17544 Galveston St · Shady Hills, FL 34610

$160,000

3 bd · 2.0 ba · 1,092 sqft · Manufactured · 9 Days on market

Built 1994 1.13 ac lot Est $250k · 36% under ↓ 38% 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Handyman Special with Tremendous Potential on 1.13 Acres in Pasco County, Florida Opportunity awaits with this 1994 mobile home offering 1,092 square feet of living space, featuring 3 bedrooms and 2 bathrooms. Situated on a spacious 1.13-acre lot, this property is perfect for those looking to invest or create their own private retreat. Ideal as an investment property to finish and sell or rent, or for someone ready to complete renovations and make it their own. The home includes both a screened back porch--ideal for enjoying Florida evenings--and an additional open back porch. A ramp provides convenient access to the front door. The land is partially fenced. While there is currently no w

Key facts

• 1.13 acre lot
• Built 1994
• Listed 9 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Electricity connected; Sewer connected (septic tank); Cable available; No water service (water not available / water source: none)
• Home design: Residential mobile home (double wide); One level; Fixer condition
• Construction: Aluminum siding; Shingle roof
• Exterior features: Covered, screened rear porch; Other outbuilding(s); Corner lot with many trees; Irregular lot; Paved road frontage on a county road; Agricultural use allowed

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Ceiling fans
• Laundry & utility: In-unit washer hookup; In-unit electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 10.4% vs local median 3.5% in Shady Hills — 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 69/100 on livability (#467 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, commute D+.
• 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: 252 active listings in the ZIP; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 20y 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 $105k; list at $160k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.31% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.63%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $250,068
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17544 Galveston St	0.00mi	3/2.0	1,092 (0%)	1mo	$160,000	$147	99
17609 Greensboro St	0.19mi	3/2.0	1,248 (+14%)	4mo	$283,000	$227	64
17719 Bosley Dr	0.71mi	3/2.0	1,080 (-1%)	10mo	$283,500	$263	57
17511 Carthage Ave	0.67mi	2/2.0 (-1)	1,008 (-8%)	6mo	$264,000	$262	45
18009 Drayton St	0.45mi	3/2.0	960 (-12%)	18mo	$220,000	$229	44
17718 Rockledge Ave	0.73mi	3/2.0	1,252 (+15%)	4mo	$155,000	$124	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.20×
• Total profit: $8,893
• Equity at exit: $23,857

10-year hold

• IRR: 14.6%
• Equity multiple: 2.18×
• Total profit: $52,668
• 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 34610

• Home prices YoY: -13.8%
• Active inventory: 252
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,091 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $546

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 69%

Sensitivity live

Price	-10% $657	-5% $601	+0% $546	+5% $491	+10% $436
Rent	-10% $381	-5% $464	+0% $546	+5% $629	+10% $711
Rate	-1.0pp $627	-0.5pp $587	base $546	+0.5pp $505	+1.0pp $463

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: —

Listing history 16 events

1. 2026-05-15
   status Pending
2. 2026-05-06
   listed $160,000 Active
3. 2025-12-31
   historical
4. 2025-12-31
   historical
5. 2025-03-24
   price $335,000
6. 2025-03-24
   price $335,000
7. 2024-12-23
   listed $345,000 Active
8. 2024-12-23
   listed $345,000 Active
9. 2017-05-10
   soldstatus $105,000
10. 2017-05-10
    soldstatus $105,000
11. 2017-04-18
    listed $114,900
12. 2017-04-18
    listed $114,900
13. 2009-10-29
    soldstatus $85,000
14. 2009-07-15
    listed $99,500
15. 2008-09-01
    listed $150,000
16. 2006-02-24
    listed $259,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 26 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,093
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$4,655
• Taxable income: $4,261
• Est. tax owed @ 24.0%: −$1,023
• After-tax cash flow: $5,532/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 — Shady Hills

• Score: 69/100
• State rank: #467
• US rank: #8437

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shady Hills, FL
• Population (ZIP): 16,544

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 12% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 3%
• Common ancestry: Romanian 3% Serbian 2% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica, Vietnam
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 1% Vietnamese 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: ▼ -55.13%
• Current HPI: 342.8714
• Rent YoY: —
• Metro: —
• 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

-38.4% since first listed

16 events — show timeline

• 2026-05-15 Pending — HCAR
• 2026-05-06 Listed $160,000 HCAR
• 2025-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Listing Removed — HCAR
• 2025-03-24 Price Changed $335,000 HCAR
• 2025-03-24 Price Changed $335,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-23 Listed $345,000 HCAR
• 2024-12-23 Listed $345,000 Stellar MLS as Distributed by MLS Grid
• 2017-05-10 Sold (MLS) $105,000 St. Augustine and St. Johns County Board of REALTORS®
• 2017-05-10 Sold (MLS) $105,000 HCAR
• 2017-04-18 Listed $114,900 St. Augustine and St. Johns County Board of REALTORS®
• 2017-04-18 Listed $114,900 HCAR
• 2009-10-29 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid
• 2009-07-15 Listed $99,500 Stellar MLS as Distributed by MLS Grid
• 2008-09-01 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2006-02-24 Listed $259,900 Stellar MLS as Distributed by MLS Grid