7209 EL Meyers St · Pasadena Hills, FL 33541

$100,000

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 80 Days on market

Built 1979 3,465 sqft lot Est $99k · at est. $129/mo HOA · 8% 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 +7.1/15.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPANISH TRAILS. .. .Furnished and neat as a pin this charming 2 bedroom, 2 full bath home in a GATED community is READY FOR YOU! Just bring your suitcases and start enjoying the sunshine-y Florida winter. The living room has wood look vinyl flooring and a sliding glass door that leads to the front Florida room. The dining room offers built in cabinets and shelves and is adjacent to the nicely appointed kitchen. The kitchen is spacious with plenty of counter space, cabinets and has a pantry. The master bedroom has wood look vinyl flooring and a private bath with a linen closet, walk in closet and ceiling fan. The 2nd bedroom is nicely sized and near the hall bath. There's a second Florida room on the side of the home off the carport. .. use as a second spot to relax or even as a workshop! Also here is a screened porch too! There's also a laundry room with lots of storage shelves and a washer and dryer that conveys. Still need more storage? At the back of the home there's a paver area with a 8x6 shed. The community offers a recreation building, swimming pool, shuffleboard, gated entry and lots of activities! Your furry friends are welcome too. .. 2 small pets are allowed. Come and see this home TODAY before someone else grabs it!

Key facts

• Shuffleboard courts
• Screened-in porch
• Clubhouse

Tags

• SCREENED-IN PORCH
• ENCLOSED PORCH
• CLUBHOUSE
• SWIMMING POOL
• SHUFFLEBOARD COURTS

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 $381 ($5k/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 3.6% in Pasadena Hills — 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 63/100 on livability (#723 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living A-; Watch: schools F, 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 soft (-2.5%/yr); 856 active listings in the ZIP; 17 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 32% of the median local income ($57k/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 80 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.53% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.33%
• DSCR: 1.73
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $99,120
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37843 Barcelona Ave	0.18mi	2/2.0	840 (0%)	3mo	$99,000	$118	90
7133 EL Matador St	0.17mi	2/2.0	864 (+3%)	11mo	$79,000	$91	78
7117 EL Rancho Way #367	0.27mi	2/2.0	896 (+7%)	4mo	$118,000	$132	73
7045 EL Dewitt St	0.18mi	2/2.0	732 (-13%)	12mo	$55,000	$75	60
37826 Daughtery Rd	0.27mi	2/2.0	720 (-14%)	11mo	$126,500	$176	54
38533 Ethel Ave	0.65mi	2/1.0	720 (-14%)	1mo	$69,900	$97	41

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: 3.6%
• Equity multiple: 1.13×
• Total profit: $3,692
• Equity at exit: $14,910

10-year hold

• IRR: 9.6%
• Equity multiple: 1.63×
• Total profit: $17,606
• Equity at exit: $8,646

Cash invested: $28,000 (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 33541

• Home prices YoY: -15.2%
• Rents YoY: -2.5%
• Active inventory: 856
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,525 high
• Mortgage (P&I): −$524
• Tax from tax record: −$129 /mo · $1,548/yr
• Insurance: −$42
• HOA: −$129
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $381

Break-even live

Break-even rent $1,043

Max offer price $100,000

Occupancy floor 70%

Sensitivity live

Price	-10% $438	-5% $409	+0% $381	+5% $353	+10% $324
Rent	-10% $260	-5% $321	+0% $381	+5% $441	+10% $501
Rate	-1.0pp $431	-0.5pp $406	base $381	+0.5pp $355	+1.0pp $329

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38112 Townview Ave Zephyrhills, FL	1.0	1.0	700	$1,100	$1.57	25d	1	0.18mi
37814 Daughtery Rd Zephyrhills, FL	2.0	1.0	1070	$1,395	$1.30	5d	1	0.25mi
7660 Emerson Hill Cir Zephyrhills, FL	1.0–3.0	1.0–2.0	1077	$1,970	$1.83	0d	33	0.51mi
6788 Basswood Cir Zephyrhills, FL	2.0	2.0	1067	$1,250	$1.17	25d	1	0.69mi
38350 Ironwood Pl #5 Zephyrhills, FL	2.0	2.0	1094	$1,800	$1.65	25d	1	0.72mi
38485 County Road 54 Zephyrhills, FL	2.0	1.0	800	$1,100	$1.38	25d	1	0.85mi
37732 Cecil Ln Zephyrhills, FL	3.0	1.0	1040	$1,800	$1.73	25d	1	0.92mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,732	$2.02	2d	142	1.11mi
6052 10th St Zephyrhills, FL	2.0	1.0	644	$1,200	$1.86	25d	1	1.18mi
38748 Calumet Ave Zephyrhills, FL	2.0	1.0	750	$1,100	$1.47	5d	1	1.18mi
8129 Cass Rd Zephyrhills, FL	1.0	1.0	540	$1,100	$2.04	25d	1	1.25mi
38647 Rose Ln Zephyrhills, FL	2.0	1.0	814	$1,350	$1.66	25d	1	1.36mi
38621 Rose Ln Zephyrhills, FL	2.0	1.0	1040	$1,495	$1.44	0d	1	1.39mi
39132 County Rd Zephyrhills, FL	2.0	2.0	864	$1,500	$1.74	25d	1	1.39mi
39132 County Road 54 #2184 Zephyrhills, FL	2.0	2.0	864	$1,500	$1.74	25d	1	1.41mi
37812 15th Ave Zephyrhills, FL	2.0	2.0	1000	$1,850	$1.85	25d	1	1.43mi
38010 14th Ave Apt 3 Zephyrhills, FL	1.0	1.0	537	$1,195	$2.23	25d	1	1.46mi

