-18 Sold (MLS) $50,000 Stellar MLS as Distributed by MLS Grid
• 2008-05-05 Listed $69,000 Stellar MLS as Distributed by MLS Grid
• 1987-08-01 Sold (Public Records) $43,500 Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,870 · +2.9% YoY. Source: county tax records.