6132 Harriet St · Zephyrhills, FL 33542

$86,000

2 bd · 1.0 ba · 888 sqft · Manufactured · 286 Days on market

Built 1974 1,756 sqft lot Est $79k · 9% over $178/mo HOA · 12% of rent ↓ 18% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• ARV discount +3.5/15.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your Florida paradise nestled in Pinecrest Mobile Home Park, a vibrant 55+ community in Zephyrhills. Come see this beautifully maintained 2-bedroom, 1-bath home. Most of the rooms have been freshly painted. Walk into the spacious bonus room which houses the washer, dryer and slop sink with a tiled floor. This room could used for many things. The kitchen has so many cabinets and lots of counter space with a breakfast bar, newer refrigerator, new sink and is open to the dining space and living room which is perfect for entertaining. Step out to the large screened enclosure at the back of the home, an ideal spot for relaxing and soaking up the Florida sunshine. It even includes a s

Key facts

• Spacious bonus room
• Sizable storage shed
• Tiled floor

Tags

• PINECREST MOBILE HOME PARK
• SPACIOUS BONUS ROOM
• TILED FLOOR
• BREAKFAST BAR
• LARGE SCREENED ENCLOSURE
• SIZABLE STORAGE SHED

Property features AI

Finance

• Other: Partially furnished; Home is homesteaded
• Financial info: Lease restrictions apply; Total annual HOA fees $2,136; Association fee required
• HOA & community: Monthly HOA fee of $178 (includes grounds maintenance, sewer, trash, water); Association amenities: clubhouse, shuffleboard court; Buyer approval required; Deed restrictions; Community mailbox; Senior community; Pets allowed; Association approval required

Exterior

• Parking: Covered parking; Carport with 1 space
• Utilities: Private water; Public sewer; Electricity connected; Phone available; Sewer connected; Water connected
• Home design: Mobile home (single wide); One story; Faces west; Crawlspace foundation
• Construction: Metal siding; Vinyl siding; Metal roof; Roof over
• Exterior features: Rear screened porch; Awning(s); Rain gutters; Storage shed; Corner lot; Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Living room/dining room combo; Open floorplan; Florida room; Inside utility/storage
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $86k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: schools C-, crime C-, amenities 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 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).
• This rent runs 36% of the median local income ($49k/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 $595 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($76k) 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 $75,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 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 1974 — 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: 1.70% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.06%
• DSCR: 1.85
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $79,032
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6025 Ridgewood Dr	0.38mi	2/1.0	912 (+3%)	14mo	$81,500	$89	66
6130 Crestview Ln	0.30mi	2/2.0	960 (+8%)	15mo	$92,500	$96	56
6028 Ridgewood Dr	0.36mi	2/1.5	1,008 (+14%)	17mo	$51,500	$51	45

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: 7.0%
• Equity multiple: 1.26×
• Total profit: $6,275
• Equity at exit: $12,823

10-year hold

• IRR: 12.9%
• Equity multiple: 1.86×
• Total profit: $20,814
• Equity at exit: $7,436

Cash invested: $24,080 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,462 high
• Mortgage (P&I): −$451
• Tax est. 1.5%: −$108 /mo · $1,290/yr
• Insurance: −$36
• HOA: −$178
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $383

