35220 Dodie Dr #13 · Zephyrhills, FL 33541

$70,000

1 bd · 1.0 ba · 680 sqft · Manufactured · 81 Days on market

Manufactured home 55+ age-restricted Built 1987 Fair condition 2,860 sqft lot $103/sqft · 29% below area Est $98k · 29% under $130/mo HOA · 12% 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 +22.1/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Rent growth +1.9/5.0
• Manufactured-home adj. -5.3

Listing remarks

Virtually Staged. 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.

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

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 $244 ($3k/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: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.0% in Zephyrhills — 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 72/100 on livability (#330 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime C-, 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.
• Zoned schools: New River Elementary School (math 36% / reading 42%, grade F, #1,560 of 2,144 statewide, top 73%, 721 students, 57% FRL); Raymond B. Stewart Middle School (math 33% / reading 30%, grade F, #453 of 571 statewide, top 81%, 988 students, 77% FRL); Zephyrhills High School (math 35% / reading 37%, grade F, #359 of 667 statewide, top 55%, 1,656 students, 70% FRL) — zoned schools average 68% FRL vs 48% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 51% district-wide (-16 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.5%/yr); 1141 active listings in the ZIP; 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 $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.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($66k) 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 $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.55% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.95%
• DSCR: 1.67
• GRM: 5.4

CMA / ARV

• ARV (median comp): $98,000
• List price: $70,000
• Delta: -28.57%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 10 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%)	7mo	$118,000	$172	83
35204 Ada Ave	0.09mi	2/1.0 (+1)	710 (+4%)	2mo	$80,000	$113	82
35238 Dodie Dr #09	0.03mi	1/2.0	726 (+7%)	4mo	$79,000	$109	80
4612 Clarice Ave	0.31mi	2/1.0 (+1)	700 (+3%)	0mo	$106,000	$151	76
35220 Condominium Blvd #25	0.03mi	2/1.0 (+1)	621 (-9%)	4mo	$90,000	$145	75
4742 Stuey Dr Lot 305	0.10mi	2/1.0 (+1)	744 (+9%)	6mo	$100,000	$134	69
35127 Danny Dr	0.20mi	1/2.0	629 (-8%)	6mo	$75,000	$119	69
35142 Zephyr Shores Dr	0.10mi	2/2.0 (+1)	720 (+6%)	14mo	$83,000	$115	65
4845 Baker Ave	0.18mi	1/2.0	768 (+13%)	3mo	$98,000	$128	63
35012 Dale Ave	0.22mi	2/2.0 (+1)	732 (+8%)	6mo	$95,000	$130	63

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,127
• Equity at exit: $10,437

10-year hold

• IRR: 7.3%
• Equity multiple: 1.46×
• Total profit: $9,103
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 5 under contract
• Months of supply: 14.6 mo (7%/mo absorbed)
• Median asking: $99,000 ($146/sqft)
• Median days on market: 176 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: -1.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33541

• Home prices YoY: -15.2%
• Rents YoY: -2.5%
• Active inventory: 1141
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,086 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$130
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $244

Break-even live

Break-even rent $777

Max offer price $70,000

Occupancy floor 73%

Sensitivity live

Price	-10% $293	-5% $268	+0% $244	+5% $220	+10% $196
Rent	-10% $158	-5% $201	+0% $244	+5% $287	+10% $330
Rate	-1.0pp $280	-0.5pp $262	base $244	+0.5pp $226	+1.0pp $208

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Lease/rental restrictions apply
• Financial info: Total annual association fees approximately $1,560
• HOA & community: Monthly HOA fee of $130Association requires approval and fees are requiredAssociation 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 restrictionsAssociation fee covers common area taxes, pool, escrow reserves, fidelity bond, insurance, private road maintenance, recreational facilities and trashSenior communityPets 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 waterPublic sewerElectricity connectedWater connectedSewer connectedCable availableBroadband/high-speed internet availableUnderground utilities
• Home design: Manufactured home (single wide)One storyFaces northEntry on ground level
• Construction: Vinyl sidingMembrane, metal, and shingle roofing (roof over)Crawl space foundationBuilt on a small lot (roughly 0.07 acre; lot dimensions approx. 65' x 43' x 65' x 45')
• Exterior features: Hurricane shuttersRain guttersShed

Interior

• Kitchen: RangeMicrowaveRefrigeratorElectric water heater
• Bedrooms: 1 bedroom
• Flooring: CarpetLinoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Reverse cycle heatingCentral air conditioningAttic fan
• Interior features: Ceiling fansThermostatVaulted ceilingAluminum-framed windows
• Laundry & utility: Washer hookupElectric dryer hookupLaundry located outside

