12449 Eagle Lake Ave · Moon Lake, FL 34654

$165,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 13 Days on market

Built 1985 0.37 ac lot Est $174k · 5% under

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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 +25.8/30.0
• ARV discount +9.8/15.0
• DSCR +8.6/10.0
• 1% rule +6.0/10.0
• Schools +4.3/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seeking a Great investment property to fix and live/rent/ flip? Being SOLD AS-IS with no repairs for Seller's convenience. The mobile home is located on a large . 37 acres corner lot in Moon Lake Estates. On a paved road too!! Open living area with a spacious kitchen. The kitchen features a large breakfast bar and lots of cabinets. The community features Moon Lake Park. There is a small boat ramp that can be used to launch canoes/kayaks and small boats. There are two shelters and plenty of picnic tables and charcoal grills throughout the park. There is a beach area designated for swimming & Fishing access is allowed at the lake where posted. Convenient to the Suncoast Parkway and I-75 via SR52. Membrane roof over 2019.

Key facts

• New floors
• Oversized parcel
• Fully fenced yard

Tags

• RENOVATED MANUFACTURED HOME
• OVERSIZED PARCEL
• FULLY FENCED YARD
• HIGH VAULTED CEILINGS
• NEW FLOORS
• DOUBLE-PANE WINDOWS

Property features AI

Finance

• Other: Property provides lake access to Moon Lake; Lot approximately 0.37 acres (166 x 117 x 126 x 110); Living area reported as 924 square feet
• Financial info: Lease restrictions not indicated
• HOA & community: No association fees or requirements listed; Street lights in the community; Pets allowed (dogs and cats)

Exterior

• Parking: Driveway; Off-street parking; Parking pad; Ground level and guest parking
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Broadband/high-speed internet available; Cable available and connected; Electricity connected; Private utilities; water connected
• Home design: Single-wide manufactured home; Residential property; Completed condition; One story; Faces south; Accessible kitchen, central living area and washer/dryer; Central living area
• Construction: Vinyl siding with metal framing; Membrane roof; Crawlspace foundation; Built in 1 story (single level)
• Exterior features: Covered front and rear porches and a patio; Exterior lighting; Private mailbox; Rain gutters; Vinyl fencing; Mature landscaping with oak and other trees; Xeriscape / Florida-friendly native landscaping; Corner, cleared, level and oversized lot; Near golf course, marina and public transit; Paved, public maintained roads

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heat pump; Central air conditioning
• Interior features: Built-in features; Ceiling fans; High ceilings; Living room/dining room combo; Open floorplan; Solid surface and stone counters; Solid wood cabinets; Split bedroom layout; Thermostat; Vaulted ceiling; Walk-in closets; Window treatments; Aluminum frame windows with blinds and double-pane insulated glass
• Laundry & utility: Inside laundry room with washer and electric dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 9.2% vs local median 4.4% in Moon Lake — 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 56/100 on livability (#871 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing 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: River Ridge High School (math 50% / reading 54%, grade D+, #160 of 667 statewide, top 25%, 1,802 students, 41% FRL).
• Market conditions: Rents soft (-1.9%/yr); 360 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 $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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 17y 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 $85k; list at $165k implies a 94% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.10% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.41%
• DSCR: 1.46
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $173,712
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12634 Coronado Way	0.24mi	3/1.0	924 (0%)	5mo	$99,000	$107	81
10542 Helena St	0.51mi	3/2.0	924 (0%)	12mo	$93,000	$101	66
10615 Lisle St	0.52mi	3/2.0	960 (+4%)	6mo	$135,000	$141	64
10710 Olsen St	0.66mi	3/2.0	901 (-2%)	16mo	$189,000	$210	52
10537 Fran St	0.57mi	3/2.0	1,040 (+13%)	8mo	$195,000	$188	46
11730 Chipley St	0.69mi	3/2.0	1,056 (+14%)	13mo	$215,000	$204	33

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: -3.9%
• Equity multiple: 0.86×
• Total profit: $-6,567
• Equity at exit: $24,602

10-year hold

• IRR: 2.2%
• Equity multiple: 1.14×
• Total profit: $6,437
• Equity at exit: $14,266

