7613 Washington St · Port Richey, FL 34668

$199,900

2 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 7 Days on market

Built 1985 0.39 ac lot Est $222k · 10% under

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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).

• ARV discount +12.0/15.0
• Cash flow +11.2/30.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

COUNTRY FELLING - . 39 Acres - large fenced rear yard great for outdoor activities or just parking that RV or Boat. 3 spacious bedrooms and 2 bath accentuate this home. Close to US 19 near transportation and all shopping conveniences. Priced to sell quickly. This is a Fannie Mae Homepath property. Room sizes are approximate.

Key facts

• Everyday amenities
• Large walk-in closet
• Neighborhood parks

Tags

• DURABLE FORMICA COUNTERTOPS
• LARGE WALK-IN CLOSET
• FULLY FENCED-IN BACKYARD
• CLOSE TO LOCAL SCHOOLS
• NEIGHBORHOOD PARKS
• EVERYDAY AMENITIES

Property features AI

Finance

• Other: Zoned R2; Homestead not indicated; CDD not indicated
• HOA & community: No HOA association indicated; Pets allowed

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single-family residence; Residential property; One story; North-facing entry
• Construction: Concrete construction; Shingle roof; Slab foundation; Built on a 0.39-acre lot
• Exterior features: Rain gutters; Level lot; Near public transit; Asphalt road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Family room; 5 total rooms
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-144 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (16.7% below list).
• Recommended offer: $167k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 1.0% in 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 72/100 on livability (#368 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment 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: Richey Elementary School (math 34% / reading 39%, grade F, #1,656 of 2,144 statewide, top 78%, 650 students, 89% 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 35% at this address vs 51% district-wide (-16 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.3%/yr); 577 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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 $60k; list at $200k implies a 234% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $166,563 (16.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $222,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6204 Langston Ave	0.52mi	3/2.0 (+1)	1,154 (-1%)	5mo	$260,000	$225	61
7114 Carlow St	0.66mi	2/2.0	1,195 (+2%)	1mo	$234,900	$197	60
6351 Sutherland Ave	0.66mi	2/1.5	1,152 (-2%)	5mo	$240,000	$208	60
5218 Limestone Dr	0.51mi	3/2.0 (+1)	1,136 (-3%)	6mo	$110,000	$97	57
7361 Royal Palm Dr	0.62mi	2/1.0	1,080 (-8%)	2mo	$80,000	$74	57
7403 Heather St	0.57mi	2/1.5	1,058 (-10%)	2mo	$140,000	$132	54
6244 Kentfield Ave	0.63mi	2/2.0	1,264 (+8%)	2mo	$240,000	$190	51
8138 Papaya St	0.57mi	2/2.0	1,285 (+10%)	6mo	$266,000	$207	48
6345 Bandura Ave	0.66mi	2/2.0	1,264 (+8%)	7mo	$175,000	$138	46
7304 Royal Palm Dr	0.68mi	2/2.0	1,262 (+8%)	8mo	$259,000	$205	44
6350 Lomand Ave	0.67mi	2/2.0	1,028 (-12%)	4mo	$185,000	$180	41
6102 Massachusetts Ave	0.74mi	3/2.0 (+1)	1,265 (+8%)	8mo	$210,000	$166	36

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 · 1.28% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.21×
• Total profit: $-44,334
• Equity at exit: $29,806

10-year hold

• IRR: -23.9%
• Equity multiple: -0.10×
• Total profit: $-61,364
• Equity at exit: $17,284

Cash invested: $55,972 (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 34668

• Home prices YoY: -17.4%
• Rents YoY: 1.3%
• Active inventory: 577
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,666 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$262 /mo · $3,143/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-144

Break-even live

Break-even rent $1,848

Max offer price $174,435

Occupancy floor —

Sensitivity live

Price	-10% $-31	-5% $-88	+0% $-144	+5% $-201	+10% $-257
Rent	-10% $-276	-5% $-210	+0% $-144	+5% $-78	+10% $-13
Rate	-1.0pp $-43	-0.5pp $-93	base $-144	+0.5pp $-196	+1.0pp $-249

