5649 Oak Ridge Ave · New Port Richey, FL 34652

$68,000

2 bd · 1.0 ba · 480 sqft · Manufactured public records · 455 Days on market

Built 1959 2,154 sqft lot Est $50k · 36% over $150/mo HOA · 11% of rent

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Why this score? — see what drove the C+ 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
• Schools +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 55 Plus winter home! Classic Detrioter Mobile home for sale in New Port Richey Fl, fully furnished. 2 bedrooms, 1 bath. $100 HOA fee ( you will own the land with this house) Hoa covers water, trash, lawn care. Great winter Vacation home close to Downtown New Port Richey. Come enjoy the sunshine! 2 cats allowed. No dogs

Key facts

• Own land
• Tons of storage
• Golf cart friendly

Tags

• GOLF CART FRIENDLY
• OWN LAND
• HOA INCLUDES TRASH WATER LAWN
• SLATE FLOOR
• TONS OF STORAGE
• PLENTY OF PARKING SPACE

Property features AI

Finance

• Other: Homestead exempt; Zoned MF2; Total lot about 0.05 acres
• Financial info: Lease restrictions apply
• HOA & community: Monthly association fee of $150 (includes grounds maintenance, pest control, sewer, trash and water); Association approval required; Clubhouse on site; Senior community; Pets allowed

Exterior

• Parking: Driveway; 2-space carport
• Utilities: Public water; Public sewer; Electricity available; Cable connected; Water and sewer available
• Home design: Mobile home (single wide); One story; Faces south; Entry on main level
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Approximately built area 480 square feet
• Exterior features: Covered patio; Patio; Located on a cul-de-sac; Asphalt road access

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Wall/window cooling unit(s)
• Interior features: Eat-in kitchen; 4 total rooms
• Laundry & utility: Washer and dryer included; Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 2.0% in New 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 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.
• Market conditions: Rents flat; 635 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $470 of loan paydown is wiped out by about $2k 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 + 0.7% rent growth), your $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 455 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y 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

• Watch-outs: flood insurance adds $66/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $59,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 455 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
8. 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.
9. 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: 2.06% ✓
• Cap rate: 14.54%
• Cash-on-cash: 29.47%
• DSCR: 2.31
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $49,920
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5639 Oak Ridge Ave	0.01mi	1/1.0 (-1)	480 (0%)	10mo	$50,000	$104	86

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 · 0.72% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.61×
• Total profit: $11,549
• Equity at exit: $10,139

10-year hold

• IRR: 22.1%
• Equity multiple: 2.64×
• Total profit: $31,304
• Equity at exit: $5,879

Cash invested: $19,040 (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 34652

• Home prices YoY: -26.1%
• Rents YoY: 0.7%
• Active inventory: 635
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$104 /mo · $1,253/yr
• Insurance: −$28
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$150
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $401

Break-even live

Break-even rent $893

Max offer price $68,000

Occupancy floor 66%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5149 Tangelo Dr Apt B New Port Richey, FL	1.0	1.0	350	$1,195	$3.41	24d	1	0.64mi
6012 12th Ave New Port Richey, FL	1.0	1.0	318	$1,000	$3.14	24d	1	1.18mi

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: watertrashlandscaping

Listing history 31 events

1. 2026-06-18
   days on market $68,000 Active 455 DOM
2. 2026-06-17
   days on market $68,000 Active 454 DOM
3. 2026-06-16
   days on market $68,000 Active 453 DOM
4. 2026-06-15
   days on market $68,000 Active 452 DOM
5. 2026-06-13
   days on market $68,000 Active 450 DOM
6. 2026-06-09
   days on market $68,000 Active 446 DOM
7. 2026-06-08
   days on market $68,000 Active 445 DOM
8. 2026-06-07
   days on market $68,000 Active 444 DOM
9. 2026-06-04
   days on market $68,000 Active 441 DOM
10. 2026-06-03
    days on market $68,000 Active 440 DOM
11. 2026-06-02
    days on market $68,000 Active 439 DOM
12. 2026-06-01
    days on market $68,000 Active 438 DOM
13. 2026-05-31
    days on market $68,000 Active 437 DOM
14. 2025-06-04
    price $68,000
15. 2025-03-20
    listed $69,000 Active
16. 2023-01-31
    soldstatus $65,000 Closed 326-char remark

    Show marketing remark (326 chars)

    Great 55 Plus winter home! Classic Detrioter Mobile home for sale in New Port Richey Fl, fully furnished. 2 bedrooms, 1 bath. $100 HOA fee ( you will own the land with this house) Hoa covers water, trash, lawn care. Great winter Vacation home close to Downtown New Port Richey. Come enjoy the sunshine! 2 cats allowed. No dogs

17. 2023-01-20
    status Pending 326-char remark

    Show marketing remark (326 chars)

    Great 55 Plus winter home! Classic Detrioter Mobile home for sale in New Port Richey Fl, fully furnished. 2 bedrooms, 1 bath. $100 HOA fee ( you will own the land with this house) Hoa covers water, trash, lawn care. Great winter Vacation home close to Downtown New Port Richey. Come enjoy the sunshine! 2 cats allowed. No dogs

18. 2022-10-25
    price $78,999 326-char remark

    Show marketing remark (326 chars)

