6606 Corbin Ln · New Port Richey East, FL 34653

$168,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 31 Days on market

Built 1973 0.28 ac lot Est $172k · at est.

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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 +21.9/30.0
• ARV discount +8.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Virtually Staged. Under contract-accepting backup offers. Welcome to your own slice of Florida living! This well-kept 3-bedroom, 1-bath double-wide mobile home offers comfort, flexibility, and exceptional outdoor entertaining on a private, fully fenced 12,375 sq. ft. lot with no HOA fees. With 1,152 sq. ft. of living space, this move-in-ready property combines affordability, functionality, and lifestyle. Inside, you’ll find laminate flooring throughout, a meticulous kitchen, and a comfortable layout ready for you to personalize and make your own. The spacious living areas create a warm and inviting atmosphere perfect for everyday living or hosti

Key facts

• Gas grill
• Mango tree
• Storage shed

Tags

• OUTDOOR ENTERTAINING SPACE
• COVERED OUTDOOR KITCHEN
• GAS GRILL
• STORAGE SHED
• MANGO TREE

Property features AI

Finance

• Other: Zoned R2; Total lot about 0.28 acres (approx. 1/4 to less than 1/2 acre)
• Financial info: No lease restrictions
• HOA & community: No HOA; Pets allowed

Exterior

• Parking: No parking details provided
• Utilities: Well water; Septic tank; Broadband/high-speed internet available; Public utilities available
• Home design: Modular double-wide home; One story; Faces west; Stilt/on piling foundation
• Construction: Metal siding; Other construction materials; Other roof type; Built as double wide modular
• Exterior features: Covered rear porch; Front porch; Outdoor grill; Greenhouse; Shed(s); Mature landscaping with oak trees and fruit trees

Interior

• Kitchen: Range; Microwave; Refrigerator; Exhaust fan
• Bedrooms: 3 bedrooms (one level)
• Flooring: Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Mini-split cooling; No central heating
• Interior features: Ceiling fans; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Window treatments; Blinds
• Laundry & utility: Washer; Dryer; Laundry located outside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $168k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (3.9% below list).
• Recommended offer: $161k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 4.3% in New Port Richey East — 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 68/100 on livability (#499 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety 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: Cotee River Elementary School (math 42% / reading 45%, grade F, #1,345 of 2,144 statewide, top 64%, 551 students, 84% FRL); Gulf High School (math 32% / reading 34%, grade F, #406 of 667 statewide, top 61%, 1,465 students, 76% FRL) — zoned schools average 80% FRL vs 48% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 38% at this address vs 51% district-wide (-13 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.9%/yr); 305 active listings in the ZIP; 40 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).
• This rent runs 39% of the median local income ($50k/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 $5k 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 31 days — a 3% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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.
• Current owner paid $100k; list at $168k implies a 68% 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; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,451 (3.9% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.96% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $171,648
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6621 Kumquat Dr	0.10mi	3/2.0	1,242 (+8%)	10mo	$185,000	$149	74

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: -9.1%
• Equity multiple: 0.68×
• Total profit: $-15,195
• Equity at exit: $25,049

10-year hold

• IRR: -3.7%
• Equity multiple: 0.78×
• Total profit: $-10,125
• Equity at exit: $14,526

Cash invested: $47,040 (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 34653

• Home prices YoY: -18.4%
• Rents YoY: -2.9%
• Active inventory: 305
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,615 high
• Mortgage (P&I): −$881
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $264