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7630 Tortuga Bay Blvd Port Richey, FL	3.0	2.0	1180	$1,825	$1.55	13d	17	0.06mi
7616 Washington St Port Richey, FL	3.0	2.0	1180	$1,970	$1.67	25d	1	0.07mi
7730 Washington St Port Richey, FL	3.0	1.0	1040	$1,575	$1.51	25d	1	0.12mi
7730 Washington St Port Richey, FL	2.0	1.0	840	$1,575	$1.88	15d	1	0.12mi
7731 Chapel Ave Port Richey, FL	2.0	1.0	828	$1,250	$1.51	25d	1	0.13mi
7309 Washington St New Port Richey, FL	2.0	1.0	1311	$1,600	$1.22	2d	1	0.32mi
7713 Heather St New Port Richey, FL	3.0	2.0	1344	$1,800	$1.34	25d	1	0.54mi
5321 Avery Rd Unit 1 New Port Richey, FL	2.0	1.0	720	$1,150	$1.60	3d	1	0.54mi
8128 Papaya St Port Richey, FL	2.0	2.5	1364	$1,850	$1.36	5d	1	0.54mi
8134 Papaya St Port Richey, FL	2.0	2.5	1364	$1,800	$1.32	10d	1	0.55mi
5841 Sun Glo Ave Port Richey, FL	1.0	1.0	950	$814	$0.86	15d	1	0.55mi
6300 Limerick Ave New Port Richey, FL	3.0	2.0	953	$1,650	$1.73	25d	1	0.57mi
7124 Green St New Port Richey, FL	2.0	1.0	1000	$1,195	$1.20	2d	1	0.58mi
6324 Lomand Ave New Port Richey, FL	2.0	1.5	720	$1,375	$1.91	25d	1	0.62mi
7353 Royal Palm Dr New Port Richey, FL	3.0	2.0	1048	$1,550	$1.48	25d	1	0.63mi
6338 Aberdeen Ave New Port Richey, FL	3.0	2.0	1000	$2,300	$2.30	17d	1	0.64mi
5848 Siesta Ln Port Richey, FL	2.0	1.0	800	$1,250	$1.56	13d	1	0.65mi
6921 Washington St Unit 3Apt 3 Port Richey, FL	2.0	1.0	750	$1,269	$1.69	21d	1	0.69mi
7013 Green St New Port Richey, FL	3.0	2.0	1104	$1,500	$1.36	2d	1	0.70mi
5701 Berlin Dr Port Richey, FL	3.0	2.0	1364	$1,745	$1.28	25d	1	0.71mi
5335 Palmetto Rd New Port Richey, FL	2.0	1.0	800	$1,475	$1.84	25d	1	0.72mi
6931 Julia Ct New Port Richey, FL	1.0–2.0	1.0	800	$1,495	$1.87	3d	4	0.72mi
6430 Lomand Ave New Port Richey, FL	2.0	1.5	952	$1,550	$1.63	25d	1	0.73mi
6916 Julia Ct Unit 6916 Port Richey, FL	1.0	1.0	700	$1,050	$1.50	22d	1	0.74mi
4970 Marina Palms Dr Port Richey, FL	2.0	2.0	1160	$1,800	$1.55	25d	1	0.75mi
5712 Bay Blvd Port Richey, FL	3.0	2.0	1216	$1,900	$1.56	25d	1	0.78mi
5706 Bay Blvd Port Richey, FL	3.0	2.0	1426	$1,950	$1.37	13d	1	0.78mi
4927 Marina Palms Dr Port Richey, FL	3.0	2.0	1424	$1,700	$1.19	11d	1	0.79mi
7133 Pinewood Dr New Port Richey, FL	2.0	1.0	1000	$1,350	$1.35	5d	1	0.80mi
8026 Brighton Dr Port Richey, FL	2.0	2.0	1394	$2,295	$1.65	24d	1	0.85mi
5601 Bay Blvd Port Richey, FL	1.0	1.0	806	$1,100	$1.36	5d	1	0.85mi
7023 Oakwood Dr New Port Richey, FL	3.0	2.0	1032	$1,800	$1.74	21d	1	0.91mi
5800 Virginia Ave New Port Richey, FL	2.0	1.0	900	$1,550	$1.72	13d	1	0.96mi
5800 Virginia Ave New Port Richey, FL	2.0	1.0	900	$1,495	$1.66	21d	1	0.96mi
4823 Ebbtide Ln Port Richey, FL	2.0	2.0	1098	$1,800	$1.64	4d	1	0.96mi
4823 Ebbtide Ln #301 Port Richey, FL	2.0	2.0	1098	$2,200	$2.00	25d	1	0.96mi
6548 Batea Ter New Port Richey, FL	3.0	2.0	1120	$1,800	$1.61	25d	1	1.03mi
7140 Bellaire Ter New Port Richey, FL	2.0	1.0	776	$1,350	$1.74	25d	1	1.03mi
7138 Bellaire Ter New Port Richey, FL	2.0	1.0	776	$1,350	$1.74	25d	1	1.03mi
6405 Eric Dr New Port Richey, FL	2.0	2.0	1133	$1,400	$1.24	25d	1	1.08mi

Listing history 10 events

1. 2026-05-22
   listed $199,900 Active
2. 2025-04-26
   historical $1,435
3. 2025-04-17
   listed $1,435
4. 2015-08-21
   soldstatus $59,900 Sold 326-char remark

   Show marketing remark (326 chars)

   COUNTRY FELLING - . 39 Acres - large fenced rear yard great for outdoor activities or just parking that RV or Boat. 3 spacious bedrooms and 2 bath accentuate this home. Close to US 19 near transportation and all shopping conveniences. Priced to sell quickly. This is a Fannie Mae Homepath property. Room sizes are approximate.

