10350 Evergreen St · Moon Lake, FL 34654

$185,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 11 Days on market

Built 1999 9,019 sqft lot Est $124k · 49% over

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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 +25.0/30.0
• DSCR +8.1/10.0
• 1% rule +5.6/10.0
• Schools +4.3/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Back on the Market! Don't miss this second chance to own this charming double-wide manufactured home situated on a spacious lot in a peaceful area of New Port Richey. This well-maintained property offers a functional floor plan, abundant natural light, and plenty of outdoor space for entertaining, gardening, or simply enjoying Florida living. Conveniently located near schools, shopping, dining, and major roadways, this home is ideal for first-time buyers, seasonal residents, or investors seeking a great opportunity. Back on the market due to no fault of the seller. Excellent investment opportunity with strong rental income potential and no HOA restrictions. Whether you're looking for a p

Key facts

• Major roadways
• Spacious lot
• Outdoor space

Tags

• SPACIOUS LOT
• ABUNDANT NATURAL LIGHT
• OUTDOOR SPACE
• MAJOR ROADWAYS

Property features AI

Finance

• Other: Lot approximately 0.21 acres
• Financial info: Homestead exemption indicated
• HOA & community: No HOA/association

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Manufactured single-wide home; One story; South-facing
• Construction: Vinyl siding; Metal roof; Block foundation; Built on one level
• Exterior features: Balcony; Playground; Private mailbox; Dirt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No additional interior features listed
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

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 ($2k rent vs $185k).
• Cap rate 8.9% vs local median 4.4% in Moon Lake — 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 56/100 on livability (#871 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, 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: River Ridge High School (math 50% / reading 54%, grade D+, #160 of 667 statewide, top 25%, 1,802 students, 41% FRL).
• Market conditions: Rents soft (-1.9%/yr); 353 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 32% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $95k; list at $185k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.28%
• DSCR: 1.41
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $124,416
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10106 Windel St	0.29mi	3/2.5	1,130 (-2%)	6mo	$122,500	$108	77
12832 Ocasta Ave	0.73mi	3/2.0	1,188 (+3%)	7mo	$208,000	$175	55
10537 Fran St	0.52mi	3/2.0	1,040 (-10%)	8mo	$195,000	$188	54
9910 Jerome Dr	0.68mi	3/2.0	1,104 (-4%)	10mo	$95,000	$86	53
9830 Fern St	0.64mi	3/2.0	1,012 (-12%)	14mo	$60,000	$59	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.80×
• Total profit: $-10,274
• Equity at exit: $27,584

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,451
• Equity at exit: $15,995

Cash invested: $51,800 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,965 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$105 /mo · $1,257/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $401

Break-even live

Break-even rent $1,458

Max offer price $185,000

Occupancy floor 75%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13015 Midvale Ave New Port Richey, FL	2.0	2.0	900	$1,450	$1.61	5d	1	0.43mi

Listing history 12 events

1. 2026-06-18
   days on market $185,000 Active 11 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   status $185,000 Active 10 DOM
4. 2026-06-07
   remarks 443-char remark
5. 2026-06-07
   status $185,000 Pending 10 DOM
6. 2026-06-04
   days on market $185,000 Active 10 DOM
7. 2026-06-03
   days on market $185,000 Active 9 DOM
8. 2026-06-02
   days on market $185,000 Active 8 DOM
9. 2026-06-01
   days on market $185,000 Active 7 DOM
10. 2026-05-31
    days on market $185,000 Active 6 DOM
11. 2026-05-25
    listed $185,000 Active
12. 2026-04-27
    soldstatus $95,000

ⓘ 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: $1,257 · $105/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$279/yr (+$23/mo · 22.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 26 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $23,583
• − Mortgage interest: −$10,363
• − Property taxes: −$1,257
• − Insurance: −$925
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − Depreciation: −$5,382
• Taxable income: $1,883
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $4,355/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 — Moon Lake

• Score: 56/100
• State rank: #871
• US rank: #22850

Category grades

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

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

+94.7% since first listed

2 events — show timeline

• 2026-05-25 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Sold (Public Records) $95,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,257 · +7.5% YoY. Source: county tax records.