6326 Friendship Ln · Zephyrhills North, FL 33542

$120,000

3 bd · 2.0 ba · 768 sqft · Manufactured public records · 9 Days on market

Built 1977 3,825 sqft lot Est $88k · 36% over $140/mo HOA · 9% of rent ↓ 14% since listing

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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 +24.5/30.0
• DSCR +7.9/10.0
• 1% rule +7.3/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• 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

Under contract-accepting backup offers. Welcome Home to Country Aire Village. A 55+ Co-op Resident owned Community for Active Adult Florida Living. Super Affordable Low HOA ($140) includes Internet, Cable TV, Heated Pool, Pickle Ball, Recreational Hall, Sunday Concerts, Free R. V. or Boat Parking in the 5 Acre Lot. A Full Activities Calendar and more. This beautiful home is the perfect place to get away in the winter or make it your year round place. Enjoy the Golf Cart that is included in this sale to get around your new community and trips to the heated pool an activities. Welcome to 6326 Friendship Lane. This well maintained home is full of upgrades and beautifications. You will enter th

Key facts

• Pickle ball
• Recreational hall
• Low hoa

Tags

• LOW HOA
• HEATED POOL
• PICKLE BALL
• RECREATIONAL HALL
• FREE R V OR BOAT PARKING
• FULL ACTIVITIES CALENDAR

Property features AI

Finance

• Other: Property type: Residential manufactured home; Body type: Double wide; Lot size approximately 0.09 acres (about 355 m²); Road surface: Asphalt; Building area total listed as 1,560 sq ft; living area listed as 768 sq ft
• Financial info: Total monthly association fees: $140; Total annual association fees: $1,680; Lease restrictions apply
• HOA & community: HOA (Bonnie) with monthly fee of $140; Association amenities include clubhouse, gated community, laundry, pickleball courts, pool, recreation facilities, sauna, shuffleboard court, spa/hot tub; Association fee covers cable TV, common area taxes, pool, escrow reserves, internet, management, private road, recreational facilities, sewer, trash, water; Association approval required; Buyer approval required; Community features include community mailbox, deed restrictions, golf carts allowed; Senior community; Pets allowed with restrictions (cats and dogs OK, breed/number/size limits; max pet weight 35 lbs)

Exterior

• Parking: Carport with 1 space
• Utilities: Private water; Private sewer; Cable connected; Electricity connected; Sewer connected; Water connected; Underground utilities
• Home design: Manufactured home (double wide); Single-story; Faces west; Entry on one level
• Construction: Metal frame construction; Vinyl siding; Metal roof; Crawlspace foundation
• Exterior features: Outdoor grill; Sliding doors; Exterior storage

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Crown molding; Window treatments; Blinds; Insulated windows; Curtain rods; Shades
• Laundry & utility: Washer; Dryer; Laundry room (outside)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

Location & tenants

• Location reads 61/100 on livability (#787 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment 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: Woodland Elementary School (math 30% / reading 31%, grade F, #1,862 of 2,144 statewide, top 88%, 802 students, 82% 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 76% FRL vs 48% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 51% district-wide (-18 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-3.6%/yr); 297 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $830 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

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 $120,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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: 1.23% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.78%
• DSCR: 1.39
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $88,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39053 Flora Ave	0.35mi	2/1.0 (-1)	768 (0%)	1mo	$142,500	$186	74
39239 Longview Ave	0.33mi	2/1.0 (-1)	756 (-2%)	1mo	$127,000	$168	72
39136 Flora Ave	0.29mi	2/2.0 (-1)	720 (-6%)	2mo	$66,500	$92	69
39107 Hillcrest Dr	0.17mi	2/1.0 (-1)	672 (-12%)	2mo	$77,000	$115	61
6343 Ohio St	0.42mi	2/1.5 (-1)	672 (-12%)	2mo	$63,500	$94	51
6423 Ohio St	0.43mi	2/1.5 (-1)	684 (-11%)	7mo	$75,000	$110	49
38721 Granger Ln	0.66mi	2/2.0 (-1)	736 (-4%)	11mo	$145,000	$197	48
38755 New Jersey Ave	0.50mi	2/1.5 (-1)	672 (-12%)	5mo	$75,000	$112	45
39519 Rockford Ave	0.48mi	2/1.5 (-1)	844 (+10%)	11mo	$120,000	$142	45
6301 Connecticut St	0.46mi	2/1.0 (-1)	684 (-11%)	10mo	$64,000	$94	43
39612 Sterling Dr	0.59mi	2/1.5 (-1)	672 (-12%)	2mo	$85,000	$126	42
38641 Lansing Ave	0.65mi	2/1.0 (-1)	672 (-12%)	2mo	$50,000	$74	38

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: -6.7%
• Equity multiple: 0.76×
• Total profit: $-8,035
• Equity at exit: $17,892

10-year hold

• IRR: -1.7%
• Equity multiple: 0.90×
• Total profit: $-3,244
• Equity at exit: $10,375

