Sunrise II* Plan · New Port Richey East, FL 34655

$247,090

2 bd · 2.0 ba · 1,395 sqft · Townhouse · 365 Days on market

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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 +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Key facts

• Walk-in closet
• Open floorplan
• Stylish kitchen

Tags

• OWNER'S SUITE
• ATTACHED FULL BATHROOM
• WALK-IN CLOSET
• OPEN FLOORPLAN
• STYLISH KITCHEN
• COZY COVERED PATIO

Property features AI

Finance

• Other: Address: 8539 Futureside Loop, New Port Richey, FL 34655; Inventory type: Plan; Listing status: Active
• Financial info: List price $249,590
• HOA & community: HOA/community details not provided

Exterior

• Parking: 1 covered garage space (1 total parking space)
• Security: Security details not provided
• Utilities: Utility details not provided
• Home design: Single-family home (new construction plan)
• Construction: Built as part of the Sunrise II plan
• Exterior features: Living area approximately 1395

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: 2 bedrooms
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: HVAC details not provided
• Interior features: New construction plan (Sunrise II)
• Laundry & utility: Laundry details not provided

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $247k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/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 $229k (7.4% below list).
• Recommended offer: $217k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 Middle School (math 34% / reading 33%, grade F, #428 of 571 statewide, top 76%, 901 students, 83% FRL); Gulf High School (math 32% / reading 34%, grade F, #406 of 667 statewide, top 61%, 1,465 students, 76% FRL) — zoned schools average 81% FRL vs 48% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 37% at this address vs 51% district-wide (-14 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-4.7%/yr); 547 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 32% of the median local income ($85k/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 $2k of loan paydown is wiped out by about $7k 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 365 days — a 12% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Recommended offer $217,439 (12.0% below list)

Questions for the listing agent

1. It's been on market 365 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.42×
• Total profit: $-40,381
• Equity at exit: $36,842

10-year hold

• IRR: -15.7%
• Equity multiple: 0.24×
• Total profit: $-52,781
• Equity at exit: $21,364

Cash invested: $69,185 (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 34655

• Home prices YoY: -22.9%
• Rents YoY: -4.7%
• Active inventory: 547
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,287 high
• Mortgage (P&I): −$1,296
• Tax est. 1.5%: −$309 /mo · $3,706/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $99

Break-even live

Break-even rent $2,161

Max offer price $247,090

Occupancy floor 91%

Sensitivity live

Price	-10% $270	-5% $185	+0% $99	+5% $14	+10% $-71
Rent	-10% $-81	-5% $9	+0% $99	+5% $190	+10% $280
Rate	-1.0pp $224	-0.5pp $162	base $99	+0.5pp $35	+1.0pp $-30

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: $61,772
• Closing costs: $7,413
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6692 Homebound Way New Port Richey, FL	2.0	2.0	1630	$2,600	$1.60	26d	1	0.21mi
6692 Homebound Way New Port Richey, FL	2.0	2.0	1613	$2,595	$1.61	1d	1	0.21mi
8427 Blue Rock Dr New Port Richey, FL	3.0	2.5	1513	$2,250	$1.49	4d	1	0.96mi
7542 Red Mill Cir New Port Richey, FL	3.0	2.5	1662	$2,100	$1.26	26d	1	1.00mi
7544 Red Mill Cir New Port Richey, FL	3.0	2.5	1513	$2,200	$1.45	19d	1	1.00mi
8504 Shallow Creek Ct New Port Richey, FL	3.0	2.5	1686	$2,050	$1.22	26d	1	1.04mi
7810 Cayuga Dr New Port Richey, FL	2.0	2.0	1838	$1,973	$1.07	6d	1	1.28mi
7911 Foxwood Dr New Port Richey, FL	3.0	2.0	1529	$1,749	$1.14	14d	1	1.30mi
8403 Yearling Ln New Port Richey, FL	3.0	2.0	1277	$2,125	$1.66	12d	1	1.32mi
5223 Hunters Ridge Dr New Port Richey, FL	1.0–2.0	1.0–2.0	1128	$2,235	$1.98	23d	5	1.36mi
7704 Riverdale Dr New Port Richey, FL	3.0	2.0	1320	$1,811	$1.37	1d	1	1.40mi
5101 Glenhurst Ln New Port Richey, FL	3.0	2.0	1419	$2,310	$1.63	6d	1	1.42mi
7829 Glencoe Dr New Port Richey, FL	3.0	2.0	1658	$2,295	$1.38	21d	1	1.50mi

Listing history 14 events

1. 2026-06-18
   days on market $247,090 Active 365 DOM
2. 2026-06-17
   days on market $247,090 Active 364 DOM
3. 2026-06-16
   days on market $247,090 Active 363 DOM
4. 2026-06-15
   price $247,090 Active 362 DOM
5. 2026-06-15
   days on market $246,990 Active 362 DOM
6. 2026-06-13
   days on market $246,990 Active 360 DOM
7. 2026-06-09
   days on market $246,990 Active 356 DOM
8. 2026-06-08
   pricedays on market $246,990 Active 355 DOM
9. 2026-06-07
   days on market $246,890 Active 354 DOM
10. 2026-06-04
    days on market $246,890 Active 351 DOM
11. 2026-06-03
    days on market $246,890 Active 350 DOM
12. 2026-06-02
    pricedays on market $246,890 Active 349 DOM
13. 2026-06-01
    days on market $249,890 Active 348 DOM
14. 2026-05-31
    days on market $249,890 Active 347 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,447
• − Mortgage interest: −$13,841
• − Property taxes: −$3,706
• − Insurance: −$1,235
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − Depreciation: −$7,188
• Taxable loss: −$2,915
• Est. tax savings @ 24.0%: +$700
• After-tax cash flow: $1,892/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

• County: Pasco County · 524,098 people
• City population: 36,086
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 49,964
• Household income: $85,470
• Rent vs Own: 23.5% rent · 76.5% own
• Severe rent burden: 1372.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 7% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, Jamaica
• Languages at home: 87% English-only · Spanish 6% Arabic 2% Other Indo-European 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: ▼ -82.58%
• Current HPI: 278.3649
• Rent YoY: ▼ -4.70%
• 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