5603 Quist Dr · Port Richey, FL 34668

$125,000

3 bd · 2.0 ba · 1,271 sqft · SingleFamily public records · 21 Days on market

Built 1974 6,300 sqft lot

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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 +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD Property sold "as-is", Information from sources deemed reliable but not guaranteed. Buyer to verify all information. REALTORS READ REALTOR REMARKS Case 093-517489

Key facts

• Hurricane windows
• Metal roof
• Above ground pool

Tags

• HURRICANE WINDOWS
• SLIDING DOORS
• TILE PLANK FLOORING
• METAL ROOF
• ABOVE GROUND POOL
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Unfurnished; No lease restrictions; Private above-ground vinyl pool
• HOA & community: No association fees

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; Faces south; Residential zoning (R2)
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on 0.14-acre lot
• Exterior features: Private mailbox; Paved road access; Near public transit; Located in county

Interior

• Kitchen: Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Insulated windows
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 0.9% 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: schools D+, employment D, amenities 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 rising (+1.3%/yr); 581 active listings in the ZIP; 40 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).
• At $1,976/mo this rent would consume 50% of the median local household income ($47k/yr) (locally 2699% 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 $864 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $54k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $125k implies a 112% gain — meaningful room to come down on a strong offer.

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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.58% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.88%
• DSCR: 2.11
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $260,555
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8138 Papaya St	0.23mi	2/2.0 (-1)	1,285 (+1%)	6mo	$266,000	$207	77
5420 Bay Blvd	0.16mi	3/2.0	1,364 (+7%)	5mo	$385,000	$282	76
5510 Berlin Dr	0.08mi	2/2.0 (-1)	1,152 (-9%)	9mo	$130,000	$113	68
5425 Bluepoint Dr	0.18mi	2/2.0 (-1)	1,366 (+8%)	11mo	$400,000	$293	65
5531 Quist Dr	0.04mi	3/2.0	1,152 (-9%)	21mo	$236,000	$205	65
8145 Papaya St	0.23mi	3/2.0	1,230 (-3%)	23mo	$285,000	$232	65
5620 Quist Dr	0.04mi	2/2.0 (-1)	1,126 (-11%)	13mo	$186,887	$166	63
5700 Bay Blvd	0.10mi	3/2.0	1,420 (+12%)	16mo	$98,000	$69	62
5211 Miller Bayou Dr	0.40mi	2/2.0 (-1)	1,386 (+9%)	15mo	$205,000	$148	49
5218 Limestone Dr	0.73mi	3/2.0	1,136 (-11%)	6mo	$110,000	$97	43
4941 Waterside Dr	0.67mi	2/2.0 (-1)	1,166 (-8%)	14mo	$420,500	$361	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 · 1.28% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-4,295
• Equity at exit: $18,638

10-year hold

• IRR: 3.7%
• Equity multiple: 1.25×
• Total profit: $8,576
• Equity at exit: $10,808

Cash invested: $35,000 (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: 581
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,976 high
• Mortgage (P&I): −$656
• Tax from tax record: −$128 /mo · $1,531/yr
• Insurance: −$52
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $299

Break-even live

Break-even rent $1,597

Max offer price $125,000

Occupancy floor 80%

Sensitivity live

Price	-10% $370	-5% $334	+0% $299	+5% $264	+10% $228
Rent	-10% $143	-5% $221	+0% $299	+5% $377	+10% $455
Rate	-1.0pp $362	-0.5pp $331	base $299	+0.5pp $267	+1.0pp $234

