5641 Berlin Dr · Port Richey, FL 34668

$89,900

2 bd · 2.0 ba · 1,170 sqft · SingleFamily public records · 47 Days on market

Built 1972 7,875 sqft lot ↓ 28% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two bedroom Two Bath 1 Car Garage home

Key facts

• 7,875 sq ft lot
• 2 garage spots
• Built 1972

Property features AI

Finance

• Other: Property sold as-is (fire damage noted; premises not safe — do not enter)
• Financial info: No lease restrictions; Unfurnished
• HOA & community: No association

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single family residence; Residential property; One level; Faces south; Zoned R2
• Construction: Block construction; Other roof; Slab foundation; Built on 0.18-acre lot
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; No cooling
• Interior features: Fixer condition; Other interior features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 0.9% in 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 72/100 on livability (#368 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, employment D, 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 rising (+1.3%/yr); 577 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 43% of the median local income ($47k/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 $622 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

• It's been on market 47 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $40k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $90k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; 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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.90% ✓
• Cap rate: 14.31%
• Cash-on-cash: 28.62%
• DSCR: 2.27
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $242,190
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5510 Berlin Dr	0.15mi	2/2.0	1,152 (-2%)	9mo	$130,000	$113	83
5620 Quist Dr	0.04mi	2/2.0	1,126 (-4%)	13mo	$186,887	$166	81
5531 Quist Dr	0.13mi	3/2.0 (+1)	1,152 (-2%)	21mo	$236,000	$205	69
8138 Papaya St	0.21mi	2/2.0	1,285 (+10%)	6mo	$266,000	$207	68
8145 Papaya St	0.22mi	3/2.0 (+1)	1,230 (+5%)	23mo	$285,000	$232	57
6204 Langston Ave	0.73mi	3/2.0 (+1)	1,154 (-1%)	5mo	$260,000	$225	55
4941 Waterside Dr	0.72mi	2/2.0	1,166 (-0%)	14mo	$420,500	$361	54
5218 Limestone Dr	0.73mi	3/2.0 (+1)	1,136 (-3%)	6mo	$110,000	$97	51
6201 Langston Ave	0.71mi	3/2.0 (+1)	1,174 (+0%)	14mo	$249,000	$212	49

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 · 1.28% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.76×
• Total profit: $-6,034
• Equity at exit: $13,404

10-year hold

• IRR: -0.7%
• Equity multiple: 0.96×
• Total profit: $-1,016
• Equity at exit: $7,773

Cash invested: $25,172 (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 34668

• Home prices YoY: -17.4%
• Rents YoY: 1.3%
• Active inventory: 577
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,705 high
• Mortgage (P&I): −$471
• Tax from tax record: −$237 /mo · $2,849/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $174

Break-even live

Break-even rent $1,485

Max offer price $89,900

Occupancy floor 85%

Sensitivity live

Price	-10% $225	-5% $199	+0% $174	+5% $148	+10% $123
Rent	-10% $39	-5% $106	+0% $174	+5% $241	+10% $308
Rate	-1.0pp $219	-0.5pp $197	base $174	+0.5pp $151	+1.0pp $127

