5421 Mohawk St · Zephyrhills West, FL 33542

$238,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 117 Days on market

Built 1981 6,073 sqft lot Est $200k · 19% over $36/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +13.7/30.0
• Schools +4.3/10.0
• DSCR +4.1/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Passed inspection but back on market due to buyer financing. Priced below appraised value- You will have to see it to believe it! Craftsmanship and skill is evident in every detail of this amazing home. Located in Betmar Acres, a 55+ golf community where YOU OWN THE LAND. Upscale custom features await you throughout this one-of-a kind home. Kitchen features custom built cabinetry with soft-close cabinets, pullout drawers, hidden pull out coffee bar, farmer’s sink, dolomite countertops, wet bar, whole house water filtration system that is connected to the refrigerator for double filtration, dedicated water heater for the kitchen sink for instant hot water, newer appliances, shiplap ce

Key facts

• Extra wide car port
• New duct work
• Private bath

Tags

• CUSTOM BUILT CABINETRY
• HIDDEN PULL OUT COFFEE BAR
• SHIPLAP CEILINGS
• NEW DUCT WORK
• EXTRA WIDE CAR PORT
• PRIVATE BATH

Property features AI

Finance

• Other: Furnished; Association fee includes security
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly $36.25 / annual $435); Association requires fees; Association amenities: Clubhouse, golf course, pickleball courts, pool, security, shuffleboard, spa/hot tub, tennis courts; Community features: Clubhouse, deed restrictions, dog park, golf carts allowed, golf, pool, tennis courts, street lights; Senior community; Pets allowed (cats and dogs)

Exterior

• Parking: Carport with 2 spaces
• Security: Community security (included with association)
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Underground utilities; Water connected; Sewer connected
• Home design: Manufactured home (double wide); Single-story; North-facing; Completed condition; Entry level: One
• Construction: Vinyl siding; Metal roof; Roof over; Crawlspace foundation; Built as double wide
• Exterior features: Enclosed patio/porch; French doors; Private mailbox; Rain gutters; Shed(s); Corner lot; Asphalt/paved public road access

Interior

• Kitchen: Dishwasher; Ice maker; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Concrete; Vinyl
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Thermostat; Wet bar; Family room; Florida room; Inside utility
• Laundry & utility: Inside laundry room with washer and dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $238k.

Deal economics

• At list price, monthly cash flow is $18 ($221/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (19.6% below list).
• Recommended offer: $191k (19.6% below list) — sets the bar for 1% rule.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• At $1,913/mo this rent would consume 47% of the median local household income ($49k/yr) (locally 831% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 117 days — a 9% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $100k; list at $238k implies a 138% 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,285 (19.6% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $200,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36615 Dina Dr	0.27mi	2/2.0 (-1)	1,360 (+1%)	3mo	$160,000	$118	78
5421 Powhattan St	0.05mi	2/2.0 (-1)	1,232 (-8%)	3mo	$145,000	$118	77
5339 Montego Dr	0.26mi	2/2.0 (-1)	1,248 (-7%)	4mo	$160,000	$128	68
5823 Navaho Ct	0.41mi	2/2.0 (-1)	1,410 (+5%)	3mo	$210,000	$149	65
5350 Amanda St	0.49mi	2/2.0 (-1)	1,268 (-6%)	2mo	$195,000	$154	61
36825 Kiowa Ave	0.50mi	2/2.0 (-1)	1,404 (+4%)	4mo	$205,000	$146	61
5404 Waters St	0.34mi	3/2.0	1,146 (-15%)	3mo	$146,000	$127	57
36743 Tara Ave	0.49mi	3/2.0	1,152 (-14%)	0mo	$195,000	$169	53
36743 Kiowa Ave	0.46mi	2/2.0 (-1)	1,511 (+12%)	1mo	$240,000	$159	52
5654 Arrowhead Dr	0.38mi	2/2.0 (-1)	1,144 (-15%)	1mo	$165,000	$144	52
36847 Jodi Ave	0.46mi	2/2.0 (-1)	1,152 (-14%)	2mo	$194,500	$169	48
36946 Tara Ave	0.60mi	2/2.0 (-1)	1,144 (-15%)	1mo	$197,000	$172	41

