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4812 S Sheffield Dr #5
F Composite 34.99
Why this score? — see what drove the F 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 +11.0/15.0
  • Schools +6.1/10.0
  • 1% rule +4.7/10.0
  • Livability +4.1/5.0
  • Cash flow +4.0/30.0
  • Condition / age +3.8/5.0
  • Rent growth +1.3/5.0
  • DSCR +0.0/10.0
  • Appreciation +0.0/10.0

$194,000

4812 S Sheffield Dr #5 · New Port Richey, FL 34655
2 bd · 2.0 ba · 1,201 sqft · Condo · 67 Days on market
Built 1987 Good condition Garage $162/sqft · 8% below area Est $210k · 8% under $690/mo HOA · 37% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Well Maintained Cottage Style Condo. Two bedroom with a Dual Walk in Closet and Walk in Shower in the Primary Suite. Home features Vaulted Ceilings, Newer Windows, Hurricane Shutters, New Roof 2024, AC is 7 years old, and a Newer Hot Water Tank. The Dinette Area is larger than most and opens up to a Concrete Porch in the Back Yard. The Second Bath Features a Sky Light. Enjoy the Active Clubhouse, Heated Pool, Tennis Courts, Bocce Ball, Walking Trail Around the Lake and More. Heritage Lake is Conveniently located close to Shopping, Dining, Churches, and about a 30 Minute Ride to Tampa Airport. Make this your Future Home today.

Key facts

  • Concrete porch
  • Dual walk in closet
  • Hurricane shutters

Tags

DUAL WALK IN CLOSETWALK IN SHOWERVAULTED CEILINGSHURRICANE SHUTTERSNEW ROOFCONCRETE PORCH

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 2-bed/2.0-bath condo listed at $194k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-541 ($-6k/yr) — negative.
  • To cash-flow at today's rent, offer at most $116k (40.3% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (2.8% below list).
  • Recommended offer: $116k (40.3% below list) — sets the bar for cash-flow.

Location & tenants

  • Location reads 82/100 on livability (#67 in FL, #1,139 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime C-, commute D, 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: Longleaf Elementary School (math 69% / reading 73%, grade A-, #320 of 2,144 statewide, top 15%, 639 students, 40% FRL); River Ridge Middle School (math 53% / reading 49%, grade C, #237 of 571 statewide, top 43%, 1,107 students, 48% FRL) — zoned schools at 44% FRL track the district average.
  • Market conditions: Rents falling (-4.7%/yr); 702 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 37d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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

  • It's been on market 67 days — a 6% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

  • Watch-outs: HOA is 37% of rent.
  • Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer $115,730 (40.3% 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. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
  3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
  5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  7. 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?
  8. 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.
  9. 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.
  10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

1% rule
0.97%
Cap rate
2.95%
Cash-on-cash
-11.95%
DSCR
0.47
GRM
8.6

CMA / ARV

ARV (median comp)
$210,224
List price
$194,000
Delta
-7.72%
Verdict
FAIR
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
4814 Grist Mill Cir 0.37mi 2/2.0 1,174 (-2%) 1mo $203,000 $173 78
4745 Vicksburg Ct 0.57mi 2/2.0 1,190 (-1%) 1mo $217,500 $183 71
4701 Wallingford Ct #4701 0.19mi 2/2.0 1,364 (+14%) 1mo $190,000 $139 68
9427 Cape Charles Ave 0.27mi 2/2.0 1,016 (-15%) 1mo $190,000 $187 62
8447 Shallow Creek Ct 1.32mi 2/2.0 1,176 (-2%) 1mo $207,999 $177 61
4817 Grist Mill Cir #4817 0.40mi 2/2.0 962 (-20%) 0mo $205,000 $213 56
3454 Niblick Ct 1.41mi 2/2.0 1,322 (+10%) 0mo $238,000 $180 48
4039 LA Pasida Ln 0.86mi 2/2.0 972 (-19%) 0mo $155,000 $159 40
9609 Brassie Ct 1.00mi 2/2.0 956 (-20%) 1mo $156,000 $163 39
4147 SE Raccoon Loop 1.34mi 2/1.0 921 (-23%) 1mo $80,000 $87 35
4242 Riverwood Dr 1.22mi 3/2.0 (+1) 1,487 (+24%) 0mo $325,000 $219 35
8220 Tarsier Ave 1.40mi 3/2.0 (+1) 1,476 (+23%) 1mo $395,000 $268 34

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
-44.1%
Equity multiple
-0.31×
Total profit
$-70,961
Equity at exit
$28,926
10-year hold
IRR
Equity multiple
-1.31×
Total profit
$-125,672
Equity at exit
$16,774

Cash invested: $54,320 (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.