Break-even live

Break-even rent $1,280

Max offer price $168,000

Occupancy floor 79%

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6447 Eric Dr New Port Richey, FL	2.0	2.0	1133	$1,400	$1.24	24d	1	0.10mi
6721 Congress St New Port Richey, FL	2.0	1.0	830	$1,250	$1.51	24d	1	0.11mi
6405 Eric Dr New Port Richey, FL	2.0	2.0	1133	$1,400	$1.24	24d	1	0.17mi
6635 Crossbow Ln New Port Richey, FL	2.0	2.0	1082	$1,695	$1.57	18d	1	0.22mi
6548 Batea Ter New Port Richey, FL	3.0	2.0	1120	$1,800	$1.61	24d	1	0.27mi
6430 Polk St New Port Richey, FL	3.0	2.0	1270	$1,800	$1.42	22d	1	0.32mi
6332 Pennsylvania Ave New Port Richey, FL	2.0	1.0	962	$1,250	$1.30	20d	1	0.35mi
6332 Pennsylvania Ave New Port Richey, FL	2.0	1.0	920	$1,250	$1.36	24d	1	0.35mi
7140 Bellaire Ter New Port Richey, FL	2.0	1.0	776	$1,350	$1.74	24d	1	0.37mi
7138 Bellaire Ter New Port Richey, FL	2.0	1.0	776	$1,350	$1.74	24d	1	0.37mi
7039 Lenox Dr New Port Richey, FL	3.0	2.0	1300	$1,795	$1.38	13d	1	0.40mi
5800 Virginia Ave New Port Richey, FL	2.0	1.0	900	$1,550	$1.72	13d	1	0.78mi
5800 Virginia Ave New Port Richey, FL	2.0	1.0	900	$1,495	$1.66	20d	1	0.78mi
6300 Limerick Ave New Port Richey, FL	3.0	2.0	953	$1,650	$1.73	24d	1	0.81mi
6338 Aberdeen Ave New Port Richey, FL	3.0	2.0	1000	$2,300	$2.30	17d	1	0.83mi
5822 Congress St #104 New Port Richey, FL	2.0	2.0	920	$1,650	$1.79	24d	1	0.83mi
6921 Washington St Unit 3Apt 3 Port Richey, FL	2.0	1.0	750	$1,269	$1.69	20d	1	0.85mi
5816 Congress St New Port Richey, FL	2.0	2.0	920	$1,400	$1.52	24d	1	0.85mi
6332 Grand Blvd Port Richey, FL	2.0	2.0	894	$1,950	$2.18	5d	2	0.89mi
6029 Wyoming Ave New Port Richey, FL	2.0	1.0	792	$1,850	$2.34	24d	1	0.90mi
6322 Alaska Ave New Port Richey, FL	2.0	1.0	720	$1,500	$2.08	24d	1	0.91mi
6430 Lomand Ave New Port Richey, FL	2.0	1.5	952	$1,550	$1.63	24d	1	0.93mi
6324 Lomand Ave New Port Richey, FL	2.0	1.5	720	$1,375	$1.91	24d	1	0.96mi
5805 Delaware Ave New Port Richey, FL	2.0	1.0	700	$1,250	$1.79	24d	1	0.97mi
7713 Heather St New Port Richey, FL	3.0	2.0	1344	$1,800	$1.34	24d	1	0.97mi
7309 Washington St New Port Richey, FL	2.0	1.0	1311	$1,600	$1.22	2d	1	0.99mi
7212 Carlton Arms Dr New Port Richey, FL	2.0	1.0–2.0	877	$1,609	$1.83	24d	1	1.00mi
7616 Washington St Port Richey, FL	3.0	2.0	1180	$1,970	$1.67	24d	1	1.12mi
7630 Tortuga Bay Blvd Port Richey, FL	3.0	2.0	1180	$1,825	$1.55	13d	17	1.13mi
6931 Julia Ct New Port Richey, FL	1.0–2.0	1.0	800	$1,495	$1.87	3d	4	1.17mi
5500 Main St New Port Richey, FL	2.0	2.0	1231	$1,733	$1.41	3d	6	1.18mi
7124 Green St New Port Richey, FL	2.0	1.0	1000	$1,195	$1.20	2d	1	1.20mi
7013 Green St New Port Richey, FL	3.0	2.0	1104	$1,500	$1.36	2d	1	1.21mi
5335 Palmetto Rd New Port Richey, FL	2.0	1.0	800	$1,475	$1.84	24d	1	1.23mi
5640 Ferguson Ct #2101 New Port Richey, FL	2.0	2.0	1056	$1,650	$1.56	24d	1	1.24mi
5809 Dailey Ln New Port Richey, FL	2.0	1.0	950	$1,000	$1.05	24d	1	1.24mi
7730 Washington St Port Richey, FL	2.0	1.0	840	$1,575	$1.88	15d	1	1.25mi
7730 Washington St Port Richey, FL	3.0	1.0	1040	$1,575	$1.51	24d	1	1.25mi
5551 Executive Dr New Port Richey, FL	2.0	2.0	1100	$1,459	$1.33	24d	1	1.27mi
5543 Executive Dr Unit B4 New Port Richey, FL	2.0	2.0	1000	$1,459	$1.46	24d	1	1.29mi