Cash invested: $46,200 (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 34654

• Home prices YoY: -12.7%
• Rents YoY: -1.9%
• Active inventory: 360
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,816 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$99 /mo · $1,193/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $401

Break-even live

Break-even rent $1,308

Max offer price $165,000

Occupancy floor 73%

Sensitivity live

Price	-10% $494	-5% $448	+0% $401	+5% $354	+10% $307
Rent	-10% $257	-5% $329	+0% $401	+5% $473	+10% $544
Rate	-1.0pp $484	-0.5pp $443	base $401	+0.5pp $358	+1.0pp $315

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11550 Baywood Meadows Dr #7 New Port Richey, FL	2.0	1.0	1008	$1,495	$1.48	25d	1	0.64mi
12405 Shearwater Dr Unit 12405 New Port Richey, FL	2.0	2.0	1000	$1,600	$1.60	4d	1	0.72mi
13015 Midvale Ave New Port Richey, FL	2.0	2.0	900	$1,450	$1.61	6d	1	1.20mi

Listing history 15 events

1. 2026-06-04
   status $165,000 Pending 13 DOM
2. 2026-06-03
   days on market $165,000 Active 13 DOM
3. 2026-06-02
   days on market $165,000 Active 12 DOM
4. 2026-06-01
   days on market $165,000 Active 11 DOM
5. 2026-05-31
   days on market $165,000 Active 10 DOM
6. 2026-05-21
   listed $165,000 Active
7. 2024-07-12
   soldstatus $85,000
8. 2024-07-09
   soldstatus $85,000 Closed 734-char remark

   Show marketing remark (734 chars)

   Seeking a Great investment property to fix and live/rent/ flip? Being SOLD AS-IS with no repairs for Seller's convenience. The mobile home is located on a large . 37 acres corner lot in Moon Lake Estates. On a paved road too!! Open living area with a spacious kitchen. The kitchen features a large breakfast bar and lots of cabinets. The community features Moon Lake Park. There is a small boat ramp that can be used to launch canoes/kayaks and small boats. There are two shelters and plenty of picnic tables and charcoal grills throughout the park. There is a beach area designated for swimming & Fishing access is allowed at the lake where posted. Convenient to the Suncoast Parkway and I-75 via SR52. Membrane roof over 2019.

9. 2024-06-26
   status Pending 734-char remark

   Show marketing remark (734 chars)

   Seeking a Great investment property to fix and live/rent/ flip? Being SOLD AS-IS with no repairs for Seller's convenience. The mobile home is located on a large . 37 acres corner lot in Moon Lake Estates. On a paved road too!! Open living area with a spacious kitchen. The kitchen features a large breakfast bar and lots of cabinets. The community features Moon Lake Park. There is a small boat ramp that can be used to launch canoes/kayaks and small boats. There are two shelters and plenty of picnic tables and charcoal grills throughout the park. There is a beach area designated for swimming & Fishing access is allowed at the lake where posted. Convenient to the Suncoast Parkway and I-75 via SR52. Membrane roof over 2019.

10. 2024-06-16
    listed $96,000 Active 734-char remark

    Show marketing remark (734 chars)

    Seeking a Great investment property to fix and live/rent/ flip? Being SOLD AS-IS with no repairs for Seller's convenience. The mobile home is located on a large . 37 acres corner lot in Moon Lake Estates. On a paved road too!! Open living area with a spacious kitchen. The kitchen features a large breakfast bar and lots of cabinets. The community features Moon Lake Park. There is a small boat ramp that can be used to launch canoes/kayaks and small boats. There are two shelters and plenty of picnic tables and charcoal grills throughout the park. There is a beach area designated for swimming & Fishing access is allowed at the lake where posted. Convenient to the Suncoast Parkway and I-75 via SR52. Membrane roof over 2019.

