37320 8th Ave · Zephyrhills West, FL 33542

$128,800

2 bd · 1.0 ba · 684 sqft · Manufactured public records · 86 Days on market

Built 1976 5,100 sqft lot Est $87k · 48% over $36/mo HOA · 3% of rent

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Why this score? — see what drove the D- 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 +17.0/30.0
• DSCR +5.3/10.0
• 1% rule +4.7/10.0
• 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 MLS

Come and enjoy the Florida weather at Betmar Acres active 55+community where you OWN THE LAND! This 2 bedroom/ 1 bath home comes unfurnished and allows you to style it however you would like, you can put your own touches to this n home in Betmar. Perfect for a full time residence or seasonal get-away, this home offers the affordable Florida lifestyle you've been waiting for! The kitchen has engineered wood flooring that flows into the open living room with a pass through window in between. 2 bedrooms with carpet and 1 bath room with shower and tub. Laundry located in hallway with washing machine included. Relax in the enclosed Florida room or on the front porch. Storage shed for all your extras at end of 2 car carport. This home is located in the NON-pet section of the community. This Golf Cart Friendly Community boasts 27 holes of golf, 3 clubhouses and 2 swimming pools with hot tubs, pickle ball, bocce ball and horse shoes. There is also cash bingo a game room and library. Something for everyone at this wonderful community. Come and see!

Key facts

• Anti-fog mirror
• Double pane windows
• Walk-in shower

Tags

• DOUBLE PANE WINDOWS
• BUTCHER BLOCK COUNTERTOP
• STAINLESS STEEL APPLIANCES
• NEW LAMINATE FLOORING
• WALK-IN SHOWER
• ANTI-FOG MIRROR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $126k (2.6% below list).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.

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; 18 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).
• This rent runs 31% 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 $890 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

• It's been on market 86 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $52k; list at $129k implies a 148% 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 $121,072 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.97% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.87%
• DSCR: 1.13
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $86,868
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5241 Bolton Dr	0.08mi	2/1.0	672 (-2%)	6mo	$80,000	$119	88
37137 Lois Ave	0.18mi	2/1.5	684 (0%)	4mo	$66,000	$96	87
37113 Lois Ave	0.22mi	2/1.0	672 (-2%)	3mo	$75,000	$112	85
37302 Carol Ave	0.18mi	1/1.0 (-1)	684 (0%)	7mo	$55,000	$80	81
37031 Karen Ave	0.31mi	2/1.5	720 (+5%)	1mo	$92,000	$128	74
5400 Amanda St	0.37mi	2/1.0	672 (-2%)	8mo	$105,000	$156	73
37020 Lois Ave	0.32mi	2/1.0	624 (-9%)	2mo	$73,000	$117	69
5251 Flint St	0.14mi	2/1.0	600 (-12%)	8mo	$125,000	$208	66
5307 Flint St	0.15mi	2/2.0	774 (+13%)	3mo	$134,000	$173	64
4833 Royal Palm Dr	0.71mi	2/1.0	672 (-2%)	2mo	$78,000	$116	62
37042 Lois Ave	0.28mi	2/2.0	748 (+9%)	8mo	$95,000	$127	61
37235 Eileen Ave	0.14mi	2/2.0	784 (+15%)	6mo	$128,000	$163	60

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: -15.2%
• Equity multiple: 0.47×
• Total profit: $-19,033
• Equity at exit: $19,204

10-year hold

• IRR: -12.9%
• Equity multiple: 0.35×
• Total profit: $-23,606
• Equity at exit: $11,136

Cash invested: $36,064 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,255 high
• Mortgage (P&I): −$675
• Tax from tax record: −$140 /mo · $1,683/yr
• Insurance: −$54
• HOA: −$36
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $86

Break-even live

Break-even rent $1,146

Max offer price $128,800

Occupancy floor 88%

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: $32,200
• Closing costs: $3,864
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5168 Crooked Ln Zephyrhills, FL	2.0	1.0	600	$1,645	$2.74	21d	1	0.40mi
4833 Royal Palm Dr Zephyrhills, FL	2.0	1.0	672	$1,090	$1.62	24d	1	0.69mi
5611 1st St Zephyrhills, FL	1.0	1.0	600	$1,095	$1.82	16d	1	0.73mi
38044 6th Ave Unit 38044 Zephyrhills, FL	1.0	1.0	494	$950	$1.92	24d	1	0.74mi
38010 14th Ave Apt 3 Zephyrhills, FL	1.0	1.0	537	$1,195	$2.23	24d	1	0.87mi
37925 Date Palm Dr Zephyrhills, FL	3.0	1.5	720	$1,300	$1.81	24d	1	0.88mi
5150 6th St Zephyrhills, FL	1.0	1.0	600	$925	$1.54	24d	1	1.02mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,732	$2.02	1d	142	1.11mi
5426 8th St #1 Zephyrhills, FL	1.0	1.0	432	$1,150	$2.66	24d	1	1.13mi
5208 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	5d	1	1.14mi
5214 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	5d	1	1.14mi
5214 7th St Zephyrhills, FL	1.0	1.0	550	$1,100	$2.00	16d	1	1.14mi
5206 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	5d	1	1.15mi
4412 Plum St Zephyrhills, FL	1.0	1.0	624	$1,100	$1.76	24d	1	1.26mi
4410 Plum St Zephyrhills, FL	1.0	1.0	624	$1,100	$1.76	24d	1	1.26mi
4352 6th St Zephyrhills, FL	1.0	1.0	494	$1,100	$2.23	24d	1	1.38mi
6052 10th St Zephyrhills, FL	2.0	1.0	644	$1,200	$1.86	24d	1	1.39mi
5217 17th St Zephyrhills, FL	1.0	1.0	540	$1,050	$1.94	24d	1	1.48mi

