6123 Ridgewood Dr · Zephyrhills West, FL 33542

$95,000

3 bd · 2.0 ba · 864 sqft · Manufactured public records · 65 Days on market

Built 1969 6,770 sqft lot Est $83k · 15% over $37/mo HOA · 2% of rent

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

YOUR WINTER HOME! Looking for that perfect winter getaway? You will love this spacious 2-bedroom 2 bath home in this cozy mobile home park in the heart of Zephyrhills. Park in your covered carport and enjoy the Florida Sunshine in your screened in lanai. Entering the home into the foyer, the dining room is to the left and kitchen to your right. The living room has plenty of natural light. Notice the updated ceiling fans and new paint – to make this a move right in home. Down the hall features a large bedroom with a full-on suite, a second bedroom and a second bathroom. Brand new AC unit with a 7-year-old membrane roof. This is a 55+ home with low park fees of $25.00 a month. The clubhouse has many activities happening in this beautiful community. This won’t last long – schedule a showing today!

Key facts

• Covered carport
• Bright dining area
• Split layout

Tags

• COVERED CARPORT
• SCREENED IN LANAI
• SPLIT LAYOUT
• BRIGHT DINING AREA
• OPEN KITCHEN
• PLENTY OF CABINET SPACE

Property features AI

Finance

• Other: Unfurnished; No home warranty; Unit not separately numbered; Universal property identifier on file
• HOA & community: Has HOA (monthly fee $37.50; annual fee $450); Association amenities include clubhouse and fence restrictions; Association fees include water, sewer and trash; Senior community with deed restrictions; Pets not allowed

Exterior

• Parking: Driveway parking
• Utilities: Public water and connected water; Well; Septic tank; Electricity available and connected; Cable available
• Home design: Residential mobile home (double wide); Single-story (one level); East-facing entry
• Construction: Metal siding; Membrane roof; Crawlspace foundation; Built as double wide; Total building area approximately 1,481 sq ft
• Exterior features: Covered patio/porch; Awnings; Private mailbox; Shed(s) and additional storage; Cleared, paved lot; Mature landscaping

Interior

• Kitchen: Range; Refrigerator; Kitchen includes basic appliances
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living/dining combination; Thermostat
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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 41% 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 $657 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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.

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 $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1969 — 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 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: 1.77% ✓
• Cap rate: 15.55%
• Cash-on-cash: 33.07%
• DSCR: 2.47
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $82,944
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6025 Ridgewood Dr	0.10mi	2/1.0 (-1)	912 (+6%)	14mo	$81,500	$89	66
6130 Crestview Ln	0.06mi	2/2.0 (-1)	960 (+11%)	15mo	$92,500	$96	61
5722 Pawnne St	0.69mi	2/2.0 (-1)	869 (+1%)	4mo	$48,500	$56	59
5433 Joyce St	0.73mi	2/2.0 (-1)	888 (+3%)	5mo	$85,000	$96	52

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: 24.9%
• Equity multiple: 1.99×
• Total profit: $26,349
• Equity at exit: $14,165

10-year hold

• IRR: 30.9%
• Equity multiple: 3.40×
• Total profit: $63,942
• Equity at exit: $8,214

Cash invested: $26,600 (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 33542

• Home prices YoY: -20.6%
• Rents YoY: -3.6%
• Active inventory: 294
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,685 high
• Mortgage (P&I): −$498
• Tax from tax record: −$23 /mo · $278/yr
• Insurance: −$40
• HOA: −$37
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $733

