39723 Pretty Pond Rd · Zephyrhills North, FL 33540

$329,000

4 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 31 Days on market

Built 2003 1.00 ac lot Est $314k · at est.

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Why this score? — see what drove the D+ 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 +19.5/30.0
• DSCR +6.2/10.0
• ARV discount +5.3/15.0
• Schools +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MULTIPLE OFFERS HIGHEST AND BEST BY 5PM 04/09. STOP THE CAR! Come view this newly renovated 4 bedroom, 2 bathroom home sitting on a full acre. Enjoy your privacy and fully fenced yard with a gravel parking area. This home is located closely to US-301 and US-98 for easy traveling. Walmart and Publix are within 10 minutes of the home with local restaurants as well. Brand new A/C newly installed in the home, tankless water heater, brand new wood cabinets, granite countertops and water/scratch proof luxury vinyl flooring are just a few of the new features in this home. This property has been seeded for grass to grow as well. Do not miss your opportunity for this tastefully renovated home.

Key facts

• Island kitchen
• Secluded lot
• Updated kitchen

Tags

• SECLUDED LOT
• FENCED IN LOT
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• ISLAND KITCHEN
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Homestead exempt
• HOA & community: No HOA/association

Exterior

• Utilities: Well water; Septic tank; High-speed internet available; Electricity connected; Water connected
• Home design: Manufactured double-wide home; Attached property; One story; Faces south
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation with pillar/post/pier
• Exterior features: French doors; Rain gutters; Chain link and wood fencing; Cleared, oversized lot in county

Interior

• Kitchen: Dishwasher; Disposal; Ice maker; Microwave; Range; Range hood; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen-family room combo; Solid surface counters; Solid wood cabinets; Split bedroom floorplan; Walk-in closet(s)
• Laundry & utility: Inside laundry room; Washer; Dryer; Exhaust fan; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $329k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (9.9% below list).
• Recommended offer: $296k (9.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#787 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime 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: Woodland Elementary School (math 30% / reading 31%, grade F, #1,862 of 2,144 statewide, top 88%, 802 students, 82% FRL); Zephyrhills High School (math 35% / reading 37%, grade F, #359 of 667 statewide, top 55%, 1,656 students, 70% FRL) — zoned schools average 76% FRL vs 48% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 51% district-wide (-18 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: 235 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 31 days — a 3% lower offer ($319k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.
• Current owner paid $215k; list at $329k implies a 53% gain — meaningful room to come down on a strong offer.

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 $296,414 (9.9% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $313,632
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7224 Ryman Loop	0.34mi	3/2.0 (-1)	1,680 (-6%)	10mo	$229,500	$137	62
8205 Irene St	0.66mi	3/2.0 (-1)	1,984 (+11%)	8mo	$349,000	$176	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-29,784
• Equity at exit: $49,055

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $3,967
• Equity at exit: $28,446

Cash invested: $92,120 (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 33540

• Home prices YoY: -3.0%
• Active inventory: 235
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,964 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$108 /mo · $1,292/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $372

Break-even live

Break-even rent $2,494

Max offer price $329,000

Occupancy floor 82%

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8540 Boyt Rd Zephyrhills, FL	3.0	2.0	1674	$3,500	$2.09	24d	1	1.13mi
8313 Wheat Stone Dr Zephyrhills, FL	3.0	2.0	1864	$2,275	$1.22	24d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $329,000 Active 31 DOM
2. 2026-06-17
   days on market $329,000 Active 30 DOM
3. 2026-06-16
   days on market $329,000 Active 29 DOM
4. 2026-06-15
   days on market $329,000 Active 28 DOM
5. 2026-06-13
   days on market $329,000 Active 26 DOM
6. 2026-06-09
   days on market $329,000 Active 22 DOM
7. 2026-06-08
   days on market $329,000 Active 21 DOM
8. 2026-06-07
   days on market $329,000 Active 20 DOM
9. 2026-06-04
   days on market $329,000 Active 17 DOM
10. 2026-06-03
    days on market $329,000 Active 16 DOM
11. 2026-06-02
    days on market $329,000 Active 15 DOM
12. 2026-06-01
    days on market $329,000 Active 14 DOM
13. 2026-05-31
    days on market $329,000 Active 13 DOM
14. 2026-05-18
    listed $329,000 Active
15. 2021-06-11
    soldstatus $215,000
16. 2021-06-07
    soldstatus $215,000 Closed 693-char remark

