39531 Rosebush Ln · Zephyrhills North, FL 33542

$12,000

2 bd · 1.0 ba · 624 sqft · Manufactured · 97 Days on market

Built 2017 ↓ 24% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks

* * Furnished Mobile Home - 55+ Community * * Beautiful * * 2 Bedroom / 1 Bathroom furnished mobile home * * located in a peaceful * * 55+ community in Zephyrhills, Florida * * . This home is perfect for comfortable Florida living, whether full-time, seasonal, or as a retirement retreat. * * Home Features: * * • Fully furnished - move-in ready • Functional kitchen with ample cabinet space • Cozy living area ideal for relaxing or entertaining • Two comfortable bedrooms • Convenient bathroom with easy accessibility * * Community Benefits: * * • Quiet and friendly 55+ community • Close to shopping, dining, medical centers, and l

Key facts

• Functional kitchen
• Convenient access
• Cozy living area

Tags

• FUNCTIONAL KITCHEN
• AMPLE CABINET STORAGE
• COZY LIVING AREA
• EASY ACCESSIBILITY
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Furnished
• HOA & community: Located in a senior community

Exterior

• Parking: Assigned parking; 1-car carport
• Utilities: Public sewer; Water connected; Electricity connected; Cable connected; Sewer connected
• Home design: Single wide manufactured home; One story; Entry level: 1; Faces southwest; Currently used as a manufactured residential home
• Construction: Vinyl siding; Shingle roof
• Exterior features: Asphalt road access

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Primary bathroom with tub and shower combo
• Laundry & utility: In-unit washer and dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $12k.

Deal economics

• At list price, monthly cash flow is $857 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $12k).
• Recommended offer: $11k (9.0% below list) — sets the bar for market timing.
• Cap rate 92.0% vs local median 7.6% in Zephyrhills North — 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 (#787 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime 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 falling (-3.6%/yr); 297 active listings in the ZIP; 9 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $83 of loan paydown is wiped out by about $360 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($11k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $10,920 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 9.91% ✓
• Cap rate: 91.99%
• Cash-on-cash: 306.05%
• DSCR: 14.62
• GRM: 0.8

CMA / ARV

• ARV (on-the-fly): $64,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39301 Maher Dr	0.29mi	1/1.0 (-1)	639 (+2%)	9mo	$66,500	$104	70
39107 Hillcrest Dr	0.50mi	2/1.0	672 (+8%)	2mo	$77,000	$115	63
6349 20th St	0.58mi	2/1.0	644 (+3%)	6mo	$37,000	$57	62
39206 Hillcrest Dr	0.43mi	2/1.0	576 (-8%)	7mo	$25,000	$43	61
6341 Waterfront Ln	0.22mi	1/1.0 (-1)	552 (-12%)	7mo	$18,000	$33	60
39253 Longview Ave	0.26mi	2/2.0	684 (+10%)	13mo	$70,000	$102	57
6323 Ohio St	0.71mi	2/1.0	600 (-4%)	4mo	$35,000	$58	57
39121 Ola Ave	0.40mi	1/1.0 (-1)	576 (-8%)	14mo	$70,000	$122	52
6343 Ohio St	0.70mi	2/1.5	672 (+8%)	2mo	$63,500	$94	51
39612 Sterling Dr	0.71mi	2/1.5	672 (+8%)	2mo	$85,000	$126	50
39233 Recess Dr	0.28mi	1/1.0 (-1)	540 (-14%)	12mo	$65,000	$120	50
6423 Ohio St	0.69mi	2/1.5	684 (+10%)	7mo	$75,000	$110	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: —
• Equity multiple: 15.63×
• Total profit: $49,166
• Equity at exit: $1,789

10-year hold

• IRR: —
• Equity multiple: 30.67×
• Total profit: $99,691
• Equity at exit: $1,038

Cash invested: $3,360 (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: 297
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $1,190 high
• Mortgage (P&I): −$63
• Tax est. 1.5%: −$15 /mo · $180/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $857

Break-even live

Break-even rent $105

Max offer price $12,000

Occupancy floor 23%

Sensitivity live

Price	-10% $865	-5% $861	+0% $857	+5% $853	+10% $849
Rent	-10% $763	-5% $810	+0% $857	+5% $904	+10% $951
Rate	-1.0pp $863	-0.5pp $860	base $857	+0.5pp $854	+1.0pp $851

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: $3,000
• Closing costs: $360
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39029 Kirkland Dr Zephyrhills, FL	1.0	1.0	500	$950	$1.90	25d	1	0.52mi
38748 Calumet Ave Zephyrhills, FL	2.0	1.0	750	$1,100	$1.47	6d	1	0.78mi
38706 Daughtery Rd Zephyrhills, FL	1.0	1.0	445	$974	$2.19	17d	2	0.95mi
5603 Eugene Dr Zephyrhills, FL	2.0	1.0	652	$1,049	$1.61	13d	1	0.99mi
5548 Annette St Zephyrhills, FL	2.0	1.0	652	$1,049	$1.61	13d	1	1.00mi
5600 Jennie St Zephyrhills, FL	2.0	2.0	730	$1,100	$1.51	25d	1	1.03mi
5552 Annette St Zephyrhills, FL	2.0	1.0	652	$1,049	$1.61	25d	1	1.04mi
6052 10th St Zephyrhills, FL	2.0	1.0	644	$1,200	$1.86	25d	1	1.23mi
39041 Manor Dr Unit B Zephyrhills, FL	1.0	1.0	450	$1,000	$2.22	25d	1	1.30mi

Listing history 13 events

1. 2026-06-13
   days on market $12,000 Active 97 DOM
2. 2026-06-09
   days on market $12,000 Active 93 DOM
3. 2026-06-08
   days on market $12,000 Active 92 DOM
4. 2026-06-07
   pricedays on market $12,000 Active 91 DOM
5. 2026-06-04
   days on market $27,900 Active 88 DOM
6. 2026-06-03
   days on market $27,900 Active 87 DOM
7. 2026-06-02
   days on market $27,900 Active 86 DOM
8. 2026-06-01
   days on market $27,900 Active 85 DOM
9. 2026-05-31
   days on market $27,900 Active 84 DOM
10. 2026-04-24
    price $27,900
11. 2026-04-19
    price $30,900
12. 2026-03-16
    price $32,900
13. 2026-03-08
    listed $36,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,277
• − Mortgage interest: −$672
• − Property taxes: −$180
• − Insurance: −$60
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$349
• Taxable income: $10,731
• Est. tax owed @ 24.0%: −$2,575
• After-tax cash flow: $7,708/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

• Census place: Zephyrhills North, 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

-24.4% since first listed

4 events — show timeline

• 2026-04-24 Price Changed $27,900 realMLS
• 2026-04-19 Price Changed $30,900 realMLS
• 2026-03-16 Price Changed $32,900 realMLS
• 2026-03-08 Listed $36,900 realMLS