5. 2015-08-04
   status Pending 326-char remark

   Show marketing remark (326 chars)

   COUNTRY FELLING - . 39 Acres - large fenced rear yard great for outdoor activities or just parking that RV or Boat. 3 spacious bedrooms and 2 bath accentuate this home. Close to US 19 near transportation and all shopping conveniences. Priced to sell quickly. This is a Fannie Mae Homepath property. Room sizes are approximate.

6. 2015-07-19
   status Active 326-char remark

   Show marketing remark (326 chars)

   COUNTRY FELLING - . 39 Acres - large fenced rear yard great for outdoor activities or just parking that RV or Boat. 3 spacious bedrooms and 2 bath accentuate this home. Close to US 19 near transportation and all shopping conveniences. Priced to sell quickly. This is a Fannie Mae Homepath property. Room sizes are approximate.

7. 2015-07-02
   status Pending 326-char remark

   Show marketing remark (326 chars)

   COUNTRY FELLING - . 39 Acres - large fenced rear yard great for outdoor activities or just parking that RV or Boat. 3 spacious bedrooms and 2 bath accentuate this home. Close to US 19 near transportation and all shopping conveniences. Priced to sell quickly. This is a Fannie Mae Homepath property. Room sizes are approximate.

8. 2015-06-30
   price $59,900 326-char remark

   Show marketing remark (326 chars)

   COUNTRY FELLING - . 39 Acres - large fenced rear yard great for outdoor activities or just parking that RV or Boat. 3 spacious bedrooms and 2 bath accentuate this home. Close to US 19 near transportation and all shopping conveniences. Priced to sell quickly. This is a Fannie Mae Homepath property. Room sizes are approximate.

9. 2015-05-28
   price $69,900 326-char remark

   Show marketing remark (326 chars)

   COUNTRY FELLING - . 39 Acres - large fenced rear yard great for outdoor activities or just parking that RV or Boat. 3 spacious bedrooms and 2 bath accentuate this home. Close to US 19 near transportation and all shopping conveniences. Priced to sell quickly. This is a Fannie Mae Homepath property. Room sizes are approximate.

10. 2015-04-27
    listed $77,000 Active 326-char remark

    Show marketing remark (326 chars)

    COUNTRY FELLING - . 39 Acres - large fenced rear yard great for outdoor activities or just parking that RV or Boat. 3 spacious bedrooms and 2 bath accentuate this home. Close to US 19 near transportation and all shopping conveniences. Priced to sell quickly. This is a Fannie Mae Homepath property. Room sizes are approximate.

ⓘ 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: $3,143 · $262/mo
• Projected year-2 tax: $3,143 · $262/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 7/10 Severe FEMA zone X (shaded) · 95% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $19,988
• − Mortgage interest: −$11,198
• − Property taxes: −$3,143
• − Insurance: −$1,797
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$5,815
• Taxable loss: −$5,164
• Est. tax savings @ 24.0%: +$1,239
• After-tax cash flow: $-491/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 — Port Richey

• Score: 72/100
• State rank: #368
• US rank: #6481

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Richey, FL
• County: Pasco County · 524,098 people
• City population: 49,442
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 49,442
• Household income: $47,401
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 2699.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 23% Two or more races 14% Black 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10% Cuban 5% Dominican 1%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 14% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -75.64%
• Current HPI: 359.7163
• Rent YoY: ▲ 1.28%
• 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

+159.6% since first listed

10 events — show timeline

• 2026-05-22 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-26 Rental Removed $1,435 RENTLY
• 2025-04-17 Listed for Rent $1,435 RENTLY
• 2015-08-21 Sold (MLS) $59,900 Stellar MLS as Distributed by MLS Grid
• 2015-08-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-07-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2015-07-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-06-30 Price Changed $59,900 Stellar MLS as Distributed by MLS Grid
• 2015-05-28 Price Changed $69,900 Stellar MLS as Distributed by MLS Grid
• 2015-04-27 Listed $77,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+12.8%/yr

Latest (2025): $3,143 · +1.2% YoY. Source: county tax records.