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: -18.9%
• Equity multiple: 0.35×
• Total profit: $-43,062
• Equity at exit: $35,487

10-year hold

• IRR: -18.3%
• Equity multiple: 0.13×
• Total profit: $-57,913
• Equity at exit: $20,578

Cash invested: $66,640 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,913 high
• Mortgage (P&I): −$1,248
• Tax from tax record: −$109 /mo · $1,313/yr
• Insurance: −$99
• HOA: −$36
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $18

Break-even live

Break-even rent $1,890

Max offer price $238,000

Occupancy floor 94%

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: $59,500
• Closing costs: $7,140
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5914 Willow Ridge Dr #101 Zephyrhills, FL	2.0	2.0	987	$1,500	$1.52	24d	1	0.56mi
36321 Stonewood Ln #103 Zephyrhills, FL	2.0	2.0	987	$1,525	$1.55	24d	1	0.57mi
36243 Lake Chase Blvd #203 Zephyrhills, FL	3.0	2.0	1278	$1,775	$1.39	24d	1	0.59mi
35940 Inspiration Dr Zephyrhills, FL	1.0–3.0	1.0–2.0	1034	$1,988	$1.92	2d	21	0.62mi
36106 Lake Chase Blvd #102 Zephyrhills, FL	3.0	2.0	1170	$1,650	$1.41	4d	1	0.63mi
36106 Lake Chase Blvd Zephyrhills, FL	3.0	2.0	1325	$1,700	$1.28	24d	1	0.63mi
36009 Deer Creek Dr #104 Zephyrhills, FL	2.0	2.0	1029	$1,450	$1.41	24d	1	0.73mi
36015 Deer Creek Dr #202 Zephyrhills, FL	2.0	2.0	1062	$1,450	$1.37	24d	1	0.75mi
36887 Highland Meadows Ct Zephyrhills, FL	4.0	2.0	1828	$2,250	$1.23	24d	1	0.78mi
5521 Barbara St Zephyrhills, FL	2.0	2.0	1056	$1,800	$1.70	24d	1	0.81mi
36618 Goffaux Loop Zephyrhills, FL	4.0	2.0	1846	$2,115	$1.15	17d	1	0.83mi
6213 Back Forty Loop Zephyrhills, FL	4.0	2.5	1870	$2,395	$1.28	4d	1	0.84mi
5686 Barakat Rd Zephyrhills, FL	4.0	2.0	1828	$2,300	$1.26	24d	1	0.92mi
5686 Barakat Rd Zephyrhills, FL	4.0	2.0	1867	$2,250	$1.21	14d	1	0.92mi
36507 Camp Fire Ter Zephyrhills, FL	3.0	2.0	1537	$2,500	$1.63	24d	1	0.94mi
36401 Camp Fire Ter Unit 36401 Zephyrhills, FL	3.0	2.5	1634	$1,895	$1.16	19d	1	0.94mi
36406 Well Hill Way Zephyrhills, FL	3.0	2.5	1634	$2,000	$1.22	17d	1	0.96mi
36352 Well Hill Way Zephyrhills, FL	3.0	2.5	1634	$1,950	$1.19	2d	1	0.97mi
36403 Well Hill Way Zephyrhills, FL	3.0	2.5	1528	$2,200	$1.44	24d	1	0.99mi
37373 Sharks Eye Ln Zephyrhills, FL	3.0	2.0	1560	$2,200	$1.41	10d	1	1.07mi
36095 Carriage Pine Ct Zephyrhills, FL	3.0	2.0	1461	$1,990	$1.36	24d	1	1.11mi
37472 Sharks Eye Ln Zephyrhills, FL	3.0	2.0	1560	$2,100	$1.35	1d	1	1.16mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,999	$2.34	1d	142	1.20mi
37643 Leafside Ln Zephyrhills, FL	2.0	2.5	1541	$1,840	$1.19	21d	1	1.27mi
4850 Foliage Rd Zephyrhills, FL	2.0	2.5	1541	$1,780	$1.16	21d	1	1.29mi
37714 Leafside Ln Zephyrhills, FL	2.0	2.5	1541	$1,855	$1.20	14d	1	1.34mi
37711 Leafside Ln Zephyrhills, FL	2.0	2.5	1541	$1,765	$1.15	14d	1	1.34mi
37726 Leafside Ln Zephyrhills, FL	3.0	2.5	1634	$1,985	$1.21	21d	1	1.35mi
4111 Ryals Rd Zephyrhills, FL	4.0	3.0	1216	$2,195	$1.81	3d	1	1.37mi
37812 15th Ave Zephyrhills, FL	2.0	2.0	1000	$1,850	$1.85	24d	1	1.38mi
6249 Maisai Rd #6 Zephyrhills, FL	3.0	2.5	1561	$1,550	$0.99	2d	1	1.38mi
33529 Buttonweed Trl Zephyrhills, FL	3.0	2.0	1412	$2,500	$1.77	24d	1	1.40mi
6633 Foxmoor Dr Zephyrhills, FL	3.0	2.0	1300	$2,000	$1.54	24d	1	1.41mi
6262 Maisie Rd Zephyrhills, FL	3.0	2.5	1363	$1,700	$1.25	24d	1	1.41mi
37902 7th Ave Zephyrhills, FL	3.0	1.0	900	$1,775	$1.97	24d	1	1.43mi
6773 Branham Mill Ct Zephyrhills, FL	3.0	2.0	1454	$1,950	$1.34	24d	1	1.43mi
6335 Maisie Rd Zephyrhills, FL	3.0	2.5	1363	$1,650	$1.21	20d	1	1.43mi
6246 Timberly Ln Zephyrhills, FL	3.0	2.5	1363	$1,900	$1.39	24d	1	1.47mi
37661 Aaralyn Rd Zephyrhills, FL	3.0	2.5	1363	$1,800	$1.32	24d	1	1.48mi
7064 Ripple Pond Loop Zephyrhills, FL	3.0	2.5	1787	$2,047	$1.15	14d	1	1.48mi

