3922 William Hume Dr · Zephyrhills West, FL 33541

$139,900

2 bd · 2.0 ba · 816 sqft · Manufactured public records · 259 Days on market

Built 1987 4,157 sqft lot Est $128k · 9% over $60/mo HOA · 3% of rent

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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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +7.5/10.0
• Schools +4.3/10.0
• ARV discount +3.4/15.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the charming 55+ deed restricted community of Colony Hills, in a very convenient location in Zephyrhills! This well-maintained 2 bedroom 2 bathroom home is ready for its new owners- will that be you? Sold fully furnished! The living space combines the living room, dining room, and kitchen for ultimate entertaining! As you enter the front door into the kitchen area, take note of how light and bright this area is with natural lighting and also it has plenty of cabinets, the dining room is suitable for a full size table and is open to the living room and kitchen both. The oversized master bedroom features a a full bathroom, and a nice size closet! The second bedroom also has a large closet and roomy in size. The second bathroom has a tub and shower combo. There is a nice size carport that will work for 2 vehicles, and additional storage room outside where you will find the washer and dryer hook up. Colony Hills is a beautiful community with lots of activity a large clubhouse, heated pool, spa, and shuffleboard courts. The lots are wide and spacious as well! NO lot rent- you own the land! The HOA fee is only $40 per month! Low cost living and a gorgeous place to call home.

Key facts

• New hvac
• Florida room
• New refrigerator

Tags

• MOVE IN READY
• NEW ROOF
• NEW REFRIGERATOR
• NEW HVAC
• BREAKFAST BAR
• FLORIDA ROOM

Property features AI

Finance

• Other: Total acreage: less than 1/4 acre (approx. 0.1 acre); Lot features: in county, paved; Road surface: paved
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Colony Hills Office) with required approval; Monthly HOA $60 (annual $720); HOA covers pool and recreational facilities; Community amenities: clubhouse, pool, tennis courts, shuffleboard court; Deed-restricted community; Buyer approval required; Senior community; Pets allowed (max ~20 lbs)

Exterior

• Parking: Carport (2 spaces)
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available
• Home design: Manufactured home (double wide); One story; Faces west; Residential property
• Construction: Metal siding; Membrane roof; Crawlspace foundation; Building area includes 1,584 total building area
• Exterior features: Rain gutters; Sliding doors; Exterior storage

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Walk-in closet(s); Blinds; Drapes
• Laundry & utility: Washer; Dryer; Exterior laundry (outside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 7.8% in Zephyrhills West — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 soft (-2.5%/yr); 856 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 ($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 $967 of loan paydown is wiped out by about $4k 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 259 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $112k; 25% 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; moderate wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 259 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.25% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.41%
• DSCR: 1.51
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $128,112
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4006 William Hume Dr	0.07mi	2/2.0	888 (+9%)	13mo	$140,000	$158	71
3901 William Hume Dr	0.05mi	2/2.0	936 (+15%)	16mo	$149,900	$160	60
4101 Joyful Ln	0.39mi	2/2.0	924 (+13%)	8mo	$155,000	$168	53
34840 Carl Ave	0.72mi	2/2.0	840 (+3%)	20mo	$95,000	$113	45
4051 Joyful Ln	0.39mi	2/2.0	924 (+13%)	20mo	$144,900	$157	43
34704 Morning Glory Gln	0.74mi	3/2.0 (+1)	888 (+9%)	6mo	$60,000	$68	41
35204 Ada Ave	0.73mi	2/1.0	710 (-13%)	0mo	$80,000	$113	40

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-4,003
• Equity at exit: $20,860

10-year hold

• IRR: 3.1%
• Equity multiple: 1.19×
• Total profit: $7,527
• Equity at exit: $12,096

Cash invested: $39,172 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,743 high
• Mortgage (P&I): −$734
• Tax from tax record: −$152 /mo · $1,827/yr
• Insurance: −$58
• HOA: −$60
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $372

Break-even live

Break-even rent $1,271

Max offer price $139,900

Occupancy floor 74%

Sensitivity live

Price	-10% $452	-5% $412	+0% $372	+5% $333	+10% $293
Rent	-10% $235	-5% $304	+0% $372	+5% $441	+10% $510
Rate	-1.0pp $443	-0.5pp $408	base $372	+0.5pp $336	+1.0pp $299

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3030 Beaver Creek Dr Wesley Chapel, FL	2.0	1.0	700	$950	$1.36	16d	1	1.28mi
3829 Kim Dr Wesley Chapel, FL	2.0	1.0	832	$1,395	$1.68	25d	1	1.43mi
33780 Charleston Club Cir Wesley Chapel, FL	1.0–3.0	1.0–2.0	1059	$1,956	$1.85	0d	13	1.45mi
33976 Lusitano Dr Wesley Chapel, FL	1.0–3.0	1.0–2.5	1251	$2,284	$1.82	13d	71	1.45mi
35940 Inspiration Dr Zephyrhills, FL	1.0–3.0	1.0–2.0	1034	$1,788	$1.73	0d	22	1.49mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: pool

