34648 Sweetpea Ln · Zephyrhills, FL 33541

$149,900

3 bd · 2.0 ba · 1,104 sqft · Manufactured public records · 210 Days on market

Built 1976 5,035 sqft lot Est $141k · 6% over $80/mo HOA · 4% 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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +4.8/15.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Tippecanoe Village, a vibrant 55+ community where you own the land and enjoy a low HOA of just $80/month. Your dues cover water, sewer, trash, access to the community pool, shuffleboard courts, clubhouse, and even RV/boat parking. This fully furnished home is truly move-in ready—just bring your toothbrush! Inside, you’ll love the light and bright open floor plan. The spacious kitchen offers ample cabinet and counter space, along with a peninsula island perfect for chatting with friends or family while cooking. The dining area is ideal for entertaining or enjoying game nights. The hallway leading to the primary suite is extra wide for added comfort. Both bedrooms are f

Key facts

• Shuffleboard courts
• Clubhouse
• Community pool

Tags

• LOW HOA
• COMMUNITY POOL
• SHUFFLEBOARD COURTS
• CLUBHOUSE
• RV BOAT PARKING
• SPACIOUS KITCHEN

Property features AI

Finance

• Other: Property type: Residential, mobile home; Property subtype: Mobile Home (double wide); Zoning: RMH; Lot approx. 0.12 acres; Living area reported as 1,104; Building area reported as 1,944; Levels: One
• Financial info: Total monthly fees $80; total annual fees $960
• HOA & community: Monthly association fee of $80 (includes pool, sewer, trash, water); Association amenities: clubhouse, pool, shuffleboard court; Association approval required; Senior community; Community mailbox, deed restrictions, street lights; Pets allowed (cats and dogs; limits apply, max pet weight 30 lbs)

Exterior

• Parking: Attached garage with workshop and garage door opener (garage approx. 41x15); 1 garage space; 1 carport space
• Utilities: Private well water; Public sewer; Broadband/high-speed internet available; Cable available; Fiber optics available; Electricity connected; Water connected; Sewer connected
• Home design: Residential mobile home (double wide); One level; North-facing; Completed condition
• Construction: Metal siding; Other roof; Crawlspace foundation; Built as double wide
• Exterior features: Covered front, side and porch; Porch; Rain gutters; Mature landscaping; Private paved lot; Shed on property; Sliding doors

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Walk-in closets; Blinds and window treatments; Sliding doors
• Laundry & utility: Inside laundry room with washer and dryer hookups; Electric dryer hookup; Inside utility / laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.7% 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: Chester W. Taylor Jr. Elementary School (math 33% / reading 37%, grade F, #1,697 of 2,144 statewide, top 80%, 654 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 73% FRL vs 48% district-wide (25 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); 856 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 ($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 $1k 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 210 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $150k implies a 229% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 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 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.36% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.58%
• DSCR: 1.69
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $141,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34645 Lily Ln	0.06mi	2/2.0 (-1)	1,056 (-4%)	10mo	$127,500	$121	76
3010 Whispering Ln	0.52mi	3/2.0	1,104 (0%)	15mo	$172,000	$156	64
34616 Morning Glory Gln	0.07mi	2/2.0 (-1)	960 (-13%)	8mo	$53,000	$55	63
3041 Short Leaf St	0.43mi	3/2.0	1,170 (+6%)	11mo	$157,500	$135	61
34135 Brown Byu	0.60mi	3/2.0	1,081 (-2%)	10mo	$160,000	$148	60
3145 Hickory Dr	0.69mi	2/2.0 (-1)	1,144 (+4%)	1mo	$155,000	$135	56
35043 Chancey Rd	0.41mi	3/2.0	1,248 (+13%)	7mo	$196,000	$157	53
3141 Great Oak St	0.59mi	2/2.0 (-1)	1,226 (+11%)	1mo	$125,000	$102	48
3045 Shady Creek Dr	0.56mi	2/2.0 (-1)	1,214 (+10%)	6mo	$130,000	$107	47
34121 Tree Lake Dr	0.57mi	2/2.0 (-1)	988 (-10%)	9mo	$118,000	$119	44
3838 Chah Dr	0.68mi	2/2.0 (-1)	1,248 (+13%)	2mo	$160,000	$128	40
3912 Damian Dr	0.74mi	2/2.0 (-1)	1,248 (+13%)	14mo	$160,000	$128	27

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $4,503
• Equity at exit: $22,351

10-year hold

• IRR: 9.3%
• Equity multiple: 1.61×
• Total profit: $25,753
• Equity at exit: $12,961

Cash invested: $41,972 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,036 high
• Mortgage (P&I): −$786
• Tax from tax record: −$135 /mo · $1,619/yr
• Insurance: −$62
• HOA: −$80
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $545

