10113 Huntley St · Moon Lake, FL 34654

$270,000

3 bd · 2.0 ba · 1,200 sqft · Land · 440 Days on market

Built 2025 0.36 ac lot ↓ 17% since listing

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Why this score? — see what drove the F 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 +7.9/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. One or more photo(s) has been virtually staged. QUALIFIES FOR A SPECIAL FINANCING PROGRAM WITH UP TO 100% FINANCING, NO MORTGAGE INSURANCE, AND BELOW-MARKET INTEREST RATES. Affordable new construction home on a DOUBLE LOT. 0.36 acres offers endless possibilities for storage, parking, or building your ideal yard project. Fully completed and available now! Investors: potential rental income for this home is approximately $2,150/month. Buyers: Limited opportunity to keep costs down, making your mortgage cheaper than renting long term. As with all new construction homes, the home insurance premium is usually much lower than older homes. With a brand-new p

Key facts

• Private well
• Double lot
• Energy efficiency

Tags

• DOUBLE LOT
• PRIVATE WELL
• SEPTIC SYSTEM
• NO HOA
• ENERGY EFFICIENCY
• IMPACT-RESISTANT WINDOWS

Property features AI

Finance

• Other: Property type: Residential (Single family residence); Zoning: AR; Lot size approximately 0.36 acres (1/4 to less than 1/2 acre); One well and one septic on property; Living area reported as 1,200 sq ft (builder source)
• HOA & community: Pets allowed; No association approval required

Exterior

• Security: Smoke detector(s)
• Utilities: Private well water; Septic tank sewer; Electricity connected; Cable available
• Home design: Single family residence; Completed new construction; One story; East-facing entry
• Construction: Stucco and frame construction; Shingle roof; Slab foundation; New construction
• Exterior features: Private mailbox; Rain gutters; Wood fencing; Gravel road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Stone counters; Exhaust fan
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Open floorplan; Stone counters; Thermostat; ENERGY STAR qualified windows; Storm windows; Smoke detector(s)
• Laundry & utility: Inside laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $270k.

Deal economics

• At list price, monthly cash flow is $-284 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (25.9% below list).
• Recommended offer: $200k (25.9% below list) — sets the bar for 1% rule.

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: Cypress Elementary School (math 43% / reading 43%, grade F, #1,366 of 2,144 statewide, top 64%, 642 students, 68% FRL); River Ridge Middle School (math 53% / reading 49%, grade C, #237 of 571 statewide, top 43%, 1,107 students, 48% FRL); River Ridge High School (math 50% / reading 54%, grade D+, #160 of 667 statewide, top 25%, 1,802 students, 41% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents soft (-1.9%/yr); 360 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 32% of the median local income ($74k/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 $8k 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 440 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,198 (25.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 440 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.51%
• DSCR: 0.80
• GRM: 11.2

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: -27.3%
• Equity multiple: 0.10×
• Total profit: $-67,698
• Equity at exit: $40,258

10-year hold

• IRR: -41.0%
• Equity multiple: -0.39×
• Total profit: $-104,821
• Equity at exit: $23,345

Cash invested: $75,600 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,002 high
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$338 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-284

Break-even live

Break-even rent $2,362

Max offer price $228,855

Occupancy floor —

Sensitivity live

Price	-10% $-98	-5% $-191	+0% $-284	+5% $-378	+10% $-471
Rent	-10% $-443	-5% $-363	+0% $-284	+5% $-205	+10% $-126
Rate	-1.0pp $-148	-0.5pp $-216	base $-284	+0.5pp $-354	+1.0pp $-425

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13015 Midvale Ave New Port Richey, FL	2.0	2.0	900	$1,450	$1.61	6d	1	0.57mi
9251 Adler St New Port Richey, FL	2.0	1.0	1006	$1,450	$1.44	26d	1	0.97mi
9253 Beaufort Ct New Port Richey, FL	3.0	2.0	1361	$1,950	$1.43	26d	1	1.02mi
12245 Grizzly Ln New Port Richey, FL	3.0	2.5	1207	$2,280	$1.89	26d	1	1.41mi
12741 Poppy St New Port Richey, FL	3.0	2.0	1100	$1,800	$1.64	23d	1	1.44mi
12065 Grizzly Ln New Port Richey, FL	3.0	2.5	1440	$2,200	$1.53	19d	1	1.44mi
12135 Environmental Dr #4 New Port Richey, FL	3.0	2.0	1239	$1,800	$1.45	26d	1	1.49mi

Listing history 6 events

1. 2026-05-21
   status Pending
2. 2026-04-15
   price $270,000
3. 2025-11-05
   price $275,000
4. 2025-07-28
   price $295,000
5. 2025-04-16
   price $320,000
6. 2025-03-07
   listed $325,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 24 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: $24,024
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − Depreciation: −$7,855
• Taxable loss: −$8,199
• Est. tax savings @ 24.0%: +$1,968
• After-tax cash flow: $-1,444/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

-16.9% since first listed

6 events — show timeline

• 2026-05-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $270,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-28 Price Changed $295,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-16 Price Changed $320,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-07 Listed $325,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2025): $279 · +9.3% YoY. Source: county tax records.