HOA detail

• Monthly dues: $129 · $1,548/yr
• Likely covers: poolsecurity

Listing history 22 events

1. 2026-04-20
   status Pending
2. 2026-03-30
   price $100,000
3. 2026-03-16
   price $110,000
4. 2026-01-30
   listed $115,000 Active
5. 2020-12-28
   soldstatus $70,000
6. 2020-12-04
   soldstatus $70,000 Sold 1247-char remark

   Show marketing remark (1247 chars)

   SPANISH TRAILS. .. .Furnished and neat as a pin this charming 2 bedroom, 2 full bath home in a GATED community is READY FOR YOU! Just bring your suitcases and start enjoying the sunshine-y Florida winter. The living room has wood look vinyl flooring and a sliding glass door that leads to the front Florida room. The dining room offers built in cabinets and shelves and is adjacent to the nicely appointed kitchen. The kitchen is spacious with plenty of counter space, cabinets and has a pantry. The master bedroom has wood look vinyl flooring and a private bath with a linen closet, walk in closet and ceiling fan. The 2nd bedroom is nicely sized and near the hall bath. There's a second Florida room on the side of the home off the carport. .. use as a second spot to relax or even as a workshop! Also here is a screened porch too! There's also a laundry room with lots of storage shelves and a washer and dryer that conveys. Still need more storage? At the back of the home there's a paver area with a 8x6 shed. The community offers a recreation building, swimming pool, shuffleboard, gated entry and lots of activities! Your furry friends are welcome too. .. 2 small pets are allowed. Come and see this home TODAY before someone else grabs it!

7. 2020-11-19
   status Pending 1247-char remark

   Show marketing remark (1247 chars)

   SPANISH TRAILS. .. .Furnished and neat as a pin this charming 2 bedroom, 2 full bath home in a GATED community is READY FOR YOU! Just bring your suitcases and start enjoying the sunshine-y Florida winter. The living room has wood look vinyl flooring and a sliding glass door that leads to the front Florida room. The dining room offers built in cabinets and shelves and is adjacent to the nicely appointed kitchen. The kitchen is spacious with plenty of counter space, cabinets and has a pantry. The master bedroom has wood look vinyl flooring and a private bath with a linen closet, walk in closet and ceiling fan. The 2nd bedroom is nicely sized and near the hall bath. There's a second Florida room on the side of the home off the carport. .. use as a second spot to relax or even as a workshop! Also here is a screened porch too! There's also a laundry room with lots of storage shelves and a washer and dryer that conveys. Still need more storage? At the back of the home there's a paver area with a 8x6 shed. The community offers a recreation building, swimming pool, shuffleboard, gated entry and lots of activities! Your furry friends are welcome too. .. 2 small pets are allowed. Come and see this home TODAY before someone else grabs it!

8. 2020-11-02
   listed $74,900 Active 1247-char remark

   Show marketing remark (1247 chars)

   SPANISH TRAILS. .. .Furnished and neat as a pin this charming 2 bedroom, 2 full bath home in a GATED community is READY FOR YOU! Just bring your suitcases and start enjoying the sunshine-y Florida winter. The living room has wood look vinyl flooring and a sliding glass door that leads to the front Florida room. The dining room offers built in cabinets and shelves and is adjacent to the nicely appointed kitchen. The kitchen is spacious with plenty of counter space, cabinets and has a pantry. The master bedroom has wood look vinyl flooring and a private bath with a linen closet, walk in closet and ceiling fan. The 2nd bedroom is nicely sized and near the hall bath. There's a second Florida room on the side of the home off the carport. .. use as a second spot to relax or even as a workshop! Also here is a screened porch too! There's also a laundry room with lots of storage shelves and a washer and dryer that conveys. Still need more storage? At the back of the home there's a paver area with a 8x6 shed. The community offers a recreation building, swimming pool, shuffleboard, gated entry and lots of activities! Your furry friends are welcome too. .. 2 small pets are allowed. Come and see this home TODAY before someone else grabs it!