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5701 Berlin Dr Port Richey, FL	3.0	2.0	1364	$1,745	$1.28	25d	1	0.10mi
5706 Bay Blvd Port Richey, FL	3.0	2.0	1426	$1,950	$1.37	13d	1	0.11mi
5712 Bay Blvd Port Richey, FL	3.0	2.0	1216	$1,900	$1.56	25d	1	0.12mi
8134 Papaya St Port Richey, FL	2.0	2.5	1364	$1,800	$1.32	11d	1	0.24mi
8128 Papaya St Port Richey, FL	2.0	2.5	1364	$1,850	$1.36	5d	1	0.25mi
8124 Cormel St Unit 8126 Port Richey, FL	2.0	1.0	1770	$1,550	$0.88	3d	1	0.25mi
5688 Marbella Dr Port Richey, FL	2.0	2.5	1516	$1,849	$1.22	25d	1	0.25mi
8660 Castillian Way Port Richey, FL	3.0	3.0	1864	$2,080	$1.12	25d	1	0.28mi
8647 Candida Ln Port Richey, FL	3.0	3.0	1864	$2,080	$1.12	18d	1	0.28mi
5616 Mercado Dr Port Richey, FL	3.0	3.0	1864	$2,080	$1.12	25d	1	0.29mi
5568 Mercado Dr Port Richey, FL	3.0	3.0	1864	$2,030	$1.09	22d	1	0.31mi
5703 Mercado Dr Port Richey, FL	3.0	3.0	1864	$2,080	$1.12	25d	1	0.31mi
5695 Mercado Dr Port Richey, FL	3.0	3.0	1864	$2,080	$1.12	25d	1	0.31mi
5719 Mercado Dr Port Richey, FL	3.0	3.0	1864	$2,080	$1.12	25d	1	0.31mi
5573 Mercado Dr Port Richey, FL	3.0	3.0	1864	$2,080	$1.12	25d	1	0.32mi
7730 Washington St Port Richey, FL	3.0	1.0	1040	$1,575	$1.51	25d	1	0.66mi
8026 Brighton Dr Port Richey, FL	2.0	2.0	1394	$2,295	$1.65	24d	1	0.72mi
7630 Tortuga Bay Blvd Port Richey, FL	3.0	2.0	1180	$1,825	$1.55	13d	17	0.82mi
7616 Washington St Port Richey, FL	3.0	2.0	1180	$1,970	$1.67	25d	1	0.83mi
4823 Ebbtide Ln #301 Port Richey, FL	2.0	2.0	1098	$2,200	$2.00	25d	1	0.93mi
4823 Ebbtide Ln Port Richey, FL	2.0	2.0	1098	$1,800	$1.64	4d	1	0.93mi
7713 Heather St New Port Richey, FL	3.0	2.0	1344	$1,800	$1.34	25d	1	0.93mi
8150 Brent St Port Richey, FL	2.0	2.0	1106	$2,500	$2.26	15d	1	0.94mi
4927 Marina Palms Dr Port Richey, FL	3.0	2.0	1424	$1,700	$1.19	11d	1	0.97mi
8540 Robilina Rd Port Richey, FL	1.0–2.0	1.0	722	$1,432	$1.98	4d	14	0.98mi
4620 Bay Blvd #1116 Port Richey, FL	2.0	2.0	1025	$1,900	$1.85	25d	1	0.98mi
4970 Marina Palms Dr Port Richey, FL	2.0	2.0	1160	$1,800	$1.55	25d	1	0.99mi
4550 Bay Blvd #1231 Port Richey, FL	2.0	2.0	1025	$2,300	$2.24	3d	1	1.03mi
4550 Bay Blvd #1231 Port Richey, FL	2.0	2.0	1025	$2,500	$2.44	22d	1	1.03mi
8712 Roble Way Port Richey, FL	3.0	2.0	1134	$1,841	$1.62	25d	1	1.06mi
6430 Lomand Ave New Port Richey, FL	2.0	1.5	952	$1,550	$1.63	25d	1	1.07mi
6300 Limerick Ave New Port Richey, FL	3.0	2.0	953	$1,650	$1.73	25d	1	1.07mi
7309 Washington St New Port Richey, FL	2.0	1.0	1311	$1,600	$1.22	3d	1	1.08mi
8729 Sabal Way Port Richey, FL	3.0	2.0	1807	$2,015	$1.12	5d	1	1.09mi
6338 Aberdeen Ave New Port Richey, FL	3.0	2.0	1000	$2,300	$2.30	17d	1	1.09mi
7353 Royal Palm Dr New Port Richey, FL	3.0	2.0	1048	$1,550	$1.48	25d	1	1.13mi
6431 Citation Dr Port Richey, FL	3.0	1.0	1009	$1,681	$1.67	5d	1	1.15mi
7124 Green St New Port Richey, FL	2.0	1.0	1000	$1,195	$1.20	2d	1	1.26mi
8030 Gabriel Dr Port Richey, FL	3.0	2.0	1501	$2,025	$1.35	5d	1	1.27mi
6250 Kentfield Ave New Port Richey, FL	3.0	2.0	1578	$2,500	$1.58	5d	1	1.28mi

Listing history 16 events

1. 2026-05-22
   status Pending
2. 2026-05-21
   price $125,000
3. 2026-05-21
   status Active
4. 2026-04-09
   status Pending
5. 2026-04-04
   price $150,000
6. 2026-03-27
   status Active
7. 2026-03-27
   price $174,900
8. 2026-03-18
   status Pending
9. 2026-03-11
   price $179,900
10. 2026-03-11
    listed $179,000 Active
11. 2016-07-27
    soldstatus $58,900
12. 2016-06-02
    soldstatus $44,800 Sold 176-char remark

    Show marketing remark (176 chars)

    HUD Property sold "as-is", Information from sources deemed reliable but not guaranteed. Buyer to verify all information. REALTORS READ REALTOR REMARKS Case 093-517489

13. 2016-05-05
    status Pending 176-char remark

    Show marketing remark (176 chars)

    HUD Property sold "as-is", Information from sources deemed reliable but not guaranteed. Buyer to verify all information. REALTORS READ REALTOR REMARKS Case 093-517489

14. 2016-03-31
    listed $41,800 Active 176-char remark

    Show marketing remark (176 chars)

    HUD Property sold "as-is", Information from sources deemed reliable but not guaranteed. Buyer to verify all information. REALTORS READ REALTOR REMARKS Case 093-517489

15. 2002-01-14
    soldstatus $54,000
16. 1993-10-27
    soldstatus $50,000

ⓘ 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: $1,531 · $128/mo
• Projected year-2 tax: $1,531 · $128/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 25 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: $23,708
• − Mortgage interest: −$7,002
• − Property taxes: −$1,531
• − Insurance: −$5,744
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − Depreciation: −$3,636
• Taxable income: $2,002
• Est. tax owed @ 24.0%: −$480
• After-tax cash flow: $3,108/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

+150.0% since first listed

16 events — show timeline

• 2026-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-21 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-04 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $179,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2016-07-27 Sold (Public Records) $58,900 Public Records
• 2016-06-02 Sold (MLS) $44,800 Stellar MLS as Distributed by MLS Grid
• 2016-05-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-03-31 Listed $41,800 Stellar MLS as Distributed by MLS Grid
• 2002-01-14 Sold (Public Records) $54,000 Public Records
• 1993-10-27 Sold (Public Records) $50,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,531 · -12.1% YoY. Source: county tax records.