36934 Beth Ave · Zephyrhills West, FL 33542

$132,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 266 Days on market

Built 1977 5,600 sqft lot Est $180k · 27% under $36/mo HOA · 2% of rent ↓ 9% since listing

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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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +8.2/10.0
• 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

Motivated Seller! Owner financing is available. Looking for a home to get away from the northern winters? Step into this 2 bedroom, 2 bath home located in an active 55+ community. The home has vinyl siding, a metal roof-over and the A/C unit was installed in 2017. Walking into the home, the first room could be used as an office, craft room or den. The spacious living room has several windows that offer lots of natural light, and has Berber carpeting . The kitchen and dining area are open, for effortless socializing and entertaining. The kitchen, , is equipped with refrigerator, dishwasher, stove, and ample cabinetry, ensuring both functionality and style. The primary bedroom offers a peac

Key facts

• Ample cabinetry
• Metal roof-over
• A/c unit installed

Tags

• VINYL SIDING
• METAL ROOF-OVER
• A/C UNIT INSTALLED
• OPEN KITCHEN DINING AREA
• AMPLE CABINETRY
• ENSUITE BATHROOM

Property features AI

Finance

• Other: Lease restrictions apply
• HOA & community: Has HOA (monthly fee $36.25; annual fee $435); HOA includes security; Association amenities: clubhouse, pool, spa/hot tub, tennis courts, pickleball courts, shuffleboard, golf course, dog park; Senior community; Pets allowed (cats and dogs); Golf carts permitted; Deed restrictions

Exterior

• Parking: Carport with 2 spaces
• Security: Community security
• Utilities: Septic tank; Water connected; Electricity connected; Cable connected; Phone available; High-speed internet available
• Home design: Manufactured double-wide home; Single-story; Faces north; Completed condition
• Construction: Vinyl siding; Metal roof; Roof over; Crawlspace foundation; Built on a 0.13-acre lot (approx. 56 x 100)
• Exterior features: Lighting; Rain gutters; Exterior storage; Paved lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Thermostat; Walk-in closets; Window treatments; Skylight(s)
• Laundry & utility: Washer; Dryer; Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $132k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $116k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 falling (-3.6%/yr); 294 active listings in the ZIP; 32 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 43% 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 $913 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 266 days — a 12% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $13k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $116,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 266 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.32% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.15%
• DSCR: 1.58
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $179,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5350 Amanda St	0.07mi	2/2.0 (-1)	1,268 (+2%)	2mo	$195,000	$154	87
5404 Waters St	0.10mi	3/2.0	1,146 (-8%)	3mo	$146,000	$127	79
5421 Powhattan St	0.38mi	2/2.0 (-1)	1,232 (-1%)	3mo	$145,000	$118	73
36946 Grace Ave	0.05mi	2/1.5 (-1)	1,063 (-15%)	0mo	$135,000	$127	66
5654 Arrowhead Dr	0.32mi	2/2.0 (-1)	1,144 (-8%)	1mo	$165,000	$144	65
36847 Jodi Ave	0.38mi	2/2.0 (-1)	1,152 (-8%)	2mo	$194,500	$169	63
36743 Tara Ave	0.54mi	3/2.0	1,152 (-8%)	0mo	$195,000	$169	62
5339 Montego Dr	0.67mi	2/2.0 (-1)	1,248 (0%)	4mo	$160,000	$128	60
36946 Tara Ave	0.48mi	2/2.0 (-1)	1,144 (-8%)	1mo	$197,000	$172	58
36615 Dina Dr	0.47mi	2/2.0 (-1)	1,360 (+9%)	3mo	$160,000	$118	55
37303 Kinkaid Dr	0.64mi	2/2.0 (-1)	1,120 (-10%)	0mo	$108,750	$97	48
5823 Navaho Ct	0.58mi	2/2.0 (-1)	1,410 (+13%)	3mo	$210,000	$149	44

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: -6.5%
• Equity multiple: 0.77×
• Total profit: $-8,557
• Equity at exit: $19,682

10-year hold

• IRR: -1.8%
• Equity multiple: 0.90×
• Total profit: $-3,733
• Equity at exit: $11,413

Cash invested: $36,960 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,748 high
• Mortgage (P&I): −$692
• Tax from tax record: −$193 /mo · $2,314/yr
• Insurance: −$55
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$36
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $280

Break-even live

Break-even rent $1,394

Max offer price $132,000

Occupancy floor 79%

Sensitivity live

Price	-10% $354	-5% $317	+0% $280	+5% $242	+10% $205
Rent	-10% $142	-5% $211	+0% $280	+5% $349	+10% $418
Rate	-1.0pp $346	-0.5pp $313	base $280	+0.5pp $245	+1.0pp $211

