5325 Ixora St · Zephyrhills West, FL 33541

$82,000

2 bd · 2.0 ba · 816 sqft · Manufactured public records · 114 Days on market

Built 1988 4,273 sqft lot Est $127k · 36% under $59/mo HOA · 3% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors, flippers, and handy buyers! This 2-bedroom, 2-bath mobile home offers incredible potential for the right buyer looking to renovate and add value. The property is in rough condition and will require significant repairs, including a new air conditioning unit. With the right vision and updates, this could be a great remodel project, rental investment, or resale opportunity. Spacious layout with room to reimagine the interior to your liking. Cash or renovation financing likely required. Property is being sold as-is. Bring your contractor and your imagination — this one is priced for potential!

Key facts

• 4,273 sq ft lot
• Parking
• Built 1988

Property features AI

Finance

• Other: No lease restrictions; Unfurnished
• Financial info: Annual taxes listed (not included per instructions)
• HOA & community: Monthly HOA fee of $59.53 (association: Qualified Property Management Inc); Pets allowed with breed restrictions

Exterior

• Parking: Has a 1-car carport
• Utilities: Public water; Public sewer; Electricity available
• Home design: Manufactured double-wide home; Single-story; Faces east; Residential property
• Construction: Metal frame construction; Shingle roof; Pillar/post/pier foundation; Built area about 816 (public records)
• Exterior features: Asphalt/paved road access; Lot about 0.1 acre

Interior

• Kitchen: No kitchen appliances listed
• Bedrooms: 2 bedrooms
• Flooring: Carpet flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: No interior features listed; No appliances included
• Laundry & utility: No laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $82k.

Deal economics

• At list price, monthly cash flow is $731 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $75k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 7.8% in Zephyrhills West — 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 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 soft (-2.5%/yr); 856 active listings in the ZIP; 8 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 37% 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 $567 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $20k; list at $82k implies a 321% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,620 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 2.10% ✓
• Cap rate: 16.99%
• Cash-on-cash: 38.21%
• DSCR: 2.70
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $127,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36122 Aster Ave	0.16mi	2/2.0	816 (0%)	8mo	$115,000	$141	86
36037 Coleus Ave	0.08mi	2/2.0	864 (+6%)	11mo	$136,500	$158	78
36029 Aster Ave	0.10mi	2/2.0	768 (-6%)	13mo	$100,000	$130	75
36413 Teakwood Ave	0.49mi	2/1.0	812 (-0%)	4mo	$159,000	$196	69
36103 Aster Ave	0.14mi	2/2.0	864 (+6%)	20mo	$100,000	$116	67
35934 Bueno Dr	0.59mi	2/2.0	832 (+2%)	6mo	$145,000	$174	65
5302 Montego Dr	0.31mi	2/2.0	864 (+6%)	14mo	$123,000	$142	64
35921 Hermoso Ln	0.48mi	2/2.0	864 (+6%)	5mo	$145,000	$168	64
4912 Dorado St	0.44mi	2/2.0	888 (+9%)	2mo	$144,000	$162	63
36312 Toranado Way	0.37mi	2/1.5	768 (-6%)	12mo	$120,000	$156	61
36323 Impala Way	0.38mi	2/2.0	936 (+15%)	15mo	$140,000	$150	45
5544 Caprice Way	0.48mi	2/2.0	936 (+15%)	13mo	$140,000	$150	42

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: 30.7%
• Equity multiple: 2.23×
• Total profit: $28,295
• Equity at exit: $12,226

10-year hold

• IRR: 36.1%
• Equity multiple: 3.85×
• Total profit: $65,358
• Equity at exit: $7,090

Cash invested: $22,960 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,722 high
• Mortgage (P&I): −$430
• Tax from tax record: −$106 /mo · $1,271/yr
• Insurance: −$34
• HOA: −$59
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $731

Break-even live

Break-even rent $796

Max offer price $82,000

Occupancy floor 53%

Sensitivity live

Price	-10% $778	-5% $754	+0% $731	+5% $708	+10% $685
Rent	-10% $595	-5% $663	+0% $731	+5% $799	+10% $867
Rate	-1.0pp $772	-0.5pp $752	base $731	+0.5pp $710	+1.0pp $688

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35940 Inspiration Dr Zephyrhills, FL	1.0–3.0	1.0–2.0	1034	$1,694	$1.64	2d	21	0.16mi
36009 Deer Creek Dr #104 Zephyrhills, FL	2.0	2.0	1029	$1,450	$1.41	24d	1	0.60mi
36015 Deer Creek Dr #202 Zephyrhills, FL	2.0	2.0	1062	$1,450	$1.37	24d	1	0.62mi
5914 Willow Ridge Dr #101 Zephyrhills, FL	2.0	2.0	987	$1,500	$1.52	24d	1	0.64mi
36321 Stonewood Ln #103 Zephyrhills, FL	2.0	2.0	987	$1,525	$1.55	24d	1	0.68mi
36801 Camelia Ct Zephyrhills, FL	2.0	2.0	864	$1,350	$1.56	24d	1	0.81mi
5168 Crooked Ln Zephyrhills, FL	2.0	1.0	600	$1,645	$2.74	22d	1	0.96mi
5521 Barbara St Zephyrhills, FL	2.0	2.0	1056	$1,800	$1.70	24d	1	1.30mi

HOA detail

• Monthly dues: $59 · $708/yr

Listing history 17 events

1. 2026-06-18
   days on market $82,000 Active 114 DOM
2. 2026-06-17
   days on market $82,000 Active 113 DOM
3. 2026-06-16
   days on market $82,000 Active 112 DOM
4. 2026-06-15
   days on market $82,000 Active 111 DOM
5. 2026-06-13
   days on market $82,000 Active 109 DOM
6. 2026-06-09
   days on market $82,000 Active 105 DOM
7. 2026-06-08
   days on market $82,000 Active 104 DOM
8. 2026-06-07
   days on market $82,000 Active 103 DOM
9. 2026-06-04
   days on market $82,000 Active 100 DOM
10. 2026-06-03
    days on market $82,000 Active 99 DOM
11. 2026-06-02
    days on market $82,000 Active 98 DOM
12. 2026-06-01
    days on market $82,000 Active 97 DOM
13. 2026-05-31
    days on market $82,000 Active 96 DOM
14. 2026-02-24
    listed $82,000 Active
15. 2005-03-18
    historical
16. 2004-03-03
    listed $42,500
17. 1998-02-09
    soldstatus $19,500

ⓘ 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: $1,271 · $106/mo
• Projected year-2 tax: $1,271 · $106/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 · 25 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: $20,661
• − Mortgage interest: −$4,593
• − Property taxes: −$1,271
• − Insurance: −$410
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − HOA: −$708
• − Depreciation: −$2,385
• Taxable income: $7,988
• Est. tax owed @ 24.0%: −$1,917
• After-tax cash flow: $6,856/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

• County: Pasco County · 524,098 people
• 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

+320.5% since first listed

4 events — show timeline

• 2026-02-24 Listed $82,000 Stellar MLS as Distributed by MLS Grid
• 2005-03-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2004-03-03 Listed $42,500 Stellar MLS as Distributed by MLS Grid
• 1998-02-09 Sold (Public Records) $19,500 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,271 · +5.1% YoY. Source: county tax records.