Break-even live

Break-even rent $1,346

Max offer price $149,900

Occupancy floor 68%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	14d	1	0.50mi
36232 Lanier Oaks Pt , FL	3.0	2.0	1325	$1,700	$1.28	24d	1	0.69mi
3829 Kim Dr Wesley Chapel, FL	2.0	1.0	832	$1,395	$1.68	24d	1	1.00mi
2516 Paravane Way Wesley Chapel, FL	3.0	2.5	1373	$2,000	$1.46	24d	1	1.02mi
2415 Paravane Way Wesley Chapel, FL	3.0	2.5	1373	$2,300	$1.68	4d	1	1.04mi
2407 Paravane Way Wesley Chapel, FL	3.0	2.5	1373	$1,849	$1.35	16d	1	1.05mi
2407 Paravane Way Wesley Chapel, FL	3.0	2.5	1373	$1,849	$1.35	24d	1	1.05mi
2407 Paravane Way Wesley Chapel, FL	3.0	3.0	1373	$1,849	$1.35	12d	1	1.05mi
2358 Paravane Way Wesley Chapel, FL	3.0	2.5	1373	$2,000	$1.46	2d	1	1.09mi
33780 Charleston Club Cir Wesley Chapel, FL	1.0–2.0	1.0–2.0	977	$2,135	$2.19	2d	11	1.15mi
2308 Alee Ln Wesley Chapel, FL	3.0	2.5	1373	$1,825	$1.33	16d	1	1.17mi
2264 Paravane Way Wesley Chapel, FL	3.0	2.5	1373	$2,000	$1.46	24d	1	1.17mi
34142 Polacca Ln Wesley Chapel, FL	3.0	2.5	1373	$2,100	$1.53	24d	1	1.27mi
2191 Hallier Cv Wesley Chapel, FL	3.0	2.5	1373	$1,999	$1.46	24d	1	1.28mi
2191 Hallier Cv Wesley Chapel, FL	3.0	2.5	1373	$1,900	$1.38	10d	1	1.28mi
2191 Hallier Cv Wesley Chapel, FL	3.0	2.5	1373	$1,999	$1.46	21d	1	1.28mi
2187 Hallier Cv Wesley Chapel, FL	3.0	3.0	1373	$1,945	$1.42	14d	1	1.29mi
2085 Hallier Cv Wesley Chapel, FL	3.0	2.5	1373	$2,200	$1.60	4d	1	1.37mi
33976 Lusitano Dr Wesley Chapel, FL	1.0–3.0	1.0–2.5	1251	$2,895	$2.31	12d	71	1.42mi

HOA detail

• Monthly dues: $80 · $960/yr
• Likely covers: watersewertrashpool

Listing history 27 events

1. 2026-06-18
   days on market $149,900 Active 210 DOM
2. 2026-06-17
   days on market $149,900 Active 209 DOM
3. 2026-06-16
   days on market $149,900 Active 208 DOM
4. 2026-06-15
   days on market $149,900 Active 207 DOM
5. 2026-06-13
   days on market $149,900 Active 205 DOM
6. 2026-06-09
   days on market $149,900 Active 201 DOM
7. 2026-06-08
   days on market $149,900 Active 200 DOM
8. 2026-06-07
   days on market $149,900 Active 199 DOM
9. 2026-06-04
   days on market $149,900 Active 196 DOM
10. 2026-06-03
    days on market $149,900 Active 195 DOM
11. 2026-06-02
    days on market $149,900 Active 194 DOM
12. 2026-06-01
    days on market $149,900 Active 193 DOM
13. 2026-05-31
    days on market $149,900 Active 192 DOM
14. 2026-05-19
    price $149,900
15. 2026-04-29
    price $154,900
16. 2026-03-30
    price $159,000
17. 2026-03-14
    price $165,900
18. 2026-02-23
    status Active
19. 2026-02-14
    historical
20. 2026-01-18
    status Active
21. 2025-11-07
    status Active
22. 2025-09-08
    status Pending
23. 2025-08-21
    listed $169,900 Active
24. 2013-02-21
    soldstatus $45,500
25. 2002-06-11
    soldstatus $42,000
26. 1998-06-30
    soldstatus $43,000
27. 1997-06-17
    soldstatus $33,000

ⓘ 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: $1,619 · $135/mo
• Projected year-2 tax: $1,619 · $135/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 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: $24,433
• − Mortgage interest: −$8,397
• − Property taxes: −$1,619
• − Insurance: −$750
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − HOA: −$960
• − Depreciation: −$4,361
• Taxable income: $4,437
• Est. tax owed @ 24.0%: −$1,065
• After-tax cash flow: $5,475/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

• 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 · 524,098 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: 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

+354.2% since first listed

14 events — show timeline

• 2026-05-19 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $154,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-14 Price Changed $165,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-09-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-21 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2013-02-21 Sold (Public Records) $45,500 Public Records
• 2002-06-11 Sold (Public Records) $42,000 Public Records
• 1998-06-30 Sold (Public Records) $43,000 Public Records
• 1997-06-17 Sold (Public Records) $33,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,619 · +7.7% YoY. Source: county tax records.