Break-even live

Break-even rent $757

Max offer price $95,000

Occupancy floor 51%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37732 Cecil Ln Zephyrhills, FL	3.0	1.0	1040	$1,800	$1.73	24d	1	0.27mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,999	$2.34	2d	142	0.28mi
37812 15th Ave Zephyrhills, FL	2.0	2.0	1000	$1,850	$1.85	24d	1	0.49mi
5521 Barbara St Zephyrhills, FL	2.0	2.0	1056	$1,800	$1.70	24d	1	0.67mi
37814 Daughtery Rd Zephyrhills, FL	2.0	1.0	1070	$1,395	$1.30	5d	1	0.87mi
6052 10th St Zephyrhills, FL	2.0	1.0	644	$1,200	$1.86	24d	1	0.88mi
38350 Ironwood Pl #5 Zephyrhills, FL	2.0	2.0	1094	$1,800	$1.65	24d	1	0.92mi
36801 Camelia Ct Zephyrhills, FL	2.0	2.0	864	$1,350	$1.56	24d	1	0.96mi
5441 6th St Zephyrhills, FL	2.0	1.0	1014	$1,650	$1.63	24d	1	0.96mi
38485 County Road 54 Zephyrhills, FL	2.0	1.0	800	$1,100	$1.38	24d	1	1.01mi
5237 1st St Zephyrhills, FL	3.0	1.0	964	$1,700	$1.76	24d	1	1.01mi
37902 7th Ave Zephyrhills, FL	3.0	1.0	900	$1,775	$1.97	24d	1	1.05mi
6788 Basswood Cir Zephyrhills, FL	2.0	2.0	1067	$1,250	$1.17	24d	1	1.10mi
5168 Crooked Ln Zephyrhills, FL	2.0	1.0	600	$1,645	$2.74	22d	1	1.15mi
38647 Rose Ln Zephyrhills, FL	2.0	1.0	814	$1,350	$1.66	24d	1	1.17mi
38552 9th Ave Zephyrhills, FL	4.0	2.0	1052	$2,100	$2.00	20d	1	1.20mi
36321 Stonewood Ln #103 Zephyrhills, FL	2.0	2.0	987	$1,525	$1.55	24d	1	1.25mi
38748 Calumet Ave Zephyrhills, FL	2.0	1.0	750	$1,100	$1.47	5d	1	1.28mi
5914 Willow Ridge Dr #101 Zephyrhills, FL	2.0	2.0	987	$1,500	$1.52	24d	1	1.29mi
4833 Royal Palm Dr Zephyrhills, FL	2.0	1.0	672	$1,090	$1.62	24d	1	1.37mi
5022 5th St Zephyrhills, FL	2.0	1.5	974	$1,595	$1.64	24d	1	1.39mi
4940 4th St Zephyrhills, FL	2.0	2.0	900	$1,350	$1.50	24d	1	1.43mi
38939 North Ave Unit 2 Zephyrhills, FL	2.0	1.0	870	$1,300	$1.49	18d	1	1.45mi
5652 18th St Zephyrhills, FL	2.0	1.0	976	$1,200	$1.23	24d	1	1.46mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 22 events

1. 2026-06-18
   days on market $95,000 Active 65 DOM
2. 2026-06-17
   days on market $95,000 Active 64 DOM
3. 2026-06-16
   days on market $95,000 Active 63 DOM
4. 2026-06-15
   days on market $95,000 Active 62 DOM
5. 2026-06-13
   days on market $95,000 Active 60 DOM
6. 2026-06-09
   days on market $95,000 Active 56 DOM
7. 2026-06-08
   days on market $95,000 Active 55 DOM
8. 2026-06-07
   days on market $95,000 Active 54 DOM
9. 2026-06-04
   days on market $95,000 Active 51 DOM
10. 2026-06-03
    days on market $95,000 Active 50 DOM
11. 2026-06-02
    days on market $95,000 Active 49 DOM
12. 2026-06-01
    days on market $95,000 Active 48 DOM
13. 2026-05-31
    days on market $95,000 Active 47 DOM
14. 2026-04-14
    listed $99,900 Active
15. 2022-04-18
    soldstatus $105,000
16. 2022-04-08
    soldstatus $105,000 Closed 825-char remark

    Show marketing remark (825 chars)

    YOUR WINTER HOME! Looking for that perfect winter getaway? You will love this spacious 2-bedroom 2 bath home in this cozy mobile home park in the heart of Zephyrhills. Park in your covered carport and enjoy the Florida Sunshine in your screened in lanai. Entering the home into the foyer, the dining room is to the left and kitchen to your right. The living room has plenty of natural light. Notice the updated ceiling fans and new paint – to make this a move right in home. Down the hall features a large bedroom with a full-on suite, a second bedroom and a second bathroom. Brand new AC unit with a 7-year-old membrane roof. This is a 55+ home with low park fees of $25.00 a month. The clubhouse has many activities happening in this beautiful community. This won’t last long – schedule a showing today!

17. 2022-03-07
    status Pending 825-char remark

    Show marketing remark (825 chars)

    YOUR WINTER HOME! Looking for that perfect winter getaway? You will love this spacious 2-bedroom 2 bath home in this cozy mobile home park in the heart of Zephyrhills. Park in your covered carport and enjoy the Florida Sunshine in your screened in lanai. Entering the home into the foyer, the dining room is to the left and kitchen to your right. The living room has plenty of natural light. Notice the updated ceiling fans and new paint – to make this a move right in home. Down the hall features a large bedroom with a full-on suite, a second bedroom and a second bathroom. Brand new AC unit with a 7-year-old membrane roof. This is a 55+ home with low park fees of $25.00 a month. The clubhouse has many activities happening in this beautiful community. This won’t last long – schedule a showing today!

