10339 Marinette Ave · Heritage Pines, FL 34667

$90,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 11 Days on market

Built 1991 6,000 sqft lot $90/mo HOA · 5% of rent

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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
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely double wide split bedroom plan - w/ w carpet & laminate in kitchen. Roof and a/c 4 years old (per owner) hurricane shutters newer. Property under market - priced to sell - to show is to sell. No flood insurance required.

Key facts

• Community amenities
• Bonus room
• Pool

Tags

• SPLIT-BEDROOM FLOOR PLAN
• BONUS ROOM
• LAND OWNERSHIP
• AFFORDABLE MONTHLY HOA FEES
• COMMUNITY AMENITIES
• POOL

Property features AI

Finance

• Financial info: Monthly HOA $90; Total annual fees $1,080; Lease restrictions apply
• HOA & community: HOA: Great Cypress (monthly fee $90; fee includes pool; association approval required); Community clubhouse; Community pool; Shuffleboard court; Deed restrictions; Sidewalks; Senior community; Pets allowed

Exterior

• Parking: Driveway; Carport (1 space)
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available and connected; Electricity available and connected; Water available and connected
• Home design: Manufactured double-wide home; Single-story; Faces south
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a manufactured home (double wide)
• Exterior features: Screened porch; Side porch; Private mailbox; Sidewalk; Exterior storage; In-ground gunite pool

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry inside; Irrigation equipment

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 15.4% vs local median 3.6% in Heritage Pines — 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 71/100 on livability (#399 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety C-, 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 soft (-2.3%/yr); 790 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 39% of the median local income ($51k/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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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 $45k; list at $90k implies a 100% 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; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.87% ✓
• Cap rate: 15.37%
• Cash-on-cash: 32.40%
• DSCR: 2.44
• GRM: 4.5

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: 24.0%
• Equity multiple: 1.95×
• Total profit: $23,871
• Equity at exit: $13,419

10-year hold

• IRR: 29.8%
• Equity multiple: 3.29×
• Total profit: $57,733
• Equity at exit: $7,782

Cash invested: $25,200 (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 34667

• Rents YoY: -2.3%
• Active inventory: 790
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,679 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$47 /mo · $561/yr
• Insurance: −$38
• HOA: −$90
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $680

Break-even live

Break-even rent $818

Max offer price $90,000

Occupancy floor 54%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17020 Meridian Blvd Hudson, FL	3.0	2.0	1000	$1,500	$1.50	18d	1	0.29mi

HOA detail

• Monthly dues: $90 · $1,080/yr

Listing history 8 events

1. 2026-06-18
   days on market $90,000 Active 11 DOM
2. 2026-06-17
   days on market $90,000 Active 10 DOM
3. 2026-06-16
   days on market $90,000 Active 9 DOM
4. 2026-06-15
   days on market $90,000 Active 8 DOM
5. 2026-06-13
   days on market $90,000 Active 6 DOM
6. 2026-06-09
   days on market $90,000 Active 2 DOM
7. 2026-06-08
   remarks 687-char remark
8. 2026-06-08
   listed $90,000 Active 1 DOM

ⓘ 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: $561 · $47/mo
• Projected year-2 tax: $747 · $62/mo
• Expected delta: +$186/yr (+$16/mo · 33.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°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: $20,151
• − Mortgage interest: −$5,041
• − Property taxes: −$561
• − Insurance: −$450
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − HOA: −$1,080
• − Depreciation: −$2,618
• Taxable income: $7,177
• Est. tax owed @ 24.0%: −$1,722
• After-tax cash flow: $6,443/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 — Heritage Pines

• Score: 71/100
• State rank: #399
• US rank: #7107

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pasco County · 524,098 people
• City population: 45,307
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 30,689
• Household income: $51,280
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 946.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 6% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 7% · Canada, Jamaica, Vietnam
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 0%

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: ▼ -183.96%
• Current HPI: 307.5552
• Rent YoY: ▼ -2.26%
• 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

+90.5% since first listed

5 events — show timeline

• 2026-06-07 Listed $90,000 Stellar MLS as Distributed by MLS Grid
• 2008-05-09 Sold (MLS) $45,000 Stellar MLS as Distributed by MLS Grid
• 2008-03-11 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2004-10-12 Listed $63,000 Stellar MLS as Distributed by MLS Grid
• 2003-05-19 Sold (Public Records) $47,250 Public Records

Property tax history

+13.4%/yr

Latest (2025): $561 · +4.9% YoY. Source: county tax records.