9011 Fairway Loop Unit 8B-056 · Dade City, FL 33525

$94,900

2 bd · 2.0 ba · 1,568 sqft · Manufactured · 251 Days on market

Manufactured home Built 2025 Good condition Garage $61/sqft · 65% below area

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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 +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.0

Listing remarks

The Oaktree Model is a beautifully designed new Palm Harbor home offering 1,500 square feet * * of thoughtfully crafted living space, perfectly situated along the picturesque Scotland Yard Golf Course. Designed with both style and comfort in mind, this home showcases premium finishes throughout, including finished drywall, painted trim with elegant cornices, 5-inch crown molding, 5¼-inch baseboards, luxury vinyl plank flooring, comfort-height toilets, soft-close cabinetry and drawers, and modern rocker light switches.

Key facts

• Baseboards
• Finished drywall
• Crown molding

Tags

• FINISHED DRYWALL
• PAINTED TRIM CORNICES
• CROWN MOLDING
• BASEBOARDS
• LVT FLOORING
• COMFORT HEIGHT COMMODES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $837 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 4.5% in Dade City — 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 73/100 on livability (#307 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, 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.
• Zoned schools: Centennial Elementary School (math 45% / reading 48%, grade D-, #1,223 of 2,144 statewide, top 57%, 611 students, 70% FRL); Centennial Middle School (math 39% / reading 41%, grade F, #368 of 571 statewide, top 65%, 648 students, 72% FRL); Pasco High School (math 40% / reading 40%, grade F, #296 of 667 statewide, top 45%, 1,639 students, 66% FRL) — zoned schools average 69% FRL vs 48% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 1044 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 121d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 33% of the median local income ($69k/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 $656 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 + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 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 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?
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: 1.99% ✓
• Cap rate: 16.88%
• Cash-on-cash: 37.81%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (median comp): $272,713
• List price: $94,900
• Delta: -65.20%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10018 Equity Ave	0.90mi	3/2.0 (+1)	1,568 (0%)	15mo	$290,000	$185	47
39813 Melrose Ave	1.02mi	3/2.0 (+1)	1,568 (0%)	17mo	$249,000	$159	46
39720 Sunburst Dr	0.66mi	3/2.0 (+1)	1,404 (-10%)	8mo	$230,000	$164	40
10045 Hamp Dr	1.01mi	2/2.0	1,404 (-10%)	12mo	$170,000	$121	38
8608 Hamster Dr	0.85mi	3/2.0 (+1)	1,344 (-14%)	1mo	$165,000	$123	35
10105 Wellington Ave	1.02mi	2/2.0	1,296 (-17%)	7mo	$160,000	$123	34
9744 Silverbend Dr	0.70mi	3/2.0 (+1)	1,792 (+14%)	9mo	$277,000	$155	31
9610 Silverbend Dr	0.63mi	3/2.0 (+1)	1,848 (+18%)	12mo	$155,000	$84	31
8907 Brazil St	0.95mi	3/2.0 (+1)	1,710 (+9%)	23mo	$215,000	$126	26
9536 Starline Dr	0.72mi	3/2.0 (+1)	1,344 (-14%)	15mo	$265,000	$197	25

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 · 3.02% rent growth · sell at horizon

5-year hold

• IRR: 33.9%
• Equity multiple: 2.43×
• Total profit: $38,017
• Equity at exit: $14,150

10-year hold

• IRR: 40.8%
• Equity multiple: 4.84×
• Total profit: $102,046
• Equity at exit: $8,205

Cash invested: $26,572 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 25 active · 2 under contract
• Months of supply: 50.0 mo (2%/mo absorbed)
• Median asking: $99,900 ($71/sqft)
• Median days on market: 42 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +144.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33525

• Home prices YoY: -15.4%
• Rents YoY: 3.0%
• Active inventory: 1044
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,890 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $837

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 51%

Sensitivity live

Price	-10% $903	-5% $870	+0% $837	+5% $805	+10% $772
Rent	-10% $688	-5% $763	+0% $837	+5% $912	+10% $987
Rate	-1.0pp $885	-0.5pp $861	base $837	+0.5pp $813	+1.0pp $788

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: $23,725
• Closing costs: $2,847
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10030 Sterling Ave Unit 1234467P Dade City, FL	2.0	2.0	1280	$2,744	$2.14	108d	1	1.00mi
10043 Collingwood Ave Dade City, FL	2.0	2.0	1286	$3,000	$2.33	120d	1	1.01mi
8540 Boyt Rd Zephyrhills, FL	3.0	2.0	1674	$3,500	$2.09	120d	1	1.18mi
8313 Wheat Stone Dr Zephyrhills, FL	3.0	2.0	1864	$2,275	$1.22	120d	1	1.20mi
9960 U.S. 98 Dade City, FL	3.0	2.0	1616	$2,500	$1.55	101d	1	1.35mi
7846 Broad Pointe Dr Zephyrhills, FL	3.0	2.0	1504	$1,889	$1.26	6d	1	1.49mi

Property features AI

Finance

• Financial info: List price $94,900

Exterior

• Parking: 1 garage space (1 total parking space)
• Utilities: Has heatingHas cooling
• Home design: Spec new construction, plan named The OaktreeAddress: 9011 Fairway Loop Unit 8B-056, Dade City, FL 33525
• Exterior features: Living area: 1,568

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heatingCeiling fan cooling
• Interior features: Ceiling fan(s)