9. 2019-04-18
   soldstatus $55,000
10. 2018-04-16
    soldstatus $41,500 Sold 638-char remark

    Show marketing remark (638 chars)

    SPANISH TRAILS VILLAGE! Looking to retire or spend you winters in the FLORIDA SUN? Come and take a look at this 2 bedroom 2 bath double wide located in the NOW gated community of Spanish Trails. This home has had a make over from the freshly painted walls to the recently laid laminate flooring, the home comes fully furnished so all you will need is your suit case and you will be ready to go. Do not worry about anything come and play in the pool, play a little shuffle board join in on the activities or just relax. Close to Shopping , Dining , And Medical for all your needs. Call today to view this lovely home it will not last long.

11. 2018-04-10
    status Pending 638-char remark

    Show marketing remark (638 chars)

    SPANISH TRAILS VILLAGE! Looking to retire or spend you winters in the FLORIDA SUN? Come and take a look at this 2 bedroom 2 bath double wide located in the NOW gated community of Spanish Trails. This home has had a make over from the freshly painted walls to the recently laid laminate flooring, the home comes fully furnished so all you will need is your suit case and you will be ready to go. Do not worry about anything come and play in the pool, play a little shuffle board join in on the activities or just relax. Close to Shopping , Dining , And Medical for all your needs. Call today to view this lovely home it will not last long.

12. 2018-04-09
    status Pending 638-char remark

    Show marketing remark (638 chars)

    SPANISH TRAILS VILLAGE! Looking to retire or spend you winters in the FLORIDA SUN? Come and take a look at this 2 bedroom 2 bath double wide located in the NOW gated community of Spanish Trails. This home has had a make over from the freshly painted walls to the recently laid laminate flooring, the home comes fully furnished so all you will need is your suit case and you will be ready to go. Do not worry about anything come and play in the pool, play a little shuffle board join in on the activities or just relax. Close to Shopping , Dining , And Medical for all your needs. Call today to view this lovely home it will not last long.

13. 2018-03-16
    listed $49,900 Active 638-char remark

    Show marketing remark (638 chars)

    SPANISH TRAILS VILLAGE! Looking to retire or spend you winters in the FLORIDA SUN? Come and take a look at this 2 bedroom 2 bath double wide located in the NOW gated community of Spanish Trails. This home has had a make over from the freshly painted walls to the recently laid laminate flooring, the home comes fully furnished so all you will need is your suit case and you will be ready to go. Do not worry about anything come and play in the pool, play a little shuffle board join in on the activities or just relax. Close to Shopping , Dining , And Medical for all your needs. Call today to view this lovely home it will not last long.

14. 2017-11-02
    soldstatus $30,000 Sold
15. 2017-10-11
    status Pending
16. 2017-09-25
    price $39,500
17. 2017-09-13
    status Active
18. 2017-09-05
    status Pending
19. 2017-09-01
    status Active
20. 2017-08-24
    status Pending
21. 2017-08-14
    listed $42,000 Active
22. 1996-11-26
    soldstatus $38,000

ⓘ 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: $1,548 · $129/mo
• Projected year-2 tax: $1,548 · $129/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,303
• − Mortgage interest: −$5,602
• − Property taxes: −$1,548
• − Insurance: −$500
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − HOA: −$1,548
• − Depreciation: −$2,909
• Taxable income: $3,269
• Est. tax owed @ 24.0%: −$784
• After-tax cash flow: $3,787/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 — Pasadena Hills

• Score: 63/100
• State rank: #723
• US rank: #15499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pasadena Hills, FL
• County: Pasco County · 524,098 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 24,654
• Household income: $56,579
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 393.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 15% Two or more races 8% Black 5% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 9%
• Common ancestry: Lithuanian 4% Romanian 3% Serbian 3%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 9% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -55.21%
• Current HPI: 308.0619
• Rent YoY: ▼ -2.51%
• 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

+163.2% since first listed

22 events — show timeline

• 2026-04-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2020-12-28 Sold (Public Records) $70,000 Public Records
• 2020-12-04 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2020-11-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-11-02 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2019-04-18 Sold (Public Records) $55,000 Public Records
• 2018-04-16 Sold (MLS) $41,500 Stellar MLS as Distributed by MLS Grid
• 2018-04-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-04-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-16 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2017-11-02 Sold (MLS) $30,000 Stellar MLS as Distributed by MLS Grid
• 2017-10-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-09-25 Price Changed $39,500 Stellar MLS as Distributed by MLS Grid
• 2017-09-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-09-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-09-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-08-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-08-14 Listed $42,000 Stellar MLS as Distributed by MLS Grid
• 1996-11-26 Sold (Public Records) $38,000 Public Records

Property tax history

+12.4%/yr

Latest (2025): $1,548 · +4.7% YoY. Source: county tax records.