10805 Malden Dr · Moon Lake, FL 34654

$28,500

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 23 Days on market

Built 1985 ↓ 33% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 Bedroom, 2 Bath Mobile Home is Ready for You! The Land and the Furnishings are Included in The Price! Great Get Away or Downsizing Opportunity. Low Monthly Fees of $175.00! This Home is in Great Condition! Close to Beaches, Restaurants, Shopping, Airports & Major Highways. Come Take a Look Today! It Won't last Long! Priced To Sell!!!

Key facts

• Rv parking available
• Access to pool
• Furnishings included

Tags

• FURNISHINGS INCLUDED
• LOW MONTHLY LEASE FEE
• ACCESS TO COMMUNITY CENTER
• ACCESS TO POOL
• RV PARKING AVAILABLE
• NEW ROOF

Property features AI

Finance

• HOA & community: Co-op community (Bayonet Point Village Co-op)

Exterior

• Parking: No parking details provided
• Home design: Built in 1985
• Construction: Living area of 960
• Exterior features: Located in the Bayonet Point Village Co-op community

Interior

• Bedrooms: No bedroom details provided
• Bathrooms: No bathroom details provided

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $28k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $28k).
• Recommended offer: $28k (1.5% below list) — sets the bar for market timing.
• Cap rate 49.3% 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: schools F, amenities F, commute 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 soft (-1.9%/yr); 353 active listings in the ZIP; 6 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $197 of loan paydown is wiped out by about $855 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 + 0.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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

• Climate carrying-cost: 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 $28,072 (1.5% below list)

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. 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?
4. 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.
5. 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.
6. 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: 5.40% ✓
• Cap rate: 49.29%
• Cash-on-cash: 153.56%
• DSCR: 7.83
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $72,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10339 Kim Ln	0.68mi	3/2.0 (+1)	1,064 (+11%)	14mo	$80,000	$75	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: —
• Equity multiple: 8.01×
• Total profit: $55,930
• Equity at exit: $4,249

10-year hold

• IRR: —
• Equity multiple: 15.42×
• Total profit: $115,106
• Equity at exit: $2,464

Cash invested: $7,980 (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: 1.5×

Monthly cashflow live

• Estimated rent: $1,539 high
• Mortgage (P&I): −$149
• Tax from tax record: −$33 /mo · $402/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $1,021

Break-even live

Break-even rent $247

Max offer price $28,500

Occupancy floor 29%

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: $7,125
• Closing costs: $855
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11630 Bayonet Ln New Port Richey, FL	1.0	1.5	923	$1,150	$1.25	20d	1	0.49mi
11105 Pinto Dr Port Richey, FL	2.0	1.0	672	$1,350	$2.01	12d	1	1.07mi
11550 Baywood Meadows Dr #7 New Port Richey, FL	2.0	1.0	1008	$1,495	$1.48	24d	1	1.33mi
9440 Bourbon St Unit 9 New Port Richey, FL	2.0	1.0	700	$1,275	$1.82	24d	1	1.41mi
12909 Litewood Dr Hudson, FL	3.0	2.0	1000	$1,645	$1.65	24d	1	1.45mi
12909 Litewood Dr Hudson, FL	3.0	2.0	984	$1,645	$1.67	18d	1	1.45mi

Listing history 19 events

1. 2026-06-18
   days on market $28,500 Active 23 DOM
2. 2026-06-17
   days on market $28,500 Active 22 DOM
3. 2026-06-16
   days on market $28,500 Active 21 DOM
4. 2026-06-15
   days on market $28,500 Active 20 DOM
5. 2026-06-13
   days on market $28,500 Active 18 DOM
6. 2026-06-09
   days on market $28,500 Active 14 DOM
7. 2026-06-08
   days on market $28,500 Active 13 DOM
8. 2026-06-07
   days on market $28,500 Active 12 DOM
9. 2026-06-04
   days on market $28,500 Active 9 DOM
10. 2026-06-03
    days on market $28,500 Active 8 DOM
11. 2026-06-02
    days on market $28,500 Active 7 DOM
12. 2026-06-01
    days on market $28,500 Active 6 DOM
13. 2026-05-31
    days on market $28,500 Active 5 DOM
14. 2026-05-26
    listed $28,500 Active
15. 2017-04-13
    soldstatus $35,000 Sold 354-char remark

    Show marketing remark (354 chars)

    This 2 Bedroom, 2 Bath Mobile Home is Ready for You! The Land and the Furnishings are Included in The Price! Great Get Away or Downsizing Opportunity. Low Monthly Fees of $175.00! This Home is in Great Condition! Close to Beaches, Restaurants, Shopping, Airports & Major Highways. Come Take a Look Today! It Won't last Long! Priced To Sell!!!

16. 2017-03-25
    status Pending 354-char remark

    Show marketing remark (354 chars)

    This 2 Bedroom, 2 Bath Mobile Home is Ready for You! The Land and the Furnishings are Included in The Price! Great Get Away or Downsizing Opportunity. Low Monthly Fees of $175.00! This Home is in Great Condition! Close to Beaches, Restaurants, Shopping, Airports & Major Highways. Come Take a Look Today! It Won't last Long! Priced To Sell!!!

17. 2017-03-22
    price $37,900 354-char remark

    Show marketing remark (354 chars)

    This 2 Bedroom, 2 Bath Mobile Home is Ready for You! The Land and the Furnishings are Included in The Price! Great Get Away or Downsizing Opportunity. Low Monthly Fees of $175.00! This Home is in Great Condition! Close to Beaches, Restaurants, Shopping, Airports & Major Highways. Come Take a Look Today! It Won't last Long! Priced To Sell!!!

18. 2016-12-13
    listed $39,900 Active 354-char remark

    Show marketing remark (354 chars)

    This 2 Bedroom, 2 Bath Mobile Home is Ready for You! The Land and the Furnishings are Included in The Price! Great Get Away or Downsizing Opportunity. Low Monthly Fees of $175.00! This Home is in Great Condition! Close to Beaches, Restaurants, Shopping, Airports & Major Highways. Come Take a Look Today! It Won't last Long! Priced To Sell!!!

19. 2009-11-05
    listed $42,500

ⓘ 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: $402 · $33/mo
• Projected year-2 tax: $402 · $33/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $18,470
• − Mortgage interest: −$1,596
• − Property taxes: −$402
• − Insurance: −$142
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$829
• Taxable income: $12,545
• Est. tax owed @ 24.0%: −$3,011
• After-tax cash flow: $9,243/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

-32.9% since first listed

6 events — show timeline

• 2026-05-26 Listed $28,500 FSBO.com
• 2017-04-13 Sold (MLS) $35,000 Stellar MLS as Distributed by MLS Grid
• 2017-03-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-03-22 Price Changed $37,900 Stellar MLS as Distributed by MLS Grid
• 2016-12-13 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2009-11-05 Listed $42,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.6%/yr

Latest (2025): $402 · +6.7% YoY. Source: county tax records.