HOA detail

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

Listing history 10 events

1. 2026-02-27
   status Pending
2. 2025-12-03
   listed $128,800 Active
3. 2021-04-06
   soldstatus $51,900
4. 2021-03-31
   soldstatus $51,900 Closed 1055-char remark

   Show marketing remark (1055 chars)

   Come and enjoy the Florida weather at Betmar Acres active 55+community where you OWN THE LAND! This 2 bedroom/ 1 bath home comes unfurnished and allows you to style it however you would like, you can put your own touches to this n home in Betmar. Perfect for a full time residence or seasonal get-away, this home offers the affordable Florida lifestyle you've been waiting for! The kitchen has engineered wood flooring that flows into the open living room with a pass through window in between. 2 bedrooms with carpet and 1 bath room with shower and tub. Laundry located in hallway with washing machine included. Relax in the enclosed Florida room or on the front porch. Storage shed for all your extras at end of 2 car carport. This home is located in the NON-pet section of the community. This Golf Cart Friendly Community boasts 27 holes of golf, 3 clubhouses and 2 swimming pools with hot tubs, pickle ball, bocce ball and horse shoes. There is also cash bingo a game room and library. Something for everyone at this wonderful community. Come and see!

5. 2021-03-15
   status Pending 1055-char remark

   Show marketing remark (1055 chars)

   Come and enjoy the Florida weather at Betmar Acres active 55+community where you OWN THE LAND! This 2 bedroom/ 1 bath home comes unfurnished and allows you to style it however you would like, you can put your own touches to this n home in Betmar. Perfect for a full time residence or seasonal get-away, this home offers the affordable Florida lifestyle you've been waiting for! The kitchen has engineered wood flooring that flows into the open living room with a pass through window in between. 2 bedrooms with carpet and 1 bath room with shower and tub. Laundry located in hallway with washing machine included. Relax in the enclosed Florida room or on the front porch. Storage shed for all your extras at end of 2 car carport. This home is located in the NON-pet section of the community. This Golf Cart Friendly Community boasts 27 holes of golf, 3 clubhouses and 2 swimming pools with hot tubs, pickle ball, bocce ball and horse shoes. There is also cash bingo a game room and library. Something for everyone at this wonderful community. Come and see!

6. 2021-02-24
   price $55,000 1055-char remark

   Show marketing remark (1055 chars)

   Come and enjoy the Florida weather at Betmar Acres active 55+community where you OWN THE LAND! This 2 bedroom/ 1 bath home comes unfurnished and allows you to style it however you would like, you can put your own touches to this n home in Betmar. Perfect for a full time residence or seasonal get-away, this home offers the affordable Florida lifestyle you've been waiting for! The kitchen has engineered wood flooring that flows into the open living room with a pass through window in between. 2 bedrooms with carpet and 1 bath room with shower and tub. Laundry located in hallway with washing machine included. Relax in the enclosed Florida room or on the front porch. Storage shed for all your extras at end of 2 car carport. This home is located in the NON-pet section of the community. This Golf Cart Friendly Community boasts 27 holes of golf, 3 clubhouses and 2 swimming pools with hot tubs, pickle ball, bocce ball and horse shoes. There is also cash bingo a game room and library. Something for everyone at this wonderful community. Come and see!

7. 2020-10-21
   listed $62,500 Active 1055-char remark

   Show marketing remark (1055 chars)

   Come and enjoy the Florida weather at Betmar Acres active 55+community where you OWN THE LAND! This 2 bedroom/ 1 bath home comes unfurnished and allows you to style it however you would like, you can put your own touches to this n home in Betmar. Perfect for a full time residence or seasonal get-away, this home offers the affordable Florida lifestyle you've been waiting for! The kitchen has engineered wood flooring that flows into the open living room with a pass through window in between. 2 bedrooms with carpet and 1 bath room with shower and tub. Laundry located in hallway with washing machine included. Relax in the enclosed Florida room or on the front porch. Storage shed for all your extras at end of 2 car carport. This home is located in the NON-pet section of the community. This Golf Cart Friendly Community boasts 27 holes of golf, 3 clubhouses and 2 swimming pools with hot tubs, pickle ball, bocce ball and horse shoes. There is also cash bingo a game room and library. Something for everyone at this wonderful community. Come and see!

8. 2019-10-11
   soldstatus $50,310
9. 1997-12-04
   soldstatus $30,500
10. 1995-08-04
    soldstatus $23,500

ⓘ 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: $1,683 · $140/mo
• Projected year-2 tax: $1,683 · $140/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: $15,061
• − Mortgage interest: −$7,215
• − Property taxes: −$1,683
• − Insurance: −$644
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − HOA: −$432
• − Depreciation: −$3,747
• Taxable loss: −$1,069
• Est. tax savings @ 24.0%: +$257
• After-tax cash flow: $1,291/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

+448.1% since first listed

10 events — show timeline

• 2026-02-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-03 Listed $128,800 Stellar MLS as Distributed by MLS Grid
• 2021-04-06 Sold (Public Records) $51,900 Public Records
• 2021-03-31 Sold (MLS) $51,900 Stellar MLS as Distributed by MLS Grid
• 2021-03-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-02-24 Price Changed $55,000 Stellar MLS as Distributed by MLS Grid
• 2020-10-21 Listed $62,500 Stellar MLS as Distributed by MLS Grid
• 2019-10-11 Sold (Public Records) $50,310 Public Records
• 1997-12-04 Sold (Public Records) $30,500 Public Records
• 1995-08-04 Sold (Public Records) $23,500 Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,683 · +5.2% YoY. Source: county tax records.