Active competition Active MLS

For sale now
2 active · 3 under contract
Median asking
$174,700 ($148/sqft)
Median days on market
101 d
This list price
100% of active listings are priced below it
ARV vs active asking
+18.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34655

Home prices YoY
-22.9%
Rents YoY
-4.7%
Active inventory
702
Price-to-rent
8.6×

Monthly cashflow live

Estimated rent
$1,886 high interval (Pro) →
Mortgage (P&I)
$1,017
Tax est. 1.5%
$242 /mo · $2,910/yr
Insurance
$81
HOA
$690
Vacancy / Maint / Mgmt
$396
Net cashflow
$-541

Break-even live

Break-even rent $2,570
Max offer price $115,730
Occupancy floor

Sensitivity live

Price -10% $-407 -5% $-474 +0% $-541 +5% $-608 +10% $-675
Rent -10% $-690 -5% $-615 +0% $-541 +5% $-466 +10% $-392
Rate -1.0pp $-443 -0.5pp $-492 base $-541 +0.5pp $-591 +1.0pp $-642

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
$48,500
Closing costs
$5,820
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 28 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
4638 Sheffield Dr New Port Richey, FL 2.0 2.0 1261 $2,200 $1.74 9d 1 0.17mi
9026 Severn Ln New Port Richey, FL 2.0 2.0 1476 $1,800 $1.22 52d 1 0.57mi
9026 Severn Ln New Port Richey, FL 2.0 2.0 1476 $1,875 $1.27 21d 1 0.57mi
5223 Hunters Ridge Dr New Port Richey, FL 2.0 2.0 1231 $2,000 $1.62 30d 5 0.67mi
9400 Alta Sol Way New Port Richey, FL 2.0 2.0 1177 $1,749 $1.49 31d 1 0.68mi
9221 Estrada Pl New Port Richey, FL 2.0 2.0 1000 $1,695 $1.70 42d 1 0.70mi
4147 La Pasida Ln New Port Richey, FL 2.0 2.0 1149 $1,800 $1.57 54d 1 0.76mi
4105 La Pasida Ln New Port Richey, FL 2.0 2.0 972 $1,750 $1.80 73d 1 0.82mi
4031 Vista Verde Dr New Port Richey, FL 1.0–2.0 1.0–2.0 825 $1,648 $2.00 7d 6 0.91mi
3832 Teeside Dr Unit 1 New Port Richey, FL 2.0 2.0 1034 $1,495 $1.45 54d 1 0.97mi
3832 Teeside Dr Unit 4 New Port Richey, FL 2.0 2.0 956 $1,495 $1.56 59d 1 0.97mi
9609 Midiron Ct #1 New Port Richey, FL 2.0 1.0 858 $2,200 $2.56 7d 1 0.98mi
3819 Teeside Dr New Port Richey, FL 2.0 2.0 956 $1,750 $1.83 26d 1 0.99mi
9110 Via Recreo New Port Richey, FL 2.0 2.0 891 $1,550 $1.74 54d 1 1.00mi
3952 Elvira Ct New Port Richey, FL 2.0 2.0 957 $1,400 $1.46 7d 1 1.02mi
3683 Trophy Blvd New Port Richey, FL 2.0 2.0 923 $1,650 $1.79 54d 1 1.12mi
8930 Lazy River Loop New Port Richey, FL 1.0–3.0 1.0–2.0 1018 $1,627 $1.60 9d 12 1.15mi
3668 Trophy Blvd New Port Richey, FL 2.0 2.0 923 $2,000 $2.17 73d 1 1.18mi
8403 Yearling Ln New Port Richey, FL 3.0 2.0 1277 $2,035 $1.59 33d 1 1.24mi
3554 Teeside Dr New Port Richey, FL 2.0 2.0 1148 $1,895 $1.65 30d 1 1.25mi
4454 Whitetail Ln New Port Richey, FL 2.0 1.0 768 $1,725 $2.25 39d 1 1.26mi
8563 Pilgrim Ct New Port Richey, FL 2.0 1.5 1236 $1,400 $1.13 54d 1 1.27mi
8559 Pilgrim Ct New Port Richey, FL 2.0 1.5 1236 $1,350 $1.09 26d 1 1.28mi
3516 Teeside Dr New Port Richey, FL 2.0 2.0 1288 $1,850 $1.44 13d 1 1.29mi
4212 Gray Squirrel Ln New Port Richey, FL 2.0 2.0 1135 $2,000 $1.76 37d 1 1.31mi
4420 Sawgrass Blvd New Port Richey, FL 3.0 2.0 1400 $2,300 $1.64 73d 1 1.32mi
4347 Otter Way New Port Richey, FL 3.0 2.0 1344 $1,650 $1.23 18d 1 1.41mi
8135 Brown Pelican Ave New Port Richey, FL 2.0 2.0 1089 $2,000 $1.84 54d 1 1.49mi

