🏗️ Build-Ready Homesite in NPR w/ Utilities

This 7,700 sq. ft. (0.18-acre) cleared residential lot is located in the rapidly appreciating Moon Lake Estates area of New Port Richey (34654). Zoned AR, this parcel accepts both manufactured and site-built construction with absolutely no HOA or CDD restrictions. Furthermore, it sits in Flood Zone X, eliminating mandatory flood insurance requirements. Because the property previously supported a mobile home, well, septic, and electric service infrastructure may already exist on-site – a massive cost and timeline advantage over raw land. Offered at an entry-level $34,000, this is a prime canvas for a highly profitable manufactured home flip, a site-built spec home, or a high-yield BRRRR play.

Development Scope (estimate)

• Utilities: Well, septic, and electric connections are reported present based on the prior building. Non-functional systems can add $15,000–$35,000+ to the development budget in cases where they are not present.
• Impact Fee Credits: Confirm impact fee credits for the prior structure with Pasco County. This can instantly reduce development costs by $3,000–$8,000+.
• Target Footprint (Crucial): Do not build below 1,100 sq. ft. Market data heavily penalizes sub-1,000 sq. ft. units with massive days on market (DOM). The sweet spot for quick absorption and max retail value is a 3/2 double-wide in the 1,200 – 1,400 sq. ft. range.
• Build Strategy: Placing a new manufactured 3/2 is the fastest path to value (approx. $85k-$110k all-in depending on utility condition). Alternatively, a 1,400–1,500 sq. ft. site-built home pushes exit values to the $250k+ mark but adds significant timeline.
• Exterior Finish: Driveway pouring, sod installation, and basic landscaping/m.

🟣 Comparable Sales

Manufactured / Mobile Homes

1. 12351 Lamont Ave – 3/2 | 1,327 sf | Sold $230,000 ($173/sf) | Jan 2025 | Condition: Brand-new “Liz Model” double-wide on the exact same lot size. Primary Anchor Comp.
2. 12832 Ocasta Ave – 3/2 | 1,188 sf | Sold $208,000 ($175/sf) | 2025 Built | Condition: New Manufactured. Floor Anchor Comp.
3. 12426 Terra Ceia Ave – 3/2 | 960 sf | Sold $210,000 ($219/sf) | 2020 Built | Condition: Older build, but higher $/sf reflects a slightly larger lot.
4. ⚠️ 9155 Codel Loop – 3/2 | 936 sf | Sold $177,000 | 2023 Built | Warning Comp: Sat for 958 days on market. Confirms the severe penalty for building a footprint under 1,000 sq. ft.
5. ⚠️ 11743 Purdue St – 3/2 | 1,480 sf | Pending $200,000 | 2022 Built | Warning Comp: Pending after 403 days on market. Suggests price sensitivity and resistance at the top end of the manufactured range. Finish quality and pricing precision are critical.

Site-Built / Larger SFR

1. 9471 Adler St – 3/2 | 1,493 sf | Sold $259,900 ($174/sf) | 2025 Built | Condition: New site-built construction. Ceiling comp for a site-built strategy. * 9510 Xenia St – 3/2 | 1,853 sf | Sold $370,000 ($200/sf) | 2025 Built | Condition: Larger new build, confirms demand but footprint is generally too large for a 0.18-acre lot.
2. 12511 Walton Ave – 3/3 | 1,188 sf | Sold $315,000 ($265/sf) | 2001 Built | Condition: Large lot outlier (0.53 acres).

💰 ARV & Rental Analysis

The primary ARV anchor is 12351 Lamont Ave, an identical-sized lot in the same subdivision that just closed for $230,000 in early 2025 with a new 1,327 sq. ft. double-wide. Ocasta Ave provides a solid floor at $208,000 for slightly smaller 1,100+ sq. ft. manufactured units. Together, these lock in a safe manufactured exit in the $215k–$230k range, provided the investor exercises footprint discipline (avoiding the tiny sub-1,000 sq. ft. layouts that stall on the market). For a site-built strategy, the Adler St comp ($259,900 at 1,493 sq. ft.) proves buyers will pay up to $260,000 for fresh, conventional inventory. For buy-and-hold investors, the combination of owned land, no HOA, Flood Zone X, and low placement costs creates a highly lucrative BRRRR scenario with projected double-digit cap rates.

Estimated ARV (Manufactured Build – 1,200 to 1,400 sqft): $215,000 – $230,000 +/-

Estimated ARV (Site-Built – 1,400 to 1,500 sqft): $240,000 – $260,000 +/-