4434 Tucker Sq · Beacon Square, FL 34652

$110,000

2 bd · 2.0 ba · 1,006 sqft · Manufactured public records · 5 Days on market

Built 1985 4,967 sqft lot Est $164k · 33% under $175/mo HOA · 11% of rent ↓ 27% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +3.3/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Move-in ready 2-bedroom, 2-bath home on a corner lot offering a blend of comfort and style. Enjoy brand-new flooring, updated appliances including a dishwasher, disposal, washer & dryer, and fresh drywall throughout. The bright bonus room features hurricane-impact windows and a newer AC mini-split system for year-round comfort. Interior highlights include custom solid wood cabinetry, Mediterranean-inspired bathroom tile, and sleek ceramic finishes. Step outside to a private patio, perfect for relaxing or entertaining. Additional features include a water conditioning system and a low HOA fee of just $175 month. The community offers a heated pool

Key facts

• Updated appliances
• Brand-new flooring
• Corner lot

Tags

• CORNER LOT
• BRAND-NEW FLOORING
• UPDATED APPLIANCES
• HURRICANE-IMPACT WINDOWS
• NEWER AC MINI-SPLIT SYSTEM
• CUSTOM SOLID WOOD CABINETRY

Property features AI

Finance

• Other: Total acreage: less than 1/4 acre (approx. 0.11 acres)
• Financial info: Lease restrictions apply
• HOA & community: Monthly association fee of $175; Association approval required; Association: PLACE IN THE SUN; Clubhouse; Community pool; Senior community; Pets allowed with breed restrictions

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable available; Electricity available and connected; Other utilities
• Home design: Residential modular home; One story; Faces east; RMH zoning
• Construction: Other construction materials; Shingle roof; Other foundation
• Exterior features: Other exterior features; Concrete road access

Interior

• Kitchen: Freezer; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $45 ($536/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 11.4% vs local median 2.7% in Beacon Square — 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 66/100 on livability (#600 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: employment D, schools F, 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 flat; 644 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 35% of the median local income ($57k/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 $761 of loan paydown is wiped out by about $3k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.50% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.36%
• DSCR: 1.82
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $163,978
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4135 Pecan Dr	0.64mi	2/2.0	864 (-14%)	13mo	$141,000	$163	36

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: -17.4%
• Equity multiple: 0.40×
• Total profit: $-18,345
• Equity at exit: $16,401

10-year hold

• IRR: -18.1%
• Equity multiple: 0.17×
• Total profit: $-25,451
• Equity at exit: $9,511

Cash invested: $30,800 (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 34652

• Home prices YoY: -26.1%
• Rents YoY: 0.7%
• Active inventory: 644
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,646 high
• Mortgage (P&I): −$577
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$46
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$175
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $45

Break-even live

Break-even rent $1,590

Max offer price $110,000

Occupancy floor 92%

Sensitivity live

Price	-10% $107	-5% $76	+0% $45	+5% $14	+10% $-18
Rent	-10% $-85	-5% $-20	+0% $45	+5% $110	+10% $175
Rate	-1.0pp $100	-0.5pp $73	base $45	+0.5pp $16	+1.0pp $-13