HOA detail $130/mo · $1,560/yr

• Likely covers: electric

Listing history 50 events

1. 2026-08-08
   days on market $70,000 Active 81 DOM
2. 2026-08-06
   days on market $70,000 Active 79 DOM
3. 2026-08-05
   days on market $70,000 Active 78 DOM
4. 2026-08-04
   days on market $70,000 Active 77 DOM
5. 2026-08-03
   days on market $70,000 Active 76 DOM
6. 2026-07-31
   days on market $70,000 Active 73 DOM
7. 2026-07-30
   days on market $70,000 Active 71 DOM
8. 2026-07-28
   days on market $70,000 Active 70 DOM
9. 2026-07-26
   days on market $70,000 Active 68 DOM
10. 2026-07-24
    days on market $70,000 Active 66 DOM
11. 2026-07-23
    days on market $70,000 Active 65 DOM
12. 2026-07-22
    days on market $70,000 Active 64 DOM
13. 2026-07-21
    days on market $70,000 Active 63 DOM
14. 2026-07-20
    days on market $70,000 Active 62 DOM
15. 2026-07-18
    days on market $70,000 Active 60 DOM
16. 2026-07-18
    days on market $70,000 Active 59 DOM
17. 2026-07-16
    days on market $70,000 Active 58 DOM
18. 2026-07-15
    days on market $70,000 Active 57 DOM
19. 2026-07-13
    days on market $70,000 Active 55 DOM
20. 2026-07-13
    days on market $70,000 Active 54 DOM
21. 2026-07-11
    days on market $70,000 Active 53 DOM
22. 2026-07-10
    days on market $70,000 Active 52 DOM
23. 2026-07-09
    days on market $70,000 Active 51 DOM
24. 2026-07-07
    days on market $70,000 Active 49 DOM
25. 2026-07-06
    days on market $70,000 Active 48 DOM
26. 2026-07-06
    days on market $70,000 Active 47 DOM
27. 2026-07-05
    days on market $70,000 Active 46 DOM
28. 2026-07-03
    days on market $70,000 Active 45 DOM
29. 2026-07-02
    days on market $70,000 Active 44 DOM
30. 2026-07-01
    days on market $70,000 Active 43 DOM
31. 2026-06-30
    days on market $70,000 Active 42 DOM
32. 2026-06-29
    days on market $70,000 Active 41 DOM
33. 2026-06-28
    days on market $70,000 Active 40 DOM
34. 2026-06-27
    days on market $70,000 Active 39 DOM
35. 2026-06-26
    days on market $70,000 Active 38 DOM
36. 2026-06-24
    days on market $70,000 Active 36 DOM
37. 2026-06-22
    days on market $70,000 Active 34 DOM
38. 2026-06-22
    days on market $70,000 Active 33 DOM
39. 2026-06-18
    days on market $70,000 Active 30 DOM
40. 2026-06-17
    days on market $70,000 Active 29 DOM
41. 2026-06-16
    days on market $70,000 Active 28 DOM
42. 2026-06-15
    days on market $70,000 Active 27 DOM
43. 2026-06-13
    days on market $70,000 Active 25 DOM
44. 2026-06-09
    days on market $70,000 Active 21 DOM
45. 2026-06-08
    days on market $70,000 Active 20 DOM
46. 2026-06-07
    days on market $70,000 Active 19 DOM
47. 2026-06-04
    days on market $70,000 Active 16 DOM
48. 2026-06-03
    days on market $70,000 Active 15 DOM
49. 2026-06-02
    days on market $70,000 Active 14 DOM
50. 2026-06-01
    days on market $70,000 Active 13 DOM

ⓘ 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: $13,033
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − HOA: −$1,560
• − Depreciation: −$2,036
• Taxable income: $2,030
• Est. tax owed @ 24.0%: −$487
• After-tax cash flow: $2,444/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 Est. rehab $17,000–$30,600 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary New River Elementary School F FL #1,560/2,144 Nat'l #20,819/41,679 Middle Raymond B. Stewart Middle School F FL #453/571 Nat'l #8,497/14,009 High Zephyrhills High School F FL #359/667 Nat'l #9,405/17,239

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

B Composite livability gradescore 72/100

Livability — Zephyrhills

• Score: 72/100
• State rank: #330
• US rank: #5760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pasco County · 570,045 people
• City population: 48,266
• 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: 24% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Lease/rental restrictions apply
• Financial info: Total annual association fees approximately $1,560
• HOA & community: Monthly HOA fee of $130Association requires approval and fees are requiredAssociation 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 restrictionsAssociation fee covers common area taxes, pool, escrow reserves, fidelity bond, insurance, private road maintenance, recreational facilities and trashSenior communityPets 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 waterPublic sewerElectricity connectedWater connectedSewer connectedCable availableBroadband/high-speed internet availableUnderground utilities
• Home design: Manufactured home (single wide)One storyFaces northEntry on ground level
• Construction: Vinyl sidingMembrane, metal, and shingle roofing (roof over)Crawl space foundationBuilt on a small lot (roughly 0.07 acre; lot dimensions approx. 65' x 43' x 65' x 45')
• Exterior features: Hurricane shuttersRain guttersShed

Interior

• Kitchen: RangeMicrowaveRefrigeratorElectric water heater
• Bedrooms: 1 bedroom
• Flooring: CarpetLinoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Reverse cycle heatingCentral air conditioningAttic fan
• Interior features: Ceiling fansThermostatVaulted ceilingAluminum-framed windows
• Laundry & utility: Washer hookupElectric dryer hookupLaundry located outside

Price history

1 event — show timeline

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