    Great 55 Plus winter home! Classic Detrioter Mobile home for sale in New Port Richey Fl, fully furnished. 2 bedrooms, 1 bath. $100 HOA fee ( you will own the land with this house) Hoa covers water, trash, lawn care. Great winter Vacation home close to Downtown New Port Richey. Come enjoy the sunshine! 2 cats allowed. No dogs

19. 2022-10-21
    price $69,999 326-char remark

    Show marketing remark (326 chars)

    Great 55 Plus winter home! Classic Detrioter Mobile home for sale in New Port Richey Fl, fully furnished. 2 bedrooms, 1 bath. $100 HOA fee ( you will own the land with this house) Hoa covers water, trash, lawn care. Great winter Vacation home close to Downtown New Port Richey. Come enjoy the sunshine! 2 cats allowed. No dogs

20. 2022-08-30
    price $79,000 326-char remark

    Show marketing remark (326 chars)

    Great 55 Plus winter home! Classic Detrioter Mobile home for sale in New Port Richey Fl, fully furnished. 2 bedrooms, 1 bath. $100 HOA fee ( you will own the land with this house) Hoa covers water, trash, lawn care. Great winter Vacation home close to Downtown New Port Richey. Come enjoy the sunshine! 2 cats allowed. No dogs

21. 2022-08-11
    status Active 326-char remark

    Show marketing remark (326 chars)

    Great 55 Plus winter home! Classic Detrioter Mobile home for sale in New Port Richey Fl, fully furnished. 2 bedrooms, 1 bath. $100 HOA fee ( you will own the land with this house) Hoa covers water, trash, lawn care. Great winter Vacation home close to Downtown New Port Richey. Come enjoy the sunshine! 2 cats allowed. No dogs

22. 2022-08-11
    price $69,000 326-char remark

    Show marketing remark (326 chars)

    Great 55 Plus winter home! Classic Detrioter Mobile home for sale in New Port Richey Fl, fully furnished. 2 bedrooms, 1 bath. $100 HOA fee ( you will own the land with this house) Hoa covers water, trash, lawn care. Great winter Vacation home close to Downtown New Port Richey. Come enjoy the sunshine! 2 cats allowed. No dogs

23. 2022-07-17
    status Pending 326-char remark

    Show marketing remark (326 chars)

    Great 55 Plus winter home! Classic Detrioter Mobile home for sale in New Port Richey Fl, fully furnished. 2 bedrooms, 1 bath. $100 HOA fee ( you will own the land with this house) Hoa covers water, trash, lawn care. Great winter Vacation home close to Downtown New Port Richey. Come enjoy the sunshine! 2 cats allowed. No dogs

24. 2022-06-13
    listed $79,000 Active 326-char remark

    Show marketing remark (326 chars)

    Great 55 Plus winter home! Classic Detrioter Mobile home for sale in New Port Richey Fl, fully furnished. 2 bedrooms, 1 bath. $100 HOA fee ( you will own the land with this house) Hoa covers water, trash, lawn care. Great winter Vacation home close to Downtown New Port Richey. Come enjoy the sunshine! 2 cats allowed. No dogs

25. 2018-06-01
    historical
26. 2018-04-19
    price $44,900
27. 2017-12-04
    listed $54,900 Active
28. 2004-12-22
    historical
29. 2004-06-20
    listed $35,900
30. 2004-04-15
    listed $22,500
31. 2004-02-05
    listed $27,500

ⓘ 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: $1,253 · $104/mo
• Projected year-2 tax: $1,253 · $104/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) · 96% chance over 30 yrs
• 🔥 Wildfire 3/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,813
• − Mortgage interest: −$3,809
• − Property taxes: −$1,253
• − Insurance: −$1,138
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − HOA: −$1,800
• − Depreciation: −$1,978
• Taxable income: $4,145
• Est. tax owed @ 24.0%: −$995
• After-tax cash flow: $3,818/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 — 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

• Census place: New Port Richey, FL
• County: Pasco County · 524,098 people
• City population: 137,708
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 27,444
• Household income: $56,931
• Rent vs Own: 36.4% rent · 63.6% own
• Severe rent burden: 1190.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 13% Two or more races 9% Black 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 4%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -109.49%
• Current HPI: 310.8347
• Rent YoY: ▲ 0.72%
• 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

+147.3% since first listed

18 events — show timeline

• 2025-06-04 Price Changed $68,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-20 Listed $69,000 Stellar MLS as Distributed by MLS Grid
• 2023-01-31 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2023-01-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-10-25 Price Changed $78,999 Stellar MLS as Distributed by MLS Grid
• 2022-10-21 Price Changed $69,999 Stellar MLS as Distributed by MLS Grid
• 2022-08-30 Price Changed $79,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-08-11 Price Changed $69,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-06-13 Listed $79,000 Stellar MLS as Distributed by MLS Grid
• 2018-06-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-04-19 Price Changed $44,900 Stellar MLS as Distributed by MLS Grid
• 2017-12-04 Listed $54,900 Stellar MLS as Distributed by MLS Grid
• 2004-12-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2004-06-20 Listed $35,900 Stellar MLS as Distributed by MLS Grid
• 2004-04-15 Listed $22,500 Stellar MLS as Distributed by MLS Grid
• 2004-02-05 Listed $27,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.1%/yr

Latest (2025): $1,253 · -0.2% YoY. Source: county tax records.