7154 EL Meyers St · Pasadena Hills, FL 33541

$99,900

2 bd · 2.0 ba · 736 sqft · Manufactured public records · 161 Days on market

Built 1979 3,656 sqft lot Est $79k · 26% over $129/mo HOA · 9% of rent

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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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

NEW GREAT PRICE! Located in the gated 55+ community of Spanish Trails Senior Village, this well-maintained 2-bedroom, 2-bath home offers comfort, convenience, and easy Florida living. Ideally situated directly across from AdventHealth and just minutes from shopping, dining, and everyday necessities. The home features a newer A/C system and membrane roof, providing peace of mind for years to come. Vinyl flooring accents the kitchen, while laminate flooring flows throughout the remaining living areas for a cohesive and low-maintenance interior. A bright, sunny Florida room at the front of the home adds valuable living space—perfect for entertaining guests or opening the windows on a coo

Key facts

• Gated community
• Laminate flooring
• Vinyl flooring

Tags

• GATED COMMUNITY
• NEWER A/C SYSTEM
• MEMBRANE ROOF
• VINYL FLOORING
• LAMINATE FLOORING
• FLORIDA ROOM

Property features AI

Finance

• Other: Unit is unfurnished
• Financial info: Total annual association fees approx. $1,548; Lease restrictions apply
• HOA & community: Monthly association fee of $129; Association name: Margaret Thomas; Association amenities include clubhouse, gated entry, pool, and recreation facilities; Association fee covers pool, private road, recreational facilities, and trash; Buyer approval required for association; Community features: deed restrictions, association-owned recreation, clubhouse, pool; golf carts allowed; senior community; Pets allowed (max ~25 lbs)

Exterior

• Parking: Covered driveway parking; 1-car carport
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/High-speed internet available; Water connected; Sewer connected
• Home design: Manufactured double-wide home; One story; Faces west; Crawlspace foundation
• Construction: Vinyl siding; Membrane roof; Built as a manufactured home
• Exterior features: Covered enclosed front porch; Patio/porch is covered and enclosed; Rain gutters; Storage shed; Level, private lot; Private maintained paved asphalt road

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Thermostat; Walk-in closet; Florida room (additional living space)
• Laundry & utility: Washer hookup; Electric dryer hookup; Outdoor laundry access

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.6% in Pasadena Hills — 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 63/100 on livability (#723 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living A-; Watch: schools F, 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; 9 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y ago; this cycle's ask has dropped $14k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 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 1979 — 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. 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?
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: 1.40% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.21%
• DSCR: 1.68
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $79,488
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7045 EL Dewitt St	0.18mi	2/2.0	732 (-0%)	12mo	$55,000	$75	81
37826 Daughtery Rd	0.26mi	2/2.0	720 (-2%)	11mo	$126,500	$176	75
37843 Barcelona Ave	0.17mi	2/2.0	840 (+14%)	3mo	$99,000	$118	66
38533 Ethel Ave	0.63mi	2/1.0	720 (-2%)	1mo	$69,900	$97	62
37512 Attica Ave	0.51mi	2/1.0	684 (-7%)	3mo	$74,000	$108	58

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: 2.3%
• Equity multiple: 1.08×
• Total profit: $2,338
• Equity at exit: $14,895

10-year hold

• IRR: 8.5%
• Equity multiple: 1.55×
• Total profit: $15,468
• Equity at exit: $8,638

Cash invested: $27,972 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,402 high
• Mortgage (P&I): −$524
• Tax from tax record: −$59 /mo · $703/yr
• Insurance: −$42
• HOA: −$129
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $354

Break-even live

Break-even rent $953

Max offer price $99,900

Occupancy floor 70%

Sensitivity live

Price	-10% $411	-5% $383	+0% $354	+5% $326	+10% $298
Rent	-10% $244	-5% $299	+0% $354	+5% $410	+10% $465
Rate	-1.0pp $405	-0.5pp $380	base $354	+0.5pp $329	+1.0pp $302

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38112 Townview Ave Zephyrhills, FL	1.0	1.0	700	$1,100	$1.57	25d	1	0.18mi
6991 Fort King Rd Zephyrhills, FL	1.0	1.0	500	$899	$1.80	25d	1	0.63mi
38706 Daughtery Rd Zephyrhills, FL	1.0	1.0	445	$974	$2.19	17d	2	0.77mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,732	$2.02	2d	142	1.11mi
6052 10th St Zephyrhills, FL	2.0	1.0	644	$1,200	$1.86	25d	1	1.18mi
38748 Calumet Ave Zephyrhills, FL	2.0	1.0	750	$1,100	$1.47	5d	1	1.18mi
8129 Cass Rd Zephyrhills, FL	1.0	1.0	540	$1,100	$2.04	25d	1	1.25mi
39029 Kirkland Dr Zephyrhills, FL	1.0	1.0	500	$950	$1.90	25d	1	1.40mi
38010 14th Ave Apt 3 Zephyrhills, FL	1.0	1.0	537	$1,195	$2.23	25d	1	1.46mi