HOA detail

• Monthly dues: $36 · $432/yr
• Likely covers: water

Listing history 21 events

1. 2026-06-07
   days on market $238,000 Active 117 DOM
2. 2026-06-04
   days on market $238,000 Active 114 DOM
3. 2026-06-03
   days on market $238,000 Active 113 DOM
4. 2026-06-02
   days on market $238,000 Active 112 DOM
5. 2026-06-01
   days on market $238,000 Active 111 DOM
6. 2026-05-31
   days on market $238,000 Active 110 DOM
7. 2026-05-19
   price $238,000
8. 2026-05-19
   price $239,900
9. 2026-05-18
   status Active
10. 2026-04-15
    status Pending
11. 2026-01-08
    listed $249,900 Active
12. 2025-12-26
    historical
13. 2025-10-07
    price $265,900
14. 2025-07-03
    listed $279,900 Active
15. 2025-03-06
    historical
16. 2025-02-11
    price $313,900
17. 2024-11-21
    listed $315,900 Active
18. 2019-10-03
    soldstatus $100,000
19. 2019-02-18
    historical
20. 2018-10-15
    listed $115,000 Active
21. 2012-09-18
    soldstatus $62,000

ⓘ 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: $1,313 · $109/mo
• Projected year-2 tax: $1,975 · $165/mo
• Expected delta: +$662/yr (+$55/mo · 50.4%)

ⓘ 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 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: $22,954
• − Mortgage interest: −$13,332
• − Property taxes: −$1,313
• − Insurance: −$1,190
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − HOA: −$432
• − Depreciation: −$6,924
• Taxable loss: −$3,909
• Est. tax savings @ 24.0%: +$938
• After-tax cash flow: $1,159/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

+283.9% since first listed

15 events — show timeline

• 2026-05-19 Price Changed $238,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-19 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-07 Price Changed $265,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-03 Listed $279,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-11 Price Changed $313,900 Stellar MLS as Distributed by MLS Grid
• 2024-11-21 Listed $315,900 Stellar MLS as Distributed by MLS Grid
• 2019-10-03 Sold (Public Records) $100,000 Public Records
• 2019-02-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-10-15 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2012-09-18 Sold (Public Records) $62,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,313 · +3.2% YoY. Source: county tax records.