Listing history 50 events

1. 2026-08-12
   days on market $94,900 Active 251 DOM
2. 2026-08-11
   days on market $94,900 Active 250 DOM
3. 2026-08-10
   days on market $94,900 Active 249 DOM
4. 2026-08-09
   days on market $94,900 Active 248 DOM
5. 2026-08-08
   days on market $94,900 Active 247 DOM
6. 2026-08-06
   days on market $94,900 Active 245 DOM
7. 2026-08-05
   days on market $94,900 Active 244 DOM
8. 2026-08-04
   days on market $94,900 Active 243 DOM
9. 2026-08-03
   remarks 692-char remark
10. 2026-08-03
    days on market $94,900 Active 242 DOM
11. 2026-07-31
    days on market $94,900 Active 239 DOM
12. 2026-07-30
    days on market $94,900 Active 237 DOM
13. 2026-07-28
    days on market $94,900 Active 236 DOM
14. 2026-07-26
    days on market $94,900 Active 234 DOM
15. 2026-07-24
    days on market $94,900 Active 232 DOM
16. 2026-07-23
    days on market $94,900 Active 231 DOM
17. 2026-07-22
    days on market $94,900 Active 230 DOM
18. 2026-07-21
    days on market $94,900 Active 229 DOM
19. 2026-07-20
    days on market $94,900 Active 228 DOM
20. 2026-07-18
    days on market $94,900 Active 225 DOM
21. 2026-07-16
    days on market $94,900 Active 224 DOM
22. 2026-07-15
    days on market $94,900 Active 223 DOM
23. 2026-07-13
    days on market $94,900 Active 221 DOM
24. 2026-07-13
    days on market $94,900 Active 220 DOM
25. 2026-07-11
    days on market $94,900 Active 219 DOM
26. 2026-07-10
    days on market $94,900 Active 218 DOM
27. 2026-07-09
    days on market $94,900 Active 217 DOM
28. 2026-07-07
    days on market $94,900 Active 215 DOM
29. 2026-07-06
    days on market $94,900 Active 214 DOM
30. 2026-07-06
    days on market $94,900 Active 213 DOM
31. 2026-07-05
    days on market $94,900 Active 212 DOM
32. 2026-07-03
    days on market $94,900 Active 211 DOM
33. 2026-07-03
    days on market $94,900 Active 210 DOM
34. 2026-07-01
    days on market $94,900 Active 209 DOM
35. 2026-06-30
    days on market $94,900 Active 208 DOM
36. 2026-06-29
    days on market $94,900 Active 207 DOM
37. 2026-06-28
    days on market $94,900 Active 206 DOM
38. 2026-06-27
    days on market $94,900 Active 205 DOM
39. 2026-06-26
    days on market $94,900 Active 204 DOM
40. 2026-06-24
    days on market $94,900 Active 202 DOM
41. 2026-06-18
    days on market $94,900 Active 196 DOM
42. 2026-06-17
    days on market $94,900 Active 195 DOM
43. 2026-06-16
    days on market $94,900 Active 194 DOM
44. 2026-06-15
    days on market $94,900 Active 193 DOM
45. 2026-06-13
    days on market $94,900 Active 191 DOM
46. 2026-06-09
    days on market $94,900 Active 187 DOM
47. 2026-06-08
    days on market $94,900 Active 186 DOM
48. 2026-06-07
    days on market $94,900 Active 185 DOM
49. 2026-06-04
    days on market $94,900 Active 182 DOM
50. 2026-06-03
    days on market $94,900 Active 181 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,681
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − Depreciation: −$2,761
• Taxable income: $9,077
• Est. tax owed @ 24.0%: −$2,179
• After-tax cash flow: $7,869/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $7,840–$23,520 screening

This home is in good condition with a modern kitchen and bathrooms, and a good exterior. It has potential for further value increases through exterior painting and landscaping improvements.

Value-add opportunities

• Both Paint the exterior siding — Fresh paint can improve curb appeal and home value. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Replace old blinds with energy-efficient window treatments — Modern window treatments can improve energy efficiency and aesthetics. ↑
• Both Install smart home devices — Smart home devices can increase home value and appeal to tech-savvy buyers/renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Centennial Elementary School D- FL #1,223/2,144 Nat'l #15,452/41,679 Middle Centennial Middle School F FL #368/571 Nat'l #6,005/14,009 High Pasco High School F FL #296/667 Nat'l #8,112/17,239

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

B Composite livability gradescore 73/100

Livability — Dade City

• Score: 73/100
• State rank: #307
• US rank: #5215

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pasco County · 570,045 people
• City population: 21,077
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 21,077
• Household income: $69,068
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 7% Black 3%
• Hispanic origin (detail): Mexican 9% Puerto Rican 3%
• Common ancestry: Lithuanian 2% Romanian 2% Serbian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 87% English-only · Spanish 11% Other Asian/Pacific 1% Other Indo-European 1%

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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: ▼ -65.48%
• Current HPI: 358.2149
• Rent YoY: ▲ 3.02%
• Metro: Tampa-St. Petersburg-Clearwater, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Financial info: List price $94,900

Exterior

• Parking: 1 garage space (1 total parking space)
• Utilities: Has heatingHas cooling
• Home design: Spec new construction, plan named The OaktreeAddress: 9011 Fairway Loop Unit 8B-056, Dade City, FL 33525
• Exterior features: Living area: 1,568

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heatingCeiling fan cooling
• Interior features: Ceiling fan(s)