Cash invested: $33,600 (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 33542

• Home prices YoY: -20.6%
• Rents YoY: -3.6%
• Active inventory: 297
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$629
• Tax from tax record: −$102 /mo · $1,225/yr
• Insurance: −$50
• HOA: −$140
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $246

Break-even live

Break-even rent $1,166

Max offer price $120,000

Occupancy floor 78%

Sensitivity live

Price	-10% $314	-5% $280	+0% $246	+5% $212	+10% $178
Rent	-10% $129	-5% $188	+0% $246	+5% $304	+10% $363
Rate	-1.0pp $306	-0.5pp $276	base $246	+0.5pp $215	+1.0pp $183

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39132 County Road 54 #2184 Zephyrhills, FL	2.0	2.0	864	$1,500	$1.74	26d	1	0.17mi
39132 County Rd Zephyrhills, FL	2.0	2.0	864	$1,500	$1.74	26d	1	0.18mi
38939 North Ave Unit 2 Zephyrhills, FL	2.0	1.0	870	$1,300	$1.49	19d	1	0.48mi
38748 Calumet Ave Zephyrhills, FL	2.0	1.0	750	$1,100	$1.47	7d	1	0.50mi
38647 Rose Ln Zephyrhills, FL	2.0	1.0	814	$1,350	$1.66	26d	1	0.68mi
38621 Rose Ln Zephyrhills, FL	2.0	1.0	1040	$1,495	$1.44	1d	1	0.71mi
38942 9th Ave Zephyrhills, FL	2.0	1.0	850	$1,425	$1.68	26d	1	0.74mi
5647 20th St Zephyrhills, FL	2.0	1.0	850	$1,425	$1.68	26d	1	0.75mi
5652 18th St Zephyrhills, FL	2.0	1.0	976	$1,200	$1.23	26d	1	0.78mi
5532 Jennie St Zephyrhills, FL	2.0	2.0	862	$1,100	$1.28	14d	1	0.79mi
5548 Annette St Zephyrhills, FL	2.0	1.0	652	$1,049	$1.61	14d	1	0.80mi
5603 Eugene Dr Zephyrhills, FL	2.0	1.0	652	$1,049	$1.61	14d	1	0.80mi
5600 Jennie St Zephyrhills, FL	2.0	2.0	730	$1,100	$1.51	26d	1	0.81mi
38485 County Road 54 Zephyrhills, FL	2.0	1.0	800	$1,100	$1.38	26d	1	0.84mi
5552 Annette St Zephyrhills, FL	2.0	1.0	652	$1,049	$1.61	26d	1	0.84mi
5542 20th St Unit 1234473P Zephyrhills, FL	2.0	2.0	839	$3,199	$3.81	5d	1	0.85mi
5532 20th St Unit 1234470P Zephyrhills, FL	2.0	2.0	839	$7,732	$9.22	1d	1	0.86mi
6788 Basswood Cir Zephyrhills, FL	2.0	2.0	1067	$1,250	$1.17	26d	1	0.90mi
6052 10th St Zephyrhills, FL	2.0	1.0	644	$1,200	$1.86	26d	1	0.93mi
38350 Ironwood Pl #5 Zephyrhills, FL	2.0	2.0	1094	$1,800	$1.65	26d	1	0.98mi
38552 9th Ave Zephyrhills, FL	4.0	2.0	1052	$2,100	$2.00	22d	1	1.02mi
5441 6th St Zephyrhills, FL	2.0	1.0	1014	$1,650	$1.63	26d	1	1.41mi
39014 South Ave Zephyrhills, FL	2.0	1.0	840	$1,395	$1.66	7d	1	1.42mi
39014 South Ave Zephyrhills, FL	2.0	1.0	840	$1,395	$1.66	1d	1	1.42mi
5028 16th St Zephyrhills, FL	2.0	2.0	1092	$1,545	$1.41	1d	1	1.42mi

HOA detail

• Monthly dues: $140 · $1,680/yr
• Likely covers: internetcablepool

Listing history 3 events

1. 2026-05-18
   status Pending
2. 2026-05-15
   price $120,000
3. 2026-05-09
   listed $140,000 Active

ⓘ 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: $1,225 · $102/mo
• Projected year-2 tax: $1,225 · $102/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 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: $17,730
• − Mortgage interest: −$6,722
• − Property taxes: −$1,225
• − Insurance: −$600
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − HOA: −$1,680
• − Depreciation: −$3,491
• Taxable income: $1,176
• Est. tax owed @ 24.0%: −$282
• After-tax cash flow: $2,668/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 North

• Score: 61/100
• State rank: #787
• US rank: #18026

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Zephyrhills North, 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

-14.3% since first listed

3 events — show timeline

• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-15 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-09 Listed $140,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.2%/yr

Latest (2025): $1,225 · +10.8% YoY. Source: county tax records.