9444 Loras St · Bayonet Point, FL 34654

$120,000

2 bd · 2.0 ba · 980 sqft · Manufactured public records · 164 Days on market

Built 1985 6,960 sqft lot Est $166k · 28% under ↓ 25% since listing

---

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
• 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
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. Welcome home to this charming and well-maintained 1,120 sq. ft. mobile home offering 2 bedrooms and 2 bathrooms, perfectly positioned on a spacious corner lot in the heart of New Port Richey. With neighbors on only one side, this property delivers added privacy and room to breathe—something you don't find every day. Step inside to an inviting open floor plan with vaulted ceilings, creating a bright, airy atmosphere throughout the living space. Stay comfortable year-round with wall A/C units in the living room and both bedrooms. Brand-new carpet installed in March 2025 adds a fresh, updated feel you'll appreciate from day one. The kitchen comes fully equipped with appliances purchased within the last year (washer and dryer not included), making move-in simple and stress-free. Major updates include a new septic system installed in May 2024, offering valuable long-term peace of mind. Enjoy the freedom of NO HOA fees or restrictions, and take advantage of the generous outdoor space—ideal for gardening, relaxing, or entertaining friends and family. Highlights You'll Love: No HOA - Enjoy true ownership freedom Corner Lot - Extra space and enhanced privacy Recent Updates - New carpet and major system upgrades Peaceful Setting - Comfortable living in a quiet neighborhood This is a wonderful opportunity to own an affordable, move-in-ready home with space, privacy, and flexibility. Schedule your private showing today—this one won't last!

Key facts

• Open floor plan
• New carpet
• New septic system

Tags

• CORNER LOT
• NEW SEPTIC SYSTEM
• NEW CARPET
• OPEN FLOOR PLAN

Property features AI

Finance

• Other: Zoned R1MH
• Financial info:
• HOA & community: No association

Exterior

• Parking:
• Security:
• Utilities: Well water; Septic tank; Cable available
• Home design: Manufactured home (single wide); Residential property; One story; Faces east; Entry level: One
• Construction: Metal siding; Metal roof; Crawlspace foundation; Built on a 0.16-acre lot
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall/window air conditioning units; Other heating
• Interior features: Other interior features
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 5.3% in Bayonet Point — 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 (#485 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities D+, schools 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.
• Market conditions: Rents soft (-1.9%/yr); 353 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $830 of loan paydown is wiped out by about $4k 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 + 0.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
5. 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?
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: 1.31% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.39%
• DSCR: 1.77
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $165,620
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9430 Peony St	0.17mi	3/2.0 (+1)	938 (-4%)	0mo	$60,000	$64	80
9602 Andy Dr	0.63mi	2/1.0	984 (+0%)	2mo	$103,000	$105	64
9026 Bourbon St	0.44mi	2/2.0	864 (-12%)	1mo	$160,000	$185	59
9211 Teak St	0.37mi	3/2.0 (+1)	896 (-9%)	7mo	$74,000	$83	58
11321 Altoona Ave	0.45mi	2/2.0	1,056 (+8%)	17mo	$178,000	$169	52
11304 Altoona Ave	0.44mi	2/2.0	840 (-14%)	9mo	$175,000	$208	48
9514 Chris St	0.71mi	2/2.0	896 (-9%)	16mo	$200,000	$223	40

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: 5.5%
• Equity multiple: 1.21×
• Total profit: $6,931
• Equity at exit: $17,892

10-year hold

• IRR: 12.2%
• Equity multiple: 1.84×
• Total profit: $28,058
• Equity at exit: $10,375

Cash invested: $33,600 (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: 353
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,573 high
• Mortgage (P&I): −$629
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $487

Break-even live

Break-even rent $957

Max offer price $120,000

Occupancy floor 64%

Sensitivity live

Price	-10% $555	-5% $521	+0% $487	+5% $453	+10% $419
Rent	-10% $363	-5% $425	+0% $487	+5% $549	+10% $611
Rate	-1.0pp $547	-0.5pp $517	base $487	+0.5pp $456	+1.0pp $424

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9440 Bourbon St Unit 9 New Port Richey, FL	2.0	1.0	700	$1,275	$1.82	25d	1	0.04mi
12221 Holbrook Dr Bayonet Point, FL	1.0–2.0	1.0–2.0	761	$1,685	$2.21	0d	58	0.90mi
11635 Salmon Dr Port Richey, FL	2.0	1.5	816	$1,500	$1.84	25d	1	0.94mi
8161 Braddock Cir #1 Port Richey, FL	2.0	2.0	1000	$1,595	$1.59	18d	1	1.34mi
12200 Hudson Ridge Dr Port Richey, FL	2.0–3.0	2.0	1107	$1,468	$1.33	3d	10	1.40mi
12909 Litewood Dr Hudson, FL	3.0	2.0	984	$1,645	$1.67	18d	1	1.41mi
12909 Litewood Dr Hudson, FL	3.0	2.0	1000	$1,645	$1.65	25d	1	1.41mi
8304 Mill Creek Ln Hudson, FL	2.0	2.0	1000	$1,650	$1.65	25d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $120,000 Active 164 DOM
2. 2026-06-17
   days on market $120,000 Active 163 DOM
3. 2026-06-16
   days on market $120,000 Active 162 DOM
4. 2026-06-15
   days on market $120,000 Active 161 DOM
5. 2026-06-13
   days on market $120,000 Active 159 DOM
6. 2026-06-09
   days on market $120,000 Active 155 DOM
7. 2026-06-08
   days on market $120,000 Active 154 DOM
8. 2026-06-07
   days on market $120,000 Active 153 DOM
9. 2026-06-04
   days on market $120,000 Active 150 DOM
10. 2026-06-03
    days on market $120,000 Active 149 DOM
11. 2026-06-02
    days on market $120,000 Active 148 DOM
12. 2026-06-01
    days on market $120,000 Active 147 DOM
13. 2026-05-31
    days on market $120,000 Active 146 DOM
14. 2026-01-05
    listed $120,000 Active
15. 2026-01-02
    listed $120,000 Active 1532-char remark