Listing history 23 events

1. 2026-06-18
   days on market $139,900 Active 259 DOM
2. 2026-06-17
   days on market $139,900 Active 258 DOM
3. 2026-06-16
   days on market $139,900 Active 257 DOM
4. 2026-06-15
   days on market $139,900 Active 256 DOM
5. 2026-06-13
   days on market $139,900 Active 254 DOM
6. 2026-06-09
   days on market $139,900 Active 250 DOM
7. 2026-06-08
   days on market $139,900 Active 249 DOM
8. 2026-06-07
   days on market $139,900 Active 248 DOM
9. 2026-06-04
   days on market $139,900 Active 245 DOM
10. 2026-06-03
    days on market $139,900 Active 244 DOM
11. 2026-06-02
    days on market $139,900 Active 243 DOM
12. 2026-06-01
    days on market $139,900 Active 242 DOM
13. 2026-05-31
    days on market $139,900 Active 241 DOM
14. 2026-03-30
    status Active
15. 2026-03-29
    historical
16. 2025-10-01
    listed $139,900 Active
17. 2022-09-01
    soldstatus $112,000
18. 2022-08-12
    soldstatus $112,000 Closed 1206-char remark

    Show marketing remark (1206 chars)

    Welcome to the charming 55+ deed restricted community of Colony Hills, in a very convenient location in Zephyrhills! This well-maintained 2 bedroom 2 bathroom home is ready for its new owners- will that be you? Sold fully furnished! The living space combines the living room, dining room, and kitchen for ultimate entertaining! As you enter the front door into the kitchen area, take note of how light and bright this area is with natural lighting and also it has plenty of cabinets, the dining room is suitable for a full size table and is open to the living room and kitchen both. The oversized master bedroom features a a full bathroom, and a nice size closet! The second bedroom also has a large closet and roomy in size. The second bathroom has a tub and shower combo. There is a nice size carport that will work for 2 vehicles, and additional storage room outside where you will find the washer and dryer hook up. Colony Hills is a beautiful community with lots of activity a large clubhouse, heated pool, spa, and shuffleboard courts. The lots are wide and spacious as well! NO lot rent- you own the land! The HOA fee is only $40 per month! Low cost living and a gorgeous place to call home.

19. 2022-07-18
    status Pending 1206-char remark

    Show marketing remark (1206 chars)

    Welcome to the charming 55+ deed restricted community of Colony Hills, in a very convenient location in Zephyrhills! This well-maintained 2 bedroom 2 bathroom home is ready for its new owners- will that be you? Sold fully furnished! The living space combines the living room, dining room, and kitchen for ultimate entertaining! As you enter the front door into the kitchen area, take note of how light and bright this area is with natural lighting and also it has plenty of cabinets, the dining room is suitable for a full size table and is open to the living room and kitchen both. The oversized master bedroom features a a full bathroom, and a nice size closet! The second bedroom also has a large closet and roomy in size. The second bathroom has a tub and shower combo. There is a nice size carport that will work for 2 vehicles, and additional storage room outside where you will find the washer and dryer hook up. Colony Hills is a beautiful community with lots of activity a large clubhouse, heated pool, spa, and shuffleboard courts. The lots are wide and spacious as well! NO lot rent- you own the land! The HOA fee is only $40 per month! Low cost living and a gorgeous place to call home.

20. 2022-07-07
    listed $110,000 Active 1206-char remark

    Show marketing remark (1206 chars)

    Welcome to the charming 55+ deed restricted community of Colony Hills, in a very convenient location in Zephyrhills! This well-maintained 2 bedroom 2 bathroom home is ready for its new owners- will that be you? Sold fully furnished! The living space combines the living room, dining room, and kitchen for ultimate entertaining! As you enter the front door into the kitchen area, take note of how light and bright this area is with natural lighting and also it has plenty of cabinets, the dining room is suitable for a full size table and is open to the living room and kitchen both. The oversized master bedroom features a a full bathroom, and a nice size closet! The second bedroom also has a large closet and roomy in size. The second bathroom has a tub and shower combo. There is a nice size carport that will work for 2 vehicles, and additional storage room outside where you will find the washer and dryer hook up. Colony Hills is a beautiful community with lots of activity a large clubhouse, heated pool, spa, and shuffleboard courts. The lots are wide and spacious as well! NO lot rent- you own the land! The HOA fee is only $40 per month! Low cost living and a gorgeous place to call home.

21. 2000-04-17
    soldstatus $41,500
22. 1996-03-12
    soldstatus $41,000
23. 1994-01-28
    soldstatus $33,500

ⓘ 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: $1,827 · $152/mo
• Projected year-2 tax: $1,827 · $152/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 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥108°F today · 20 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: $20,911
• − Mortgage interest: −$7,837
• − Property taxes: −$1,827
• − Insurance: −$700
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − HOA: −$720
• − Depreciation: −$4,070
• Taxable income: $2,413
• Est. tax owed @ 24.0%: −$579
• After-tax cash flow: $3,891/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

• 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

+317.6% since first listed

10 events — show timeline

• 2026-03-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-01 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2022-09-01 Sold (Public Records) $112,000 Public Records
• 2022-08-12 Sold (MLS) $112,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-07-07 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2000-04-17 Sold (Public Records) $41,500 Public Records
• 1996-03-12 Sold (Public Records) $41,000 Public Records
• 1994-01-28 Sold (Public Records) $33,500 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,827 · +6.6% YoY. Source: county tax records.