5619 Sunshine Park Dr · Elfers, FL 34652

$95,999

2 bd · 2.0 ba · 624 sqft · Manufactured public records · 59 Days on market

Built 1970 4,375 sqft lot Est $73k · 31% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 Bedroom 2 Bath Roomy Mobile Home selling AS IS. .. AS IS. .. AS IS. . CASH ONLY. .. Needs some TLC or change it out with a new mobile home. . VALUE IS IN THE LAND. No Lot Rent Here.

Key facts

• Cotee river
• Natural light
• Private yard

Tags

• PRIVATE YARD
• NATURAL LIGHT
• FUNCTIONAL LAYOUT
• DOWNTOWN NEW PORT RICHEY
• GREEN KEY BEACH
• COTEE RIVER

Property features AI

Finance

• Other: Unfurnished; Zoning: RMH

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Residential mobile home; Single-story; Faces south; Homesteaded property
• Construction: Metal siding; Metal roof; Crawlspace foundation; Built on a 0.1-acre lot
• Exterior features: Other exterior features; Paved road access

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: No heating system specified; Central air conditioning
• Interior features: Other interior features; Microwave; Refrigerator
• Laundry & utility: No laundry facilities

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $96k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $93k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 4.7% in Elfers — 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 78/100 on livability (#167 in FL, #2,486 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D+, amenities D-.
• 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 flat; 635 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $663 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 + 0.7% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $13k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $500; list at $96k implies a 19100% 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 $93,119 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1970 — 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. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.59%
• DSCR: 1.78
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $73,008
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5713 Sunshine Park Dr	0.09mi	2/1.5	672 (+8%)	4mo	$69,000	$103	78
4239 Memphis Ave	0.34mi	2/1.5	600 (-4%)	2mo	$70,000	$117	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 · 0.72% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.25×
• Total profit: $6,614
• Equity at exit: $14,314

10-year hold

• IRR: 13.8%
• Equity multiple: 1.99×
• Total profit: $26,625
• Equity at exit: $8,300

Cash invested: $26,880 (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 34652

• Home prices YoY: -26.1%
• Rents YoY: 0.7%
• Active inventory: 635
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,302 high
• Mortgage (P&I): −$503
• Tax from tax record: −$91 /mo · $1,094/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $394

Break-even live

Break-even rent $803

Max offer price $95,999

Occupancy floor 65%

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5844 Sunshine Park Dr New Port Richey, FL	3.0	1.0	672	$1,100	$1.64	3d	1	0.17mi
4551 Audrey Ln NEW PRT RCHY, FL	2.0	1.0	750	$1,295	$1.73	22d	1	0.43mi
4540 Audrey Ln New Port Richey, FL	2.0	1.0	750	$1,150	$1.53	24d	1	0.43mi
4518 Audrey Ln Unit 4551 New Port Richey, FL	2.0	1.0	750	$1,295	$1.73	22d	1	0.44mi
4529 Audrey Ln New Port Richey, FL	2.0	1.0	750	$1,295	$1.73	22d	1	0.46mi
4744 Azalea Dr #204 New Port Richey, FL	1.0	1.0	736	$1,100	$1.49	20d	1	0.57mi
5333 Pasadena Dr Unit 5333 New Port Richey, FL	1.0	1.0	576	$1,200	$2.08	18d	1	0.58mi
4722 Kennedy Dr New Port Richey, FL	1.0	1.0	504	$850	$1.69	24d	1	0.59mi
4124 Flamingo Dr New Port Richey, FL	3.0	1.0	744	$1,500	$2.02	3d	1	0.81mi
4124 Flamingo Dr New Port Richey, FL	3.0	1.0	744	$1,500	$2.02	15d	1	0.81mi
5149 Tangelo Dr Apt B New Port Richey, FL	1.0	1.0	350	$1,195	$3.41	24d	1	0.86mi
5154 Turquoise Ln #102 New Port Richey, FL	1.0	1.0	708	$1,250	$1.77	5d	1	1.10mi
4901 Onyx Ln #102 New Port Richey, FL	1.0	1.0	672	$1,295	$1.93	24d	1	1.17mi
5543 Gulf Dr New Port Richey, FL	2.0	1.0	744	$1,550	$2.08	17d	1	1.18mi
4944 Elkner St New Port Richey, FL	2.0	1.0	722	$1,350	$1.87	22d	1	1.20mi
4948 Getner St New Port Richey, FL	2.0	1.0	722	$1,350	$1.87	24d	1	1.24mi
4922 Filner St New Port Richey, FL	1.0	1.0	540	$1,000	$1.85	22d	1	1.25mi
6807 Porter Rd Unit PCG G-202 New Port Richey, FL	1.0	1.0	605	$1,025	$1.69	5d	1	1.31mi
4209 Touchton Pl New Port Richey, FL	1.0	1.0	624	$1,300	$2.08	17d	1	1.33mi

Listing history 12 events

1. 2026-06-07
   days on market $95,999 Active 59 DOM
2. 2026-06-04
   days on market $95,999 Active 56 DOM
3. 2026-06-03
   days on market $95,999 Active 55 DOM
4. 2026-06-02
   days on market $95,999 Active 54 DOM
5. 2026-06-01
   days on market $95,999 Active 53 DOM
6. 2026-05-31
   days on market $95,999 Active 52 DOM
7. 2026-05-11
   price $95,999
8. 2026-04-28
   price $99,999
9. 2026-04-09
   listed $109,000 Active
10. 2019-01-09
    historical 183-char remark

    Show marketing remark (183 chars)

    2 Bedroom 2 Bath Roomy Mobile Home selling AS IS. .. AS IS. .. AS IS. . CASH ONLY. .. Needs some TLC or change it out with a new mobile home. . VALUE IS IN THE LAND. No Lot Rent Here.

11. 2019-01-06
    soldstatus $500 Closed 183-char remark

    Show marketing remark (183 chars)

    2 Bedroom 2 Bath Roomy Mobile Home selling AS IS. .. AS IS. .. AS IS. . CASH ONLY. .. Needs some TLC or change it out with a new mobile home. . VALUE IS IN THE LAND. No Lot Rent Here.

12. 2018-12-11
    listed $39,900 Active 183-char remark

    Show marketing remark (183 chars)

    2 Bedroom 2 Bath Roomy Mobile Home selling AS IS. .. AS IS. .. AS IS. . CASH ONLY. .. Needs some TLC or change it out with a new mobile home. . VALUE IS IN THE LAND. No Lot Rent Here.

ⓘ 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: $1,094 · $91/mo
• Projected year-2 tax: $1,094 · $91/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,623
• − Mortgage interest: −$5,377
• − Property taxes: −$1,094
• − Insurance: −$480
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$2,793
• Taxable income: $3,379
• Est. tax owed @ 24.0%: −$811
• After-tax cash flow: $3,916/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 — Elfers

• Score: 78/100
• State rank: #167
• US rank: #2486

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elfers, FL
• County: Pasco County · 524,098 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 27,444
• Household income: $56,931
• Rent vs Own: 36.4% rent · 63.6% own
• Severe rent burden: 1190.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 13% Two or more races 9% Black 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 4%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -109.49%
• Current HPI: 310.8347
• Rent YoY: ▲ 0.72%
• 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

+140.6% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $95,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $99,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Listed $109,000 Stellar MLS as Distributed by MLS Grid
• 2019-01-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-01-06 Sold (MLS) $500 Stellar MLS as Distributed by MLS Grid
• 2018-12-11 Listed $39,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.5%/yr

Latest (2025): $1,094 · +7.3% YoY. Source: county tax records.