Property features AI

Finance

Other
Lease restrictions applyAssociation approval required
Financial info
Total monthly fees $690 ($8,280 annually)
HOA & community
Heritage Lake / Quality Management HOA (monthly fees)Association fee $616 monthlyCondo fee $74 monthlyAssociation fee includes cable TV, common area taxes, pool, escrow reserves, insurance, structure and grounds maintenance, pest control, sewer, trash, and waterCommunity amenities: clubhouse, pool, tennis courtsDeed restrictionsSenior communityPets allowed (cats and dogs with limits)

Exterior

Parking
Attached garage (1 car) with garage door openerParking pad
Utilities
Public waterPublic sewerCable connectedElectricity connectedPhone available
Home design
Condominium (Residential)One storyFaces westLocated in planned unit development (PUD)
Construction
Concrete constructionShingle roofSlab foundationBuilt as part of Cedarwood Village Condos
Exterior features
Rear porchHurricane shuttersExterior lightingSidewalkLandscaped groundsPaved surfacesTrees/landscaping

Interior

Kitchen
DishwasherRangeRange hoodElectric water heater
Bedrooms
2 bedrooms
Flooring
CarpetCeramic tile
Bathrooms
2 full bathrooms
Heating & cooling
Central heating (electric)Central air conditioning
Interior features
Ceiling fansEat-in kitchenLiving room/dining room comboVaulted ceilingsWalk-in closetsWindow treatmentsInsulated windows
Laundry & utility
WasherDryerElectric dryer hookup in garage

HOA detail $690/mo · $8,280/yr condo

Likely covers
waterpool
Assessments
None detected in remarks — confirm with the listing agent.