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36801 Camelia Ct Zephyrhills, FL	2.0	2.0	864	$1,350	$1.56	24d	1	0.27mi
5521 Barbara St Zephyrhills, FL	2.0	2.0	1056	$1,800	$1.70	24d	1	0.42mi
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	0.87mi
36243 Lake Chase Blvd #203 Zephyrhills, FL	3.0	2.0	1278	$1,775	$1.39	24d	1	0.90mi
37902 7th Ave Zephyrhills, FL	3.0	1.0	900	$1,775	$1.97	24d	1	0.99mi
36106 Lake Chase Blvd #102 Zephyrhills, FL	3.0	2.0	1170	$1,650	$1.41	5d	1	1.00mi
36106 Lake Chase Blvd Zephyrhills, FL	3.0	2.0	1325	$1,700	$1.28	24d	1	1.00mi
37812 15th Ave Zephyrhills, FL	2.0	2.0	1000	$1,850	$1.85	24d	1	1.00mi
35940 Inspiration Dr Zephyrhills, FL	1.0–3.0	1.0–2.0	1034	$1,988	$1.92	2d	21	1.02mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,999	$2.34	2d	142	1.04mi
5237 1st St Zephyrhills, FL	3.0	1.0	964	$1,700	$1.76	24d	1	1.08mi
5143 1st St Zephyrhills, FL	3.0	2.0	1436	$1,750	$1.22	24d	1	1.09mi
36009 Deer Creek Dr #104 Zephyrhills, FL	2.0	2.0	1029	$1,450	$1.41	24d	1	1.11mi
36015 Deer Creek Dr #202 Zephyrhills, FL	2.0	2.0	1062	$1,450	$1.37	24d	1	1.12mi
6262 Maisie Rd Zephyrhills, FL	3.0	2.5	1363	$1,700	$1.25	24d	1	1.18mi
4639 Coral St Zephyrhills, FL	2.0	2.0	1056	$1,250	$1.18	24d	1	1.18mi
37819 Alissa Dr Zephyrhills, FL	2.0	2.0	864	$1,450	$1.68	18d	1	1.20mi
6335 Maisie Rd Zephyrhills, FL	3.0	2.5	1363	$1,650	$1.21	21d	1	1.21mi
6246 Timberly Ln Zephyrhills, FL	3.0	2.5	1363	$1,900	$1.39	24d	1	1.21mi
37661 Aaralyn Rd Zephyrhills, FL	3.0	2.5	1363	$1,800	$1.32	24d	1	1.22mi
37732 Cecil Ln Zephyrhills, FL	3.0	1.0	1040	$1,800	$1.73	24d	1	1.28mi
37925 Date Palm Dr Zephyrhills, FL	3.0	1.5	720	$1,300	$1.81	24d	1	1.29mi
5441 6th St Zephyrhills, FL	2.0	1.0	1014	$1,650	$1.63	24d	1	1.29mi
6633 Foxmoor Dr Zephyrhills, FL	3.0	2.0	1300	$2,000	$1.54	24d	1	1.32mi
36095 Carriage Pine Ct Zephyrhills, FL	3.0	2.0	1461	$1,990	$1.36	24d	1	1.39mi
6195 Daerr Ridge St Zephyrhills, FL	3.0	2.5	1386	$2,000	$1.44	18d	1	1.40mi
4940 4th St Zephyrhills, FL	2.0	2.0	900	$1,350	$1.50	24d	1	1.45mi
6773 Branham Mill Ct Zephyrhills, FL	3.0	2.0	1454	$1,950	$1.34	24d	1	1.45mi
6136 Pina Colada St Zephyrhills, FL	3.0	2.5	1386	$2,100	$1.52	13d	1	1.47mi
4111 Ryals Rd Zephyrhills, FL	4.0	3.0	1216	$2,195	$1.81	4d	1	1.47mi
5022 5th St Zephyrhills, FL	2.0	1.5	974	$1,595	$1.64	24d	1	1.47mi

HOA detail

• Monthly dues: $36 · $432/yr

Listing history 19 events

1. 2026-06-18
   days on market $132,000 Active 266 DOM
2. 2026-06-17
   days on market $132,000 Active 265 DOM
3. 2026-06-16
   days on market $132,000 Active 264 DOM
4. 2026-06-15
   days on market $132,000 Active 263 DOM
5. 2026-06-13
   days on market $132,000 Active 261 DOM
6. 2026-06-09
   days on market $132,000 Active 257 DOM
7. 2026-06-08
   days on market $132,000 Active 256 DOM
8. 2026-06-07
   days on market $132,000 Active 255 DOM
9. 2026-06-04
   days on market $132,000 Active 252 DOM
10. 2026-06-03
    days on market $132,000 Active 251 DOM
11. 2026-06-02
    days on market $132,000 Active 250 DOM
12. 2026-06-01
    days on market $132,000 Active 249 DOM
13. 2026-05-31
    days on market $132,000 Active 248 DOM
14. 2026-02-17
    price $132,000
15. 2025-12-03
    price $135,000
16. 2025-10-03
    status Active
17. 2025-08-27
    status Pending
18. 2025-08-18
    listed $145,000 Active
19. 2024-03-07
    listed $145,000 Active

ⓘ 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: $2,314 · $193/mo
• Projected year-2 tax: $2,314 · $193/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 5/10 Major FEMA zone A · 47% 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: $20,977
• − Mortgage interest: −$7,394
• − Property taxes: −$2,314
• − Insurance: −$2,162
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − HOA: −$432
• − Depreciation: −$3,840
• Taxable income: $1,478
• Est. tax owed @ 24.0%: −$355
• After-tax cash flow: $3,002/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

-9.0% since first listed

6 events — show timeline

• 2026-02-17 Price Changed $132,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-18 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-07 Listed $145,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.9%/yr

Latest (2025): $2,314 · +5.4% YoY. Source: county tax records.