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5701 Berlin Dr Port Richey, FL	3.0	2.0	1364	$1,745	$1.28	25d	1	0.04mi
5706 Bay Blvd Port Richey, FL	3.0	2.0	1426	$1,950	$1.37	13d	1	0.10mi
5712 Bay Blvd Port Richey, FL	3.0	2.0	1216	$1,900	$1.56	25d	1	0.11mi
5601 Bay Blvd Port Richey, FL	1.0	1.0	806	$1,100	$1.36	5d	1	0.17mi
5521 Bay Blvd Port Richey, FL	1.0–2.0	1.0	657	$1,300	$1.98	0d	2	0.18mi
8134 Papaya St Port Richey, FL	2.0	2.5	1364	$1,800	$1.32	10d	1	0.20mi
8128 Papaya St Port Richey, FL	2.0	2.5	1364	$1,850	$1.36	5d	1	0.20mi
5848 Siesta Ln Port Richey, FL	2.0	1.0	800	$1,250	$1.56	13d	1	0.24mi
5841 Sun Glo Ave Port Richey, FL	1.0	1.0	950	$814	$0.86	15d	1	0.25mi
7731 Chapel Ave Port Richey, FL	2.0	1.0	828	$1,250	$1.51	25d	1	0.58mi
7730 Washington St Port Richey, FL	3.0	1.0	1040	$1,575	$1.51	25d	1	0.58mi
7730 Washington St Port Richey, FL	2.0	1.0	840	$1,575	$1.88	15d	1	0.58mi
7630 Tortuga Bay Blvd Port Richey, FL	3.0	2.0	1180	$1,825	$1.55	13d	17	0.74mi
8026 Brighton Dr Port Richey, FL	2.0	2.0	1394	$2,295	$1.65	24d	1	0.75mi
7616 Washington St Port Richey, FL	3.0	2.0	1180	$1,970	$1.67	25d	1	0.75mi
7713 Heather St New Port Richey, FL	3.0	2.0	1344	$1,800	$1.34	25d	1	0.84mi
6324 Lomand Ave New Port Richey, FL	2.0	1.5	720	$1,375	$1.91	25d	1	0.90mi
6412 Pawling Ave Port Richey, FL	2.0	1.0	806	$1,750	$2.17	25d	1	0.91mi
8540 Robilina Rd Port Richey, FL	1.0–2.0	1.0	722	$1,432	$1.98	3d	14	0.93mi
4823 Ebbtide Ln #301 Port Richey, FL	2.0	2.0	1098	$2,200	$2.00	25d	1	0.96mi
4823 Ebbtide Ln Port Richey, FL	2.0	2.0	1098	$1,800	$1.64	4d	1	0.96mi
4927 Marina Palms Dr Port Richey, FL	3.0	2.0	1424	$1,700	$1.19	11d	1	0.97mi
6430 Lomand Ave New Port Richey, FL	2.0	1.5	952	$1,550	$1.63	25d	1	0.98mi
4970 Marina Palms Dr Port Richey, FL	2.0	2.0	1160	$1,800	$1.55	25d	1	0.98mi
6300 Limerick Ave New Port Richey, FL	3.0	2.0	953	$1,650	$1.73	25d	1	0.98mi
8150 Brent St Port Richey, FL	2.0	2.0	1106	$2,500	$2.26	15d	1	0.98mi
6338 Aberdeen Ave New Port Richey, FL	3.0	2.0	1000	$2,300	$2.30	17d	1	1.00mi
7309 Washington St New Port Richey, FL	2.0	1.0	1311	$1,600	$1.22	2d	1	1.01mi
8712 Roble Way Port Richey, FL	3.0	2.0	1134	$1,841	$1.62	25d	1	1.03mi
4620 Bay Blvd #1116 Port Richey, FL	2.0	2.0	1025	$1,900	$1.85	25d	1	1.04mi
7353 Royal Palm Dr New Port Richey, FL	3.0	2.0	1048	$1,550	$1.48	25d	1	1.09mi
4550 Bay Blvd #1231 Port Richey, FL	2.0	2.0	1025	$2,300	$2.24	3d	1	1.09mi
4550 Bay Blvd #1231 Port Richey, FL	2.0	2.0	1025	$2,500	$2.44	22d	1	1.09mi
5321 Avery Rd Unit 1 New Port Richey, FL	2.0	1.0	720	$1,150	$1.60	3d	1	1.11mi
6431 Citation Dr Port Richey, FL	3.0	1.0	1009	$1,681	$1.67	5d	1	1.15mi
9210 Pegasus Ave Port Richey, FL	2.0	1.5	768	$1,400	$1.82	5d	1	1.15mi
7124 Green St New Port Richey, FL	2.0	1.0	1000	$1,195	$1.20	2d	1	1.21mi
8356 Journet Blvd Port Richey, FL	1.0–2.0	1.0	843	$1,315	$1.56	25d	1	1.30mi
7133 Pinewood Dr New Port Richey, FL	2.0	1.0	1000	$1,350	$1.35	5d	1	1.31mi
9110 Saint Clair Ln Port Richey, FL	2.0	2.0	730	$2,100	$2.88	25d	1	1.31mi

Listing history 24 events

1. 2026-06-09
   days on market $89,900 Active 47 DOM
2. 2026-06-08
   days on market $89,900 Active 46 DOM
3. 2026-06-07
   days on market $89,900 Active 45 DOM
4. 2026-06-04
   days on market $89,900 Active 42 DOM
5. 2026-06-03
   days on market $89,900 Active 41 DOM
6. 2026-06-02
   days on market $89,900 Active 40 DOM
7. 2026-06-01
   days on market $89,900 Active 39 DOM
8. 2026-05-31
   days on market $89,900 Active 38 DOM
9. 2026-05-15
   price $89,900
10. 2026-05-06
    status Active
11. 2026-05-06
    price $94,900
12. 2026-04-28
    historical
13. 2026-04-18
    price $124,900
14. 2026-04-15
    listed $129,900 Active
15. 2025-05-30
    historical $1,495
16. 2025-05-27
    price $1,495
17. 2025-05-06
    listed $1,595
18. 2015-04-28
    soldstatus $27,000 Sold 38-char remark

