35220 Dodie Dr #13 · Zephyrhills West, FL 33541

$70,000

1 bd · 1.0 ba · 680 sqft · Manufactured · 30 Days on market

Built 1987 Fair condition 2,860 sqft lot Est $88k · 21% under $130/mo HOA · 9% of rent

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Condition / age +2.2/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in a desirable 55+ Community in Zephyrhills, this charming 1-bedroom, 1-bath home offers comfortable living with the added benefit of you own the land - no lot rent. The spacious Florida room provides additional living space & entertaining space, while the bonus room offers flexibility as a home office, hobby room or guest bedroom. The Master bedroom has built-in drawers and closets to store your clothes. The kitchen features a glass-top electric range and microwave with a hood for everyday convenience. Outside, the l0'x 26' carport provides ample covered parking and space for outdoor entertaining and the 11'x 8' shed includes a washer and dryer plus extra storage/workshop spac

Key facts

• Built-in drawers
• Florida room
• Bonus room

Tags

• OWN THE LAND
• FLORIDA ROOM
• BONUS ROOM
• BUILT-IN DRAWERS
• GLASS-TOP ELECTRIC RANGE
• CARPORT

Property features AI

Finance

• Other: Lease/rental restrictions apply
• Financial info: Total annual association fees approximately $1,560
• HOA & community: Monthly HOA fee of $130; Association requires approval and fees are required; Association amenities include clubhouse, pool, fitness center, sauna, spa/hot tub, tennis, pickleball and shuffleboard courts, recreation facilities, park, sidewalks, gated access, laundry facilities, and vehicle restrictions; Association fee covers common area taxes, pool, escrow reserves, fidelity bond, insurance, private road maintenance, recreational facilities and trash; Senior community; Pets allowed with limits (dogs and cats; size limit ~20 lbs; number limit)

Exterior

• Parking: Private paved access road
• Security: Gated community (association amenity)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Broadband/high-speed internet available; Underground utilities
• Home design: Manufactured home (single wide); One story; Faces north; Entry on ground level
• Construction: Vinyl siding; Membrane, metal, and shingle roofing (roof over); Crawl space foundation; Built on a small lot (roughly 0.07 acre; lot dimensions approx. 65' x 43' x 65' x 45')
• Exterior features: Hurricane shutters; Rain gutters; Shed

Interior

• Kitchen: Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Reverse cycle heating; Central air conditioning; Attic fan
• Interior features: Ceiling fans; Thermostat; Vaulted ceiling; Aluminum-framed windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located outside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.9% 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 soft (-2.5%/yr); 856 active listings in the ZIP; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 31% 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($69k) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.12% ✓
• Cap rate: 15.88%
• Cash-on-cash: 34.23%
• DSCR: 2.52
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $88,400
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35246 Tiffani Lot 63 Ct	0.09mi	2/1.0 (+1)	687 (+1%)	5mo	$118,000	$172	84
35204 Ada Ave	0.09mi	2/1.0 (+1)	710 (+4%)	0mo	$80,000	$113	83
35238 Dodie Dr #09	0.03mi	1/2.0	726 (+7%)	2mo	$79,000	$109	82
35220 Condominium Blvd #25	0.03mi	2/1.0 (+1)	621 (-9%)	3mo	$90,000	$145	77
35142 Zephyr Shores Dr	0.10mi	2/2.0 (+1)	720 (+6%)	12mo	$83,000	$115	66
35012 Dale Ave	0.22mi	2/2.0 (+1)	732 (+8%)	4mo	$95,000	$130	64

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: 25.8%
• Equity multiple: 2.02×
• Total profit: $20,018
• Equity at exit: $10,437

10-year hold

• IRR: 31.4%
• Equity multiple: 3.39×
• Total profit: $46,885
• Equity at exit: $6,052

Cash invested: $19,600 (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 33541

• Home prices YoY: -15.2%
• Rents YoY: -2.5%
• Active inventory: 856
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,485 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$130
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $559

Break-even live

Break-even rent $777

Max offer price $70,000

Occupancy floor 57%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: electric

Listing history 14 events

1. 2026-06-18
   days on market $70,000 Active 30 DOM
2. 2026-06-17
   days on market $70,000 Active 29 DOM
3. 2026-06-16
   days on market $70,000 Active 28 DOM
4. 2026-06-15
   days on market $70,000 Active 27 DOM
5. 2026-06-13
   days on market $70,000 Active 25 DOM
6. 2026-06-09
   days on market $70,000 Active 21 DOM
7. 2026-06-08
   days on market $70,000 Active 20 DOM
8. 2026-06-07
   days on market $70,000 Active 19 DOM
9. 2026-06-04
   days on market $70,000 Active 16 DOM
10. 2026-06-03
    days on market $70,000 Active 15 DOM
11. 2026-06-02
    days on market $70,000 Active 14 DOM
12. 2026-06-01
    days on market $70,000 Active 13 DOM
13. 2026-05-31
    days on market $70,000 Active 12 DOM
14. 2026-05-19
    listed $70,000 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 · 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,815
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − HOA: −$1,560
• − Depreciation: −$2,036
• Taxable income: $6,048
• Est. tax owed @ 24.0%: −$1,451
• After-tax cash flow: $5,258/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.

Condition & rehab AI · 18 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to update the kitchen, bathroom, flooring, and interior walls/paint, but is otherwise in good condition.

Repairs flagged

• Major kitchen cabinets — dated and worn
• Major bathroom fixtures — dated and worn
• Major flooring — dated and worn
• Major interior walls/paint — dated and worn

Value-add opportunities

• Resale new kitchen cabinets — modernizes the space
• Resale new bathroom fixtures — modernizes the space
• Resale new flooring — modernizes the space
• Resale new interior walls/paint — modernizes the space

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
flooring · dated and worn	Major	$15,000–50,000
interior walls/paint · dated and worn	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale new kitchen cabinets — modernizes the space ↑
• Resale new bathroom fixtures — modernizes the space ↑
• Resale new flooring — modernizes the space ↑
• Resale new interior walls/paint — modernizes the space ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-19 Listed $70,000 Stellar MLS as Distributed by MLS Grid