11. 2018-02-16
    soldstatus $28,900 Sold 1060-char remark

    Show marketing remark (1060 chars)

    Well maintained mobile home located on a large corner lot in Moon Lake. On a paved road too!! Lovely open living area with a spacious kitchen. Kitchen features a large breakfast bar and lots of cabinets. Easy to maintain with laminate & vinyl flooring throughout. 3 full bedrooms & 2 baths. Master suite features a walk in closet and private bath. The 2nd bedroom is large and has direct access to the 2nd bath & could be used as a 2nd master. The 2nd bath also has a door to the hall, convenient for the 3rd bedroom and for guests. Community features Moon Lake Park. There is a small boat ramp that can be used to launch canoes/kayaks and small powered engine boats. There are two shelters and plenty of picnic tables and charcoal grills throughout the park. There is a beach area designated for swimming & Fishing access is allowed at the lake where posted. This property would be a great place to park your RV and use as a base for your Florida visits. Convenient to the Suncoast Parkway and I-75 via SR52. Hurry before it's gone!!

12. 2018-01-26
    status Pending 1060-char remark

    Show marketing remark (1060 chars)

    Well maintained mobile home located on a large corner lot in Moon Lake. On a paved road too!! Lovely open living area with a spacious kitchen. Kitchen features a large breakfast bar and lots of cabinets. Easy to maintain with laminate & vinyl flooring throughout. 3 full bedrooms & 2 baths. Master suite features a walk in closet and private bath. The 2nd bedroom is large and has direct access to the 2nd bath & could be used as a 2nd master. The 2nd bath also has a door to the hall, convenient for the 3rd bedroom and for guests. Community features Moon Lake Park. There is a small boat ramp that can be used to launch canoes/kayaks and small powered engine boats. There are two shelters and plenty of picnic tables and charcoal grills throughout the park. There is a beach area designated for swimming & Fishing access is allowed at the lake where posted. This property would be a great place to park your RV and use as a base for your Florida visits. Convenient to the Suncoast Parkway and I-75 via SR52. Hurry before it's gone!!

13. 2018-01-10
    listed $34,900 Active 1060-char remark

    Show marketing remark (1060 chars)

    Well maintained mobile home located on a large corner lot in Moon Lake. On a paved road too!! Lovely open living area with a spacious kitchen. Kitchen features a large breakfast bar and lots of cabinets. Easy to maintain with laminate & vinyl flooring throughout. 3 full bedrooms & 2 baths. Master suite features a walk in closet and private bath. The 2nd bedroom is large and has direct access to the 2nd bath & could be used as a 2nd master. The 2nd bath also has a door to the hall, convenient for the 3rd bedroom and for guests. Community features Moon Lake Park. There is a small boat ramp that can be used to launch canoes/kayaks and small powered engine boats. There are two shelters and plenty of picnic tables and charcoal grills throughout the park. There is a beach area designated for swimming & Fishing access is allowed at the lake where posted. This property would be a great place to park your RV and use as a base for your Florida visits. Convenient to the Suncoast Parkway and I-75 via SR52. Hurry before it's gone!!

14. 2010-01-14
    listed $21,000
15. 2009-05-11
    listed $40,000

ⓘ 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: $1,193 · $99/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$176/yr (+$15/mo · 14.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,787
• − Mortgage interest: −$9,243
• − Property taxes: −$1,193
• − Insurance: −$825
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − Depreciation: −$4,800
• Taxable income: $2,240
• Est. tax owed @ 24.0%: −$538
• After-tax cash flow: $4,272/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 — Moon Lake

• Score: 56/100
• State rank: #871
• US rank: #22850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moon Lake, FL
• County: Pasco County · 524,098 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 24,355
• Household income: $73,947
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 179.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 7% Black 3% Asian 2%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 4% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 88% English-only · Spanish 5% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -42.63%
• Current HPI: 294.4358
• Rent YoY: ▼ -1.85%
• 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

+312.5% since first listed

10 events — show timeline

• 2026-05-21 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-12 Sold (Public Records) $85,000 Public Records
• 2024-07-09 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-06-16 Listed $96,000 Stellar MLS as Distributed by MLS Grid
• 2018-02-16 Sold (MLS) $28,900 Stellar MLS as Distributed by MLS Grid
• 2018-01-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-01-10 Listed $34,900 Stellar MLS as Distributed by MLS Grid
• 2010-01-14 Listed $21,000 Stellar MLS as Distributed by MLS Grid
• 2009-05-11 Listed $40,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.0%/yr

Latest (2025): $1,193 · +394.5% YoY. Source: county tax records.