HOA detail

• Monthly dues: $129 · $1,548/yr
• Likely covers: security

Listing history 38 events

1. 2026-06-18
   days on market $99,900 Active 161 DOM
2. 2026-06-17
   days on market $99,900 Active 160 DOM
3. 2026-06-16
   days on market $99,900 Active 159 DOM
4. 2026-06-15
   days on market $99,900 Active 158 DOM
5. 2026-06-13
   days on market $99,900 Active 156 DOM
6. 2026-06-09
   days on market $99,900 Active 152 DOM
7. 2026-06-08
   days on market $99,900 Active 151 DOM
8. 2026-06-07
   days on market $99,900 Active 150 DOM
9. 2026-06-04
   days on market $99,900 Active 147 DOM
10. 2026-06-03
    days on market $99,900 Active 146 DOM
11. 2026-06-02
    days on market $99,900 Active 145 DOM
12. 2026-06-01
    days on market $99,900 Active 144 DOM
13. 2026-05-31
    days on market $99,900 Active 143 DOM
14. 2026-01-29
    price $99,900
15. 2026-01-08
    listed $113,900 Active
16. 2025-07-17
    historical
17. 2025-06-12
    price $110,000
18. 2025-03-17
    price $113,900
19. 2025-03-01
    price $114,900
20. 2024-09-17
    listed $117,000 Active
21. 2023-12-19
    status Pending
22. 2023-12-16
    price $124,900
23. 2023-12-04
    listed $118,000 Active
24. 2022-05-03
    soldstatus $105,000
25. 2022-04-29
    soldstatus $105,000 Closed
26. 2022-03-30
    status Pending
27. 2022-03-27
    listed $99,900 Active
28. 2020-03-27
    soldstatus $69,900 Sold
29. 2020-03-27
    soldstatus $69,900
30. 2020-03-13
    status Pending
31. 2020-03-02
    listed $69,900 Active
32. 2014-06-05
    soldstatus $33,500 Sold
33. 2014-05-08
    status Pending
34. 2014-05-08
    price $38,500
35. 2013-11-05
    listed $39,900 Active
36. 2012-10-12
    historical
37. 2011-03-25
    listed $39,900
38. 1979-04-01
    soldstatus $5,500

ⓘ 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: $703 · $59/mo
• Projected year-2 tax: $829 · $69/mo
• Expected delta: +$126/yr (+$11/mo · 18.0%)

ⓘ 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 · 21 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,823
• − Mortgage interest: −$5,596
• − Property taxes: −$703
• − Insurance: −$500
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − HOA: −$1,548
• − Depreciation: −$2,906
• Taxable income: $2,879
• Est. tax owed @ 24.0%: −$691
• After-tax cash flow: $3,562/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 — Pasadena Hills

• Score: 63/100
• State rank: #723
• US rank: #15499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pasadena Hills, FL
• 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

+1716.4% since first listed

25 events — show timeline

• 2026-01-29 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Listed $113,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-12 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-17 Price Changed $113,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-01 Price Changed $114,900 Stellar MLS as Distributed by MLS Grid
• 2024-09-17 Listed $117,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-12-16 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2023-12-04 Listed $118,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-03 Sold (Public Records) $105,000 Public Records
• 2022-04-29 Sold (MLS) $105,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-03-27 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2020-03-27 Sold (Public Records) $69,900 Public Records
• 2020-03-27 Sold (MLS) $69,900 Stellar MLS as Distributed by MLS Grid
• 2020-03-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-03-02 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2014-06-05 Sold (MLS) $33,500 Stellar MLS as Distributed by MLS Grid
• 2014-05-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-05-08 Price Changed $38,500 Stellar MLS as Distributed by MLS Grid
• 2013-11-05 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 2012-10-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-03-25 Listed $39,900 Stellar MLS as Distributed by MLS Grid
• 1979-04-01 Sold (Public Records) $5,500 Public Records

Property tax history

-0.1%/yr

Latest (2025): $703 · +2.1% YoY. Source: county tax records.