Listing history 30 events

1. 2026-06-13
   statusdays on market $168,000 Pending 31 DOM
2. 2026-06-09
   days on market $168,000 Active 27 DOM
3. 2026-06-08
   days on market $168,000 Active 26 DOM
4. 2026-06-07
   days on market $168,000 Active 25 DOM
5. 2026-06-04
   days on market $168,000 Active 22 DOM
6. 2026-06-03
   days on market $168,000 Active 21 DOM
7. 2026-06-02
   days on market $168,000 Active 20 DOM
8. 2026-06-01
   days on market $168,000 Active 19 DOM
9. 2026-05-31
   days on market $168,000 Active 18 DOM
10. 2026-05-13
    listed $168,000 Active
11. 2025-12-30
    historical
12. 2025-06-25
    listed $185,000 Active
13. 2024-08-05
    historical
14. 2024-05-17
    price $189,000
15. 2024-03-07
    price $198,000
16. 2024-03-07
    status Active
17. 2024-03-04
    historical
18. 2024-02-07
    price $199,800
19. 2023-11-27
    price $215,000
20. 2023-09-04
    listed $239,900 Active
21. 2023-08-16
    soldstatus $100,000
22. 2023-08-10
    soldstatus $100,000 Closed
23. 2023-07-24
    status Pending
24. 2023-07-19
    price $127,193
25. 2023-07-09
    price $131,700
26. 2023-06-27
    listed $133,800 Active
27. 2023-06-09
    soldstatus $50,000
28. 2014-04-23
    historical
29. 2013-04-22
    listed $24,900 Active
30. 1998-06-17
    soldstatus $12,500

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $1,394 · $116/mo
• Expected delta: +$671/yr (+$56/mo · 92.8%)

ⓘ 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 2/10 Low
• 🌡 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,374
• − Mortgage interest: −$9,411
• − Property taxes: −$723
• − Insurance: −$840
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$4,887
• Taxable income: $413
• Est. tax owed @ 24.0%: −$99
• After-tax cash flow: $3,071/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 East

• Score: 68/100
• State rank: #499
• US rank: #9203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Port Richey East, FL
• County: Pasco County · 524,098 people
• City population: 36,086
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 35,945
• Household income: $49,563
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 1439.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 9% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 2% Russian/Polish/Slavic 2%

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: ▼ -73.10%
• Current HPI: 324.6519
• Rent YoY: ▼ -2.92%
• 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

+1244.0% since first listed

21 events — show timeline

• 2026-05-13 Listed $168,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-25 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-05-17 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-07 Price Changed $198,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-03-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-02-07 Price Changed $199,800 Stellar MLS as Distributed by MLS Grid
• 2023-11-27 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-04 Listed $239,900 Stellar MLS as Distributed by MLS Grid
• 2023-08-16 Sold (Public Records) $100,000 Public Records
• 2023-08-10 Sold (MLS) $100,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-07-19 Price Changed $127,193 Stellar MLS as Distributed by MLS Grid
• 2023-07-09 Price Changed $131,700 Stellar MLS as Distributed by MLS Grid
• 2023-06-27 Listed $133,800 Stellar MLS as Distributed by MLS Grid
• 2023-06-09 Sold (Public Records) $50,000 Public Records
• 2014-04-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-04-22 Listed $24,900 Stellar MLS as Distributed by MLS Grid
• 1998-06-17 Sold (Public Records) $12,500 Public Records

Property tax history

+15.7%/yr

Latest (2025): $723 · +0.4% YoY. Source: county tax records.