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4221 Touchton Pl New Port Richey, FL	2.0	2.0	888	$1,300	$1.46	25d	1	0.20mi
4408 Rustic Dr New Port Richey, FL	2.0	1.0	1101	$1,500	$1.36	25d	1	0.22mi
4411 Rustic Dr Unit 1 New Port Richey, FL	2.0	2.0	1050	$1,450	$1.38	13d	1	0.26mi
4211 Hampton Dr New Port Richey, FL	2.0	2.0	1050	$1,795	$1.71	6d	1	0.28mi
4022 Davit Dr New Port Richey, FL	2.0	2.0	1144	$1,600	$1.40	19d	1	0.29mi
4031 Davit Dr New Port Richey, FL	2.0	2.0	1144	$1,600	$1.40	19d	1	0.30mi
4540 Irene Loop New Port Richey, FL	2.0	1.0	768	$1,550	$2.02	25d	1	0.37mi
4645 Irene Loop New Port Richey, FL	3.0	1.0	1158	$1,700	$1.47	0d	1	0.38mi
4124 Flamingo Dr New Port Richey, FL	3.0	1.0	744	$1,500	$2.02	16d	1	0.42mi
4124 Flamingo Dr New Port Richey, FL	3.0	1.0	744	$1,500	$2.02	4d	1	0.42mi
4721 Naftis Ln New Port Richey, FL	3.0	2.0	1104	$1,700	$1.54	13d	1	0.42mi
4616 Irene Loop New Port Richey, FL	2.0	1.0	898	$1,600	$1.78	21d	1	0.43mi
4301 Straits Ln New Port Richey, FL	3.0	1.5	1284	$1,790	$1.39	25d	1	0.45mi
4282 Rudder Way New Port Richey, FL	3.0	2.0	1454	$2,000	$1.38	25d	1	0.46mi
4282 Rudder Way New Port Richey, FL	3.0	2.0	1310	$2,000	$1.53	4d	1	0.46mi
3847 Lighthouse Way New Port Richey, FL	2.0	2.0	1144	$1,595	$1.39	23d	1	0.47mi
4852 Pompano Dr New Port Richey, FL	2.0	2.0	1104	$2,900	$2.63	25d	1	0.56mi
4133 Grayton Dr New Port Richey, FL	2.0	1.5	1068	$1,727	$1.62	6d	1	0.57mi
5020 Vickers Dr New Port Richey, FL	2.0	1.0	863	$1,495	$1.73	0d	1	0.57mi
4554 Nimmer Dr New Port Richey, FL	3.0	2.0	1180	$1,600	$1.36	16d	1	0.65mi
4548 Belfast Dr New Port Richey, FL	3.0	1.0	1075	$1,575	$1.47	19d	1	0.69mi
4117 Highland Loop New Port Richey, FL	3.0	2.0	1384	$1,599	$1.16	13d	1	0.70mi
4939 Floramar Ter New Port Richey, FL	2.0	2.0	1050	$1,675	$1.60	25d	2	0.74mi
4939 Floramar Ter New Port Richey, FL	2.0	2.0	1050	$1,600	$1.52	3d	2	0.74mi
4939 Floramar Ter New Port Richey, FL	2.0	2.0	1050	$1,648	$1.57	18d	3	0.74mi
4518 Audrey Ln Unit 4551 New Port Richey, FL	2.0	1.0	750	$1,295	$1.73	23d	1	0.79mi
4529 Audrey Ln New Port Richey, FL	2.0	1.0	750	$1,295	$1.73	23d	1	0.79mi
4551 Audrey Ln NEW PRT RCHY, FL	2.0	1.0	750	$1,295	$1.73	23d	1	0.82mi
4540 Audrey Ln New Port Richey, FL	2.0	1.0	750	$1,150	$1.53	25d	1	0.82mi
4436 Floramar Ter New Port Richey, FL	2.0	1.5	890	$2,295	$2.58	6d	1	0.83mi
4430 Floramar Ter New Port Richey, FL	2.0	1.5	1094	$2,500	$2.29	4d	1	0.84mi
5319 Drift Tide Dr New Port Richey, FL	2.0	1.5	1142	$1,500	$1.31	11d	1	0.84mi
4747 Azalea Dr #208 New Port Richey, FL	2.0	2.0	1128	$1,200	$1.06	19d	1	0.88mi
5197 Silent Loop #124 New Port Richey, FL	2.0	2.0	956	$2,200	$2.30	25d	1	0.89mi
5197 Silent Loop New Port Richey, FL	2.0	2.0	956	$2,200	$2.30	4d	1	0.89mi
4754 Marine Pkwy Unit 2 New Port Richey, FL	3.0	2.0	1312	$1,750	$1.33	16d	1	0.90mi
4754 Marine Pkwy Unit 102-I New Port Richey, FL	2.0	2.0	1088	$1,500	$1.38	25d	1	0.90mi
4854 Marine Pkwy #103 New Port Richey, FL	1.0	2.0	1088	$1,500	$1.38	25d	1	0.90mi
5132 Amulet Dr #107 New Port Richey, FL	1.0	1.0	928	$1,395	$1.50	13d	1	0.90mi
3421 Tricon Ln #12 Holiday, FL	2.0	1.0	870	$1,095	$1.26	0d	1	0.92mi

HOA detail

• Monthly dues: $175 · $2,100/yr
• Likely covers: waterpool

Listing history 5 events

1. 2026-05-19
   status Pending
2. 2026-05-14
   listed $110,000 Active
3. 2026-01-10
   historical
4. 2025-10-29
   price $144,900
5. 2025-07-03
   listed $149,900 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: $381 · $32/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$532/yr (+$44/mo · 139.5%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 26 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: $19,757
• − Mortgage interest: −$6,162
• − Property taxes: −$381
• − Insurance: −$5,668
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − HOA: −$2,100
• − Depreciation: −$3,200
• Taxable loss: −$916
• Est. tax savings @ 24.0%: +$220
• After-tax cash flow: $756/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 — Beacon Square

• Score: 66/100
• State rank: #600
• US rank: #11494

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beacon Square, FL
• County: Pasco County · 524,098 people
• 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

-26.6% since first listed

5 events — show timeline

• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-29 Price Changed $144,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-03 Listed $149,900 Stellar MLS as Distributed by MLS Grid

Property tax history

-3.4%/yr

Latest (2025): $381 · +7.0% YoY. Source: county tax records.