Listing history 50 events

  1. 2026-08-08
    days on market $194,000 Active 67 DOM
  2. 2026-08-06
    days on market $194,000 Active 65 DOM
  3. 2026-08-05
    days on market $194,000 Active 64 DOM
  4. 2026-08-04
    days on market $194,000 Active 63 DOM
  5. 2026-08-03
    days on market $194,000 Active 62 DOM
  6. 2026-07-31
    days on market $194,000 Active 59 DOM
  7. 2026-07-30
    days on market $194,000 Active 57 DOM
  8. 2026-07-28
    days on market $194,000 Active 56 DOM
  9. 2026-07-26
    days on market $194,000 Active 54 DOM
  10. 2026-07-24
    days on market $194,000 Active 52 DOM
  11. 2026-07-23
    days on market $194,000 Active 51 DOM
  12. 2026-07-22
    days on market $194,000 Active 50 DOM
  13. 2026-07-21
    days on market $194,000 Active 49 DOM
  14. 2026-07-20
    days on market $194,000 Active 48 DOM
  15. 2026-07-18
    days on market $194,000 Active 46 DOM
  16. 2026-07-18
    days on market $194,000 Active 45 DOM
  17. 2026-07-16
    days on market $194,000 Active 44 DOM
  18. 2026-07-15
    days on market $194,000 Active 43 DOM
  19. 2026-07-14
    days on market $194,000 Active 42 DOM
  20. 2026-07-13
    days on market $194,000 Active 41 DOM
  21. 2026-07-13
    days on market $194,000 Active 40 DOM
  22. 2026-07-11
    days on market $194,000 Active 39 DOM
  23. 2026-07-10
    days on market $194,000 Active 38 DOM
  24. 2026-07-09
    days on market $194,000 Active 37 DOM
  25. 2026-07-07
    days on market $194,000 Active 35 DOM
  26. 2026-07-06
    days on market $194,000 Active 34 DOM
  27. 2026-07-06
    days on market $194,000 Active 33 DOM
  28. 2026-07-05
    days on market $194,000 Active 32 DOM
  29. 2026-07-03
    days on market $194,000 Active 31 DOM
  30. 2026-07-02
    days on market $194,000 Active 30 DOM
  31. 2026-07-01
    days on market $194,000 Active 29 DOM
  32. 2026-06-30
    days on market $194,000 Active 28 DOM
  33. 2026-06-29
    days on market $194,000 Active 27 DOM
  34. 2026-06-28
    days on market $194,000 Active 26 DOM
  35. 2026-06-27
    days on market $194,000 Active 25 DOM
  36. 2026-06-26
    days on market $194,000 Active 24 DOM
  37. 2026-06-24
    days on market $194,000 Active 22 DOM
  38. 2026-06-22
    days on market $194,000 Active 20 DOM
  39. 2026-06-22
    days on market $194,000 Active 19 DOM
  40. 2026-06-18
    days on market $194,000 Active 16 DOM
  41. 2026-06-17
    days on market $194,000 Active 15 DOM
  42. 2026-06-16
    days on market $194,000 Active 14 DOM
  43. 2026-06-15
    days on market $194,000 Active 13 DOM
  44. 2026-06-13
    days on market $194,000 Active 11 DOM
  45. 2026-06-09
    days on market $194,000 Active 7 DOM
  46. 2026-06-08
    days on market $194,000 Active 6 DOM
  47. 2026-06-07
    days on market $194,000 Active 5 DOM
  48. 2026-06-04
    days on market $194,000 Active 2 DOM
  49. 2026-06-03
    remarks 634-char remark
  50. 2026-06-03
    listed $194,000 Active 1 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
  • 🔥 Wildfire 5/10 Major
  • 🌡 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 · 1 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$22,630
− Mortgage interest
−$10,867
− Property taxes
−$2,910
− Insurance
−$970
− Repairs & maintenance
−$1,810
− Management
−$1,810
− HOA
−$8,280
− Depreciation
−$5,644
Taxable loss
−$9,662
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$2,319
After-tax cash flow
$-4,172/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $6,005–$18,015 screening

A well-maintained, move-in-ready cottage-style condo with a good condition score and minimal repairs needed.

Value-add opportunities

  • Both Paint exterior — Enhances curb appeal and resale value
  • Both Replace carpet — Improves comfort and reduces maintenance
  • Resale Update kitchen appliances — Modernizes the kitchen and appeals to buyers
  • Resale Paint interior walls — Fresh paint enhances the home's appearance and value

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 61/100

Zoned Schools

Elementary Longleaf Elementary School A- FL #320/2,144 Nat'l #3,228/41,679 Middle River Ridge Middle School C FL #237/571 Nat'l #3,276/14,009

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
A Composite livability gradescore 82/100

Livability — New Port Richey

Score
82/100
State rank
#67
US rank
#1139

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

County
Pasco County · 570,045 people
City population
137,708
Metro
Tampa-St. Petersburg-Clearwater, FL
Population (ZIP)
49,964
Household income
$85,470
Rent vs Own
23.5% rent · 76.5% own
Severe rent burden
21% of renters

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 (83%)
Race & ethnicity
White 83% Hispanic / Latino 9% Two or more races 7% Asian 2% Black 2%
Hispanic origin (detail)
Mexican 1% Puerto Rican 2% Cuban 2%
Common ancestry
Romanian 4% Lithuanian 2% Slovak 2%
Foreign-born
12% · Canada, Vietnam, Jamaica
Languages at home
87% English-only · Spanish 6% Arabic 2% Other Indo-European 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

Price history

1 event — show timeline
  • 2026-06-02 Listed $194,000 Stellar MLS as Distributed by MLS Grid

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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