36941 Beth Ave · Zephyrhills West, FL 33542

$99,900

2 bd · 2.0 ba · 798 sqft · Manufactured public records · 72 Days on market

Built 1987 5,662 sqft lot Est $102k · at est. $37/mo HOA · 2% of rent

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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 +8.5/15.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Own your own land in this 55+ community just 30 minutes to Tampa. 2 bedroom 1 1/2 bath home with family room and tiled Florida room for much more living area than you would think. All windows have been replaced in the home. Much desired community of Betmar has many activities that will keep you busy without leaving Betmar some of which are included in the yearly fees at no added fees and others you can choose with a nominal additional fee.

Key facts

• 5,662 sq ft lot
• 2 parking spots
• Built 1987

Property features AI

Finance

• Other: Total acreage: 0 to less than 1/4 acre; Number of lots: 1
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (association: tina Perras) with required approval; Monthly HOA approx. $37.33 (annual $448); Senior community; Pets allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Septic sewer; Water connected; Sewer connected
• Home design: Manufactured home (Single wide); Attached property; One story; Faces south
• Construction: Vinyl siding and frame construction; Metal roof; Crawlspace with pillar/post/pier foundation; Completed condition; Total building area ~1182 sq ft (public records)
• Exterior features: Storage; Landscaped yard; Private lot; Asphalt road access

Interior

• Kitchen: Convection oven; Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Storage rooms
• Laundry & utility: No laundry hookups (None listed)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 7.8% in Zephyrhills West — 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 61/100 on livability (#772 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, 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.
• Market conditions: Rents falling (-3.6%/yr); 294 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% of the median local income ($49k/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 $691 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.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $58k; list at $100k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.51% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.53%
• DSCR: 1.74
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $102,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5307 Flint St	0.26mi	2/2.0	774 (-3%)	3mo	$134,000	$173	80
37235 Eileen Ave	0.31mi	2/2.0	784 (-2%)	6mo	$128,000	$163	78
36905 Kay Ave	0.11mi	2/2.0	864 (+8%)	4mo	$148,500	$172	77
37042 Lois Ave	0.26mi	2/2.0	748 (-6%)	8mo	$95,000	$127	71
37031 Karen Ave	0.26mi	2/1.5	720 (-10%)	1mo	$92,000	$128	68
37111 Sandra Ave	0.24mi	2/2.0	868 (+9%)	8mo	$33,000	$38	68
5722 Pawnne St	0.36mi	2/2.0	869 (+9%)	4mo	$48,500	$56	66
5433 Joyce St	0.30mi	2/2.0	888 (+11%)	5mo	$85,000	$96	63
37240 Beverly Ave	0.32mi	2/2.0	898 (+12%)	2mo	$130,500	$145	63
36413 Teakwood Ave	0.62mi	2/1.0	812 (+2%)	4mo	$159,000	$196	61
37137 Lois Ave	0.30mi	2/1.5	684 (-14%)	4mo	$66,000	$96	57
37302 Carol Ave	0.35mi	1/1.0 (-1)	684 (-14%)	7mo	$55,000	$80	45

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-3,874
• Equity at exit: $14,895

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $1,550
• Equity at exit: $8,638

Cash invested: $27,972 (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 33542

• Home prices YoY: -20.6%
• Rents YoY: -3.6%
• Active inventory: 294
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,511 high
• Mortgage (P&I): −$524
• Tax from tax record: −$206 /mo · $2,470/yr
• Insurance: −$42
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$37
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $260

Break-even live

Break-even rent $1,182

Max offer price $99,900

Occupancy floor 78%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5168 Crooked Ln Zephyrhills, FL	2.0	1.0	600	$1,645	$2.74	22d	1	0.24mi
36801 Camelia Ct Zephyrhills, FL	2.0	2.0	864	$1,350	$1.56	24d	1	0.26mi
5521 Barbara St Zephyrhills, FL	2.0	2.0	1056	$1,800	$1.70	24d	1	0.34mi
36321 Stonewood Ln #103 Zephyrhills, FL	2.0	2.0	987	$1,525	$1.55	24d	1	0.87mi
5914 Willow Ridge Dr #101 Zephyrhills, FL	2.0	2.0	987	$1,500	$1.52	24d	1	0.88mi
37812 15th Ave Zephyrhills, FL	2.0	2.0	1000	$1,850	$1.85	24d	1	0.92mi
37902 7th Ave Zephyrhills, FL	3.0	1.0	900	$1,775	$1.97	24d	1	0.95mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,732	$2.02	2d	142	0.95mi
5611 1st St Zephyrhills, FL	1.0	1.0	600	$1,095	$1.82	16d	1	0.99mi
5237 1st St Zephyrhills, FL	3.0	1.0	964	$1,700	$1.76	24d	1	1.02mi
35940 Inspiration Dr Zephyrhills, FL	1.0–3.0	1.0–2.0	1034	$1,694	$1.64	2d	21	1.09mi
4812 Coral St Zephyrhills, FL	1.0	1.0	856	$1,200	$1.40	20d	1	1.10mi
4833 Royal Palm Dr Zephyrhills, FL	2.0	1.0	672	$1,090	$1.62	24d	1	1.11mi
38010 14th Ave Apt 3 Zephyrhills, FL	1.0	1.0	537	$1,195	$2.23	24d	1	1.11mi
36009 Deer Creek Dr #104 Zephyrhills, FL	2.0	2.0	1029	$1,450	$1.41	24d	1	1.13mi
36015 Deer Creek Dr #202 Zephyrhills, FL	2.0	2.0	1062	$1,450	$1.37	24d	1	1.14mi
4639 Coral St Zephyrhills, FL	2.0	2.0	1056	$1,250	$1.18	24d	1	1.17mi
37732 Cecil Ln Zephyrhills, FL	3.0	1.0	1040	$1,800	$1.73	24d	1	1.19mi
37819 Alissa Dr Zephyrhills, FL	2.0	2.0	864	$1,450	$1.68	18d	1	1.21mi
5441 6th St Zephyrhills, FL	2.0	1.0	1014	$1,650	$1.63	24d	1	1.22mi
37925 Date Palm Dr Zephyrhills, FL	3.0	1.5	720	$1,300	$1.81	24d	1	1.28mi
5150 6th St Zephyrhills, FL	1.0	1.0	600	$925	$1.54	24d	1	1.41mi
4940 4th St Zephyrhills, FL	2.0	2.0	900	$1,350	$1.50	24d	1	1.41mi
5022 5th St Zephyrhills, FL	2.0	1.5	974	$1,595	$1.64	24d	1	1.43mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 20 events