    Show marketing remark (693 chars)

    MULTIPLE OFFERS HIGHEST AND BEST BY 5PM 04/09. STOP THE CAR! Come view this newly renovated 4 bedroom, 2 bathroom home sitting on a full acre. Enjoy your privacy and fully fenced yard with a gravel parking area. This home is located closely to US-301 and US-98 for easy traveling. Walmart and Publix are within 10 minutes of the home with local restaurants as well. Brand new A/C newly installed in the home, tankless water heater, brand new wood cabinets, granite countertops and water/scratch proof luxury vinyl flooring are just a few of the new features in this home. This property has been seeded for grass to grow as well. Do not miss your opportunity for this tastefully renovated home.

17. 2021-04-10
    status Pending 693-char remark

    Show marketing remark (693 chars)

    MULTIPLE OFFERS HIGHEST AND BEST BY 5PM 04/09. STOP THE CAR! Come view this newly renovated 4 bedroom, 2 bathroom home sitting on a full acre. Enjoy your privacy and fully fenced yard with a gravel parking area. This home is located closely to US-301 and US-98 for easy traveling. Walmart and Publix are within 10 minutes of the home with local restaurants as well. Brand new A/C newly installed in the home, tankless water heater, brand new wood cabinets, granite countertops and water/scratch proof luxury vinyl flooring are just a few of the new features in this home. This property has been seeded for grass to grow as well. Do not miss your opportunity for this tastefully renovated home.

18. 2021-04-09
    price $215,000 693-char remark

    Show marketing remark (693 chars)

    MULTIPLE OFFERS HIGHEST AND BEST BY 5PM 04/09. STOP THE CAR! Come view this newly renovated 4 bedroom, 2 bathroom home sitting on a full acre. Enjoy your privacy and fully fenced yard with a gravel parking area. This home is located closely to US-301 and US-98 for easy traveling. Walmart and Publix are within 10 minutes of the home with local restaurants as well. Brand new A/C newly installed in the home, tankless water heater, brand new wood cabinets, granite countertops and water/scratch proof luxury vinyl flooring are just a few of the new features in this home. This property has been seeded for grass to grow as well. Do not miss your opportunity for this tastefully renovated home.

19. 2021-04-07
    listed $199,991 Active 693-char remark

    Show marketing remark (693 chars)

    MULTIPLE OFFERS HIGHEST AND BEST BY 5PM 04/09. STOP THE CAR! Come view this newly renovated 4 bedroom, 2 bathroom home sitting on a full acre. Enjoy your privacy and fully fenced yard with a gravel parking area. This home is located closely to US-301 and US-98 for easy traveling. Walmart and Publix are within 10 minutes of the home with local restaurants as well. Brand new A/C newly installed in the home, tankless water heater, brand new wood cabinets, granite countertops and water/scratch proof luxury vinyl flooring are just a few of the new features in this home. This property has been seeded for grass to grow as well. Do not miss your opportunity for this tastefully renovated home.

ⓘ 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: $1,292 · $108/mo
• Projected year-2 tax: $2,731 · $228/mo
• Expected delta: +$1,439/yr (+$120/mo · 111.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $35,570
• − Mortgage interest: −$18,429
• − Property taxes: −$1,292
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,846
• − Management: −$2,846
• − Depreciation: −$9,571
• Taxable loss: −$1,058
• Est. tax savings @ 24.0%: +$254
• After-tax cash flow: $4,714/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 North

• Score: 61/100
• State rank: #787
• US rank: #18026

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 48,266
• Population (ZIP): 11,098

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 10% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8% Cuban 2%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 9% French/Haitian/Cajun 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: ▼ -11.57%
• Current HPI: 370.8747
• Rent YoY: —
• Metro: —
• 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

+64.5% since first listed

6 events — show timeline

• 2026-05-18 Listed $329,000 Stellar MLS as Distributed by MLS Grid
• 2021-06-11 Sold (Public Records) $215,000 Public Records
• 2021-06-07 Sold (MLS) $215,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-04-09 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-07 Listed $199,991 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.4%/yr

Latest (2025): $1,292 · +1.6% YoY. Source: county tax records.