    Show marketing remark (38 chars)

    Two bedroom Two Bath 1 Car Garage home

19. 2015-04-15
    historical Contingent - Inspections 38-char remark

    Show marketing remark (38 chars)

    Two bedroom Two Bath 1 Car Garage home

20. 2015-03-30
    price $34,900 38-char remark

    Show marketing remark (38 chars)

    Two bedroom Two Bath 1 Car Garage home

21. 2015-03-03
    listed $44,900 Active 38-char remark

    Show marketing remark (38 chars)

    Two bedroom Two Bath 1 Car Garage home

22. 2006-03-27
    soldstatus $117,021
23. 2006-03-23
    soldstatus $117,021 386-char remark

    Show marketing remark (386 chars)

    2 BEDROOM, FAMILY ROOM, BEAUTIFUL UPDATED KITCHEN WITH SKYLITE & LUM-A-DOME CEILING WITH FAN. CERAMIC TOP STOVE, DISHWASHER, WOOD LAMINATE FLOORS IN FAMILY ROOM, TILE IN BATH, KITCHEN & DINING AREA, PANTRY, UPDATED BATHROOM, NEW WATER HEATER, WINDOW ENCLOSED PORCH, SELLER SAYS HOME IS UNIQUE & IT HAS A LARGE LOT TO PARK RV OR BOAT. SOLD 'AS-IS WITH RIGHT TO INSPECT.

24. 2005-10-05
    listed $125,500 386-char remark

    Show marketing remark (386 chars)

    2 BEDROOM, FAMILY ROOM, BEAUTIFUL UPDATED KITCHEN WITH SKYLITE & LUM-A-DOME CEILING WITH FAN. CERAMIC TOP STOVE, DISHWASHER, WOOD LAMINATE FLOORS IN FAMILY ROOM, TILE IN BATH, KITCHEN & DINING AREA, PANTRY, UPDATED BATHROOM, NEW WATER HEATER, WINDOW ENCLOSED PORCH, SELLER SAYS HOME IS UNIQUE & IT HAS A LARGE LOT TO PARK RV OR BOAT. SOLD 'AS-IS WITH RIGHT TO INSPECT.

ⓘ 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: $2,849 · $237/mo
• Projected year-2 tax: $2,849 · $237/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 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,455
• − Mortgage interest: −$5,036
• − Property taxes: −$2,849
• − Insurance: −$5,568
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$2,615
• Taxable income: $1,115
• Est. tax owed @ 24.0%: −$268
• After-tax cash flow: $1,818/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 — Port Richey

• Score: 72/100
• State rank: #368
• US rank: #6481

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Richey, FL
• County: Pasco County · 524,098 people
• City population: 49,442
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 49,442
• Household income: $47,401
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 2699.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 23% Two or more races 14% Black 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10% Cuban 5% Dominican 1%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 14% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -75.64%
• Current HPI: 359.7163
• Rent YoY: ▲ 1.28%
• 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

-28.4% since first listed

16 events — show timeline

• 2026-05-15 Price Changed $89,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $94,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-18 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-30 Rental Removed $1,495 STELLARMLS
• 2025-05-27 Price Changed $1,495 STELLARMLS
• 2025-05-06 Listed for Rent $1,595 STELLARMLS
• 2015-04-28 Sold (MLS) $27,000 Stellar MLS as Distributed by MLS Grid
• 2015-04-15 Contingent — Stellar MLS as Distributed by MLS Grid
• 2015-03-30 Price Changed $34,900 Stellar MLS as Distributed by MLS Grid
• 2015-03-03 Listed $44,900 Stellar MLS as Distributed by MLS Grid
• 2006-03-27 Sold (Public Records) $117,021 Public Records
• 2006-03-23 Sold (MLS) $117,021 Stellar MLS as Distributed by MLS Grid
• 2005-10-05 Listed $125,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.3%/yr

Latest (2025): $2,849 · +2.7% YoY. Source: county tax records.