18. 2022-02-18
    price $109,500 825-char remark

    Show marketing remark (825 chars)

    YOUR WINTER HOME! Looking for that perfect winter getaway? You will love this spacious 2-bedroom 2 bath home in this cozy mobile home park in the heart of Zephyrhills. Park in your covered carport and enjoy the Florida Sunshine in your screened in lanai. Entering the home into the foyer, the dining room is to the left and kitchen to your right. The living room has plenty of natural light. Notice the updated ceiling fans and new paint – to make this a move right in home. Down the hall features a large bedroom with a full-on suite, a second bedroom and a second bathroom. Brand new AC unit with a 7-year-old membrane roof. This is a 55+ home with low park fees of $25.00 a month. The clubhouse has many activities happening in this beautiful community. This won’t last long – schedule a showing today!

19. 2022-01-19
    listed $110,000 Active 825-char remark

    Show marketing remark (825 chars)

    YOUR WINTER HOME! Looking for that perfect winter getaway? You will love this spacious 2-bedroom 2 bath home in this cozy mobile home park in the heart of Zephyrhills. Park in your covered carport and enjoy the Florida Sunshine in your screened in lanai. Entering the home into the foyer, the dining room is to the left and kitchen to your right. The living room has plenty of natural light. Notice the updated ceiling fans and new paint – to make this a move right in home. Down the hall features a large bedroom with a full-on suite, a second bedroom and a second bathroom. Brand new AC unit with a 7-year-old membrane roof. This is a 55+ home with low park fees of $25.00 a month. The clubhouse has many activities happening in this beautiful community. This won’t last long – schedule a showing today!

20. 2017-07-06
    soldstatus $37,575 Sold 602-char remark

    Show marketing remark (602 chars)

    AFFORDABLE FLORIDA LIVING: For the winter months or full time living. 2 bedroom 2 bath home comes partially furnished! This cute single wide i light and bright and has a great lay out . Kitchen has been remodeled and new appliances installed, Comes with a small formal dining area open to the kitchen and living room. Nice You also have a Florida room that adds space. Gorgeous park with clubhouse, shuffle board, coffee hour and activities. Home is located near shopping and eateries. You own your lot and the low yearly HOA fee of $300.00 includes your water! This is one of the neatest Parks around.

21. 2017-06-19
    status Pending 602-char remark

    Show marketing remark (602 chars)

    AFFORDABLE FLORIDA LIVING: For the winter months or full time living. 2 bedroom 2 bath home comes partially furnished! This cute single wide i light and bright and has a great lay out . Kitchen has been remodeled and new appliances installed, Comes with a small formal dining area open to the kitchen and living room. Nice You also have a Florida room that adds space. Gorgeous park with clubhouse, shuffle board, coffee hour and activities. Home is located near shopping and eateries. You own your lot and the low yearly HOA fee of $300.00 includes your water! This is one of the neatest Parks around.

22. 2017-06-06
    listed $36,000 Active 602-char remark

    Show marketing remark (602 chars)

    AFFORDABLE FLORIDA LIVING: For the winter months or full time living. 2 bedroom 2 bath home comes partially furnished! This cute single wide i light and bright and has a great lay out . Kitchen has been remodeled and new appliances installed, Comes with a small formal dining area open to the kitchen and living room. Nice You also have a Florida room that adds space. Gorgeous park with clubhouse, shuffle board, coffee hour and activities. Home is located near shopping and eateries. You own your lot and the low yearly HOA fee of $300.00 includes your water! This is one of the neatest Parks around.

ⓘ 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: $278 · $23/mo
• Projected year-2 tax: $788 · $66/mo
• Expected delta: +$510/yr (+$43/mo · 183.4%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,219
• − Mortgage interest: −$5,321
• − Property taxes: −$278
• − Insurance: −$475
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − HOA: −$444
• − Depreciation: −$2,764
• Taxable income: $7,701
• Est. tax owed @ 24.0%: −$1,848
• After-tax cash flow: $6,949/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

+177.5% since first listed

9 events — show timeline

• 2026-04-14 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2022-04-18 Sold (Public Records) $105,000 Public Records
• 2022-04-08 Sold (MLS) $105,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-02-18 Price Changed $109,500 Stellar MLS as Distributed by MLS Grid
• 2022-01-19 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2017-07-06 Sold (MLS) $37,575 Stellar MLS as Distributed by MLS Grid
• 2017-06-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-06-06 Listed $36,000 Stellar MLS as Distributed by MLS Grid

Property tax history

-0.3%/yr

Latest (2025): $278 · +7.9% YoY. Source: county tax records.