Break-even live

Break-even rent $978

Max offer price $86,000

Occupancy floor 69%

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37732 Cecil Ln Zephyrhills, FL	3.0	1.0	1040	$1,800	$1.73	24d	1	0.19mi
37812 15th Ave Zephyrhills, FL	2.0	2.0	1000	$1,850	$1.85	24d	1	0.40mi
38010 14th Ave Apt 3 Zephyrhills, FL	1.0	1.0	537	$1,195	$2.23	24d	1	0.45mi
6052 10th St Zephyrhills, FL	2.0	1.0	644	$1,200	$1.86	24d	1	0.51mi
5611 1st St Zephyrhills, FL	1.0	1.0	600	$1,095	$1.82	17d	1	0.56mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,732	$2.02	2d	142	0.62mi
38350 Ironwood Pl #5 Zephyrhills, FL	2.0	2.0	1094	$1,800	$1.65	24d	1	0.62mi
38485 County Road 54 Zephyrhills, FL	2.0	1.0	800	$1,100	$1.38	24d	1	0.68mi
5441 6th St Zephyrhills, FL	2.0	1.0	1014	$1,650	$1.63	24d	1	0.75mi
6788 Basswood Cir Zephyrhills, FL	2.0	2.0	1067	$1,250	$1.17	24d	1	0.81mi
38647 Rose Ln Zephyrhills, FL	2.0	1.0	814	$1,350	$1.66	24d	1	0.81mi
37814 Daughtery Rd Zephyrhills, FL	2.0	1.0	1070	$1,395	$1.30	5d	1	0.82mi
5521 Barbara St Zephyrhills, FL	2.0	2.0	1056	$1,800	$1.70	24d	1	0.87mi
5237 1st St Zephyrhills, FL	3.0	1.0	964	$1,700	$1.76	24d	1	0.91mi
38748 Calumet Ave Zephyrhills, FL	2.0	1.0	750	$1,100	$1.47	5d	1	0.92mi
37902 7th Ave Zephyrhills, FL	3.0	1.0	900	$1,775	$1.97	24d	1	0.99mi
5150 6th St Zephyrhills, FL	1.0	1.0	600	$925	$1.54	24d	1	1.09mi
38939 North Ave Unit 2 Zephyrhills, FL	2.0	1.0	870	$1,300	$1.49	18d	1	1.09mi
5208 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	5d	1	1.11mi
5214 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	5d	1	1.11mi
5214 7th St Zephyrhills, FL	1.0	1.0	550	$1,100	$2.00	17d	1	1.11mi
5206 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	5d	1	1.11mi
5652 18th St Zephyrhills, FL	2.0	1.0	976	$1,200	$1.23	24d	1	1.12mi
38112 Townview Ave Zephyrhills, FL	1.0	1.0	700	$1,100	$1.57	24d	1	1.13mi
38942 9th Ave Zephyrhills, FL	2.0	1.0	850	$1,425	$1.68	24d	1	1.19mi
5647 20th St Zephyrhills, FL	2.0	1.0	850	$1,425	$1.68	24d	1	1.20mi
5022 5th St Zephyrhills, FL	2.0	1.5	974	$1,595	$1.64	24d	1	1.21mi
4940 4th St Zephyrhills, FL	2.0	2.0	900	$1,350	$1.50	24d	1	1.26mi
36801 Camelia Ct Zephyrhills, FL	2.0	2.0	864	$1,350	$1.56	24d	1	1.26mi
39132 County Rd Zephyrhills, FL	2.0	2.0	864	$1,500	$1.74	24d	1	1.27mi
5542 20th St Unit 1234473P Zephyrhills, FL	2.0	2.0	839	$3,199	$3.81	3d	1	1.27mi
39132 County Road 54 #2184 Zephyrhills, FL	2.0	2.0	864	$1,500	$1.74	24d	1	1.28mi
5532 20th St Unit 1234470P Zephyrhills, FL	2.0	2.0	839	$7,185	$8.56	2d	1	1.28mi
4833 Royal Palm Dr Zephyrhills, FL	2.0	1.0	672	$1,090	$1.62	24d	1	1.31mi
5217 17th St Zephyrhills, FL	1.0	1.0	540	$1,050	$1.94	24d	1	1.32mi
4812 Coral St Zephyrhills, FL	1.0	1.0	856	$1,200	$1.40	20d	1	1.34mi
5168 Crooked Ln Zephyrhills, FL	2.0	1.0	600	$1,645	$2.74	22d	1	1.37mi
5028 16th St Zephyrhills, FL	2.0	2.0	1092	$1,595	$1.46	24d	1	1.42mi
38702 South Ave Zephyrhills, FL	2.0	1.0	800	$1,600	$2.00	24d	1	1.44mi
4639 Coral St Zephyrhills, FL	2.0	2.0	1056	$1,250	$1.18	24d	1	1.50mi

HOA detail

• Monthly dues: $178 · $2,136/yr

Listing history 21 events

1. 2026-06-18
   days on market $86,000 Active 286 DOM
2. 2026-06-17
   days on market $86,000 Active 285 DOM
3. 2026-06-16
   days on market $86,000 Active 284 DOM
4. 2026-06-15
   days on market $86,000 Active 283 DOM
5. 2026-06-13
   days on market $86,000 Active 281 DOM
6. 2026-06-09
   days on market $86,000 Active 277 DOM
7. 2026-06-08
   days on market $86,000 Active 276 DOM
8. 2026-06-07
   days on market $86,000 Active 275 DOM
9. 2026-06-04
   days on market $86,000 Active 272 DOM
10. 2026-06-03
    days on market $86,000 Active 271 DOM
11. 2026-06-02
    days on market $86,000 Active 270 DOM
12. 2026-05-21
    price $86,000
13. 2026-05-11
    price $88,999
14. 2026-03-27
    price $89,999
15. 2026-03-14
    price $94,000
16. 2026-02-27
    price $96,500
17. 2026-02-11
    price $98,999
18. 2025-12-26
    price $100,000
19. 2025-12-02
    price $103,000
20. 2025-10-17
    price $104,000
21. 2025-09-02
    listed $105,000 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 2/10 Low
• 🌡 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: $17,542
• − Mortgage interest: −$4,817
• − Property taxes: −$1,290
• − Insurance: −$430
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − HOA: −$2,136
• − Depreciation: −$2,502
• Taxable income: $3,560
• Est. tax owed @ 24.0%: −$854
• After-tax cash flow: $3,736/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

• Census place: Zephyrhills, FL
• County: Pasco County · 524,098 people
• City population: 48,266
• 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

-18.1% since first listed

10 events — show timeline

• 2026-05-21 Price Changed $86,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Price Changed $88,999 Stellar MLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $89,999 Stellar MLS as Distributed by MLS Grid
• 2026-03-14 Price Changed $94,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Price Changed $96,500 Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Price Changed $98,999 Stellar MLS as Distributed by MLS Grid
• 2025-12-26 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-02 Price Changed $103,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-17 Price Changed $104,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-02 Listed $105,000 Stellar MLS as Distributed by MLS Grid