1. 2026-06-18
   days on market $99,900 Active 72 DOM
2. 2026-06-17
   days on market $99,900 Active 71 DOM
3. 2026-06-16
   days on market $99,900 Active 70 DOM
4. 2026-06-15
   days on market $99,900 Active 69 DOM
5. 2026-06-13
   days on market $99,900 Active 67 DOM
6. 2026-06-09
   days on market $99,900 Active 63 DOM
7. 2026-06-08
   days on market $99,900 Active 62 DOM
8. 2026-06-07
   days on market $99,900 Active 61 DOM
9. 2026-06-04
   days on market $99,900 Active 58 DOM
10. 2026-06-03
    days on market $99,900 Active 57 DOM
11. 2026-06-02
    days on market $99,900 Active 56 DOM
12. 2026-06-01
    days on market $99,900 Active 55 DOM
13. 2026-05-31
    days on market $99,900 Active 54 DOM
14. 2026-04-22
    price $99,900
15. 2026-04-07
    listed $113,000 Active
16. 2015-10-27
    soldstatus $58,000
17. 2015-10-23
    soldstatus $58,000 Sold 443-char remark

    Show marketing remark (443 chars)

    Own your own land in this 55+ community just 30 minutes to Tampa. 2 bedroom 1 1/2 bath home with family room and tiled Florida room for much more living area than you would think. All windows have been replaced in the home. Much desired community of Betmar has many activities that will keep you busy without leaving Betmar some of which are included in the yearly fees at no added fees and others you can choose with a nominal additional fee.

18. 2015-08-29
    status Pending 443-char remark

    Show marketing remark (443 chars)

    Own your own land in this 55+ community just 30 minutes to Tampa. 2 bedroom 1 1/2 bath home with family room and tiled Florida room for much more living area than you would think. All windows have been replaced in the home. Much desired community of Betmar has many activities that will keep you busy without leaving Betmar some of which are included in the yearly fees at no added fees and others you can choose with a nominal additional fee.

19. 2015-05-14
    price $64,000 443-char remark

    Show marketing remark (443 chars)

    Own your own land in this 55+ community just 30 minutes to Tampa. 2 bedroom 1 1/2 bath home with family room and tiled Florida room for much more living area than you would think. All windows have been replaced in the home. Much desired community of Betmar has many activities that will keep you busy without leaving Betmar some of which are included in the yearly fees at no added fees and others you can choose with a nominal additional fee.

20. 2015-03-25
    listed $66,900 Active 443-char remark

    Show marketing remark (443 chars)

    Own your own land in this 55+ community just 30 minutes to Tampa. 2 bedroom 1 1/2 bath home with family room and tiled Florida room for much more living area than you would think. All windows have been replaced in the home. Much desired community of Betmar has many activities that will keep you busy without leaving Betmar some of which are included in the yearly fees at no added fees and others you can choose with a nominal additional fee.

ⓘ 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: $2,470 · $206/mo
• Projected year-2 tax: $2,470 · $206/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,132
• − Mortgage interest: −$5,596
• − Property taxes: −$2,470
• − Insurance: −$2,002
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − HOA: −$444
• − Depreciation: −$2,906
• Taxable income: $1,813
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $2,687/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 — Zephyrhills West

• Score: 61/100
• State rank: #772
• US rank: #17403

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Zephyrhills West, FL
• County: Pasco County · 524,098 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 23,612
• Household income: $49,316
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 831.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 8% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Common ancestry: Lithuanian 3% Romanian 2% Iranian 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 12% 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: ▼ -81.25%
• Current HPI: 313.3993
• Rent YoY: ▼ -3.56%
• 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

+49.3% since first listed

7 events — show timeline

• 2026-04-22 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Listed $113,000 Stellar MLS as Distributed by MLS Grid
• 2015-10-27 Sold (Public Records) $58,000 Public Records
• 2015-10-23 Sold (MLS) $58,000 Stellar MLS as Distributed by MLS Grid
• 2015-08-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-05-14 Price Changed $64,000 Stellar MLS as Distributed by MLS Grid
• 2015-03-25 Listed $66,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+11.4%/yr

Latest (2025): $2,470 · +4.7% YoY. Source: county tax records.