    Show marketing remark (1532 chars)

    One or more photo(s) has been virtually staged. Welcome home to this charming and well-maintained 1,120 sq. ft. mobile home offering 2 bedrooms and 2 bathrooms, perfectly positioned on a spacious corner lot in the heart of New Port Richey. With neighbors on only one side, this property delivers added privacy and room to breathe—something you don't find every day. Step inside to an inviting open floor plan with vaulted ceilings, creating a bright, airy atmosphere throughout the living space. Stay comfortable year-round with wall A/C units in the living room and both bedrooms. Brand-new carpet installed in March 2025 adds a fresh, updated feel you'll appreciate from day one. The kitchen comes fully equipped with appliances purchased within the last year (washer and dryer not included), making move-in simple and stress-free. Major updates include a new septic system installed in May 2024, offering valuable long-term peace of mind. Enjoy the freedom of NO HOA fees or restrictions, and take advantage of the generous outdoor space—ideal for gardening, relaxing, or entertaining friends and family. Highlights You'll Love: No HOA - Enjoy true ownership freedom Corner Lot - Extra space and enhanced privacy Recent Updates - New carpet and major system upgrades Peaceful Setting - Comfortable living in a quiet neighborhood This is a wonderful opportunity to own an affordable, move-in-ready home with space, privacy, and flexibility. Schedule your private showing today—this one won't last!

16. 2026-01-02
    historical

    Show marketing remark (1532 chars)

    One or more photo(s) has been virtually staged. Welcome home to this charming and well-maintained 1,120 sq. ft. mobile home offering 2 bedrooms and 2 bathrooms, perfectly positioned on a spacious corner lot in the heart of New Port Richey. With neighbors on only one side, this property delivers added privacy and room to breathe—something you don't find every day. Step inside to an inviting open floor plan with vaulted ceilings, creating a bright, airy atmosphere throughout the living space. Stay comfortable year-round with wall A/C units in the living room and both bedrooms. Brand-new carpet installed in March 2025 adds a fresh, updated feel you'll appreciate from day one. The kitchen comes fully equipped with appliances purchased within the last year (washer and dryer not included), making move-in simple and stress-free. Major updates include a new septic system installed in May 2024, offering valuable long-term peace of mind. Enjoy the freedom of NO HOA fees or restrictions, and take advantage of the generous outdoor space—ideal for gardening, relaxing, or entertaining friends and family. Highlights You'll Love: No HOA - Enjoy true ownership freedom Corner Lot - Extra space and enhanced privacy Recent Updates - New carpet and major system upgrades Peaceful Setting - Comfortable living in a quiet neighborhood This is a wonderful opportunity to own an affordable, move-in-ready home with space, privacy, and flexibility. Schedule your private showing today—this one won't last!

17. 2025-12-30
    price $149,500
18. 2025-12-13
    historical
19. 2025-12-08
    price $149,500
20. 2025-08-26
    listed $150,000 Active
21. 2025-05-20
    listed $150,000 Active
22. 2025-03-18
    historical
23. 2024-12-17
    price $144,000
24. 2024-12-17
    price $144,000
25. 2024-10-30
    price $154,000
26. 2024-10-30
    price $154,000
27. 2024-09-02
    listed $160,000 Active
28. 2024-08-29
    listed $160,000 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: $921 · $77/mo
• Projected year-2 tax: $996 · $83/mo
• Expected delta: +$75/yr (+$6/mo · 8.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 23 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: $18,880
• − Mortgage interest: −$6,722
• − Property taxes: −$921
• − Insurance: −$600
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$3,491
• Taxable income: $4,125
• Est. tax owed @ 24.0%: −$990
• After-tax cash flow: $4,852/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 — Bayonet Point

• Score: 69/100
• State rank: #485
• US rank: #8934

Category grades

Amenities D+ 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

-25.0% since first listed

15 events — show timeline

• 2026-01-05 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-02 Listed $120,000 HCAR
• 2026-01-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-30 Price Changed $149,500 Stellar MLS as Distributed by MLS Grid
• 2025-12-13 Listing Removed — HCAR
• 2025-12-08 Price Changed $149,500 HCAR
• 2025-08-26 Listed $150,000 HCAR
• 2025-05-20 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-18 Listing Removed — HCAR
• 2024-12-17 Price Changed $144,000 HCAR
• 2024-12-17 Price Changed $144,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-30 Price Changed $154,000 HCAR
• 2024-10-30 Price Changed $154,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-02 Listed $160,000 HCAR
• 2024-08-29 Listed $160,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.4%/yr

Latest (2025): $921 · +9.1% YoY. Source: county tax records.