3804 Pinto Ln · Wesley Chapel, FL 33541

$199,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 7 Days on market

Built 2001 1.04 ac lot Est $180k · 11% over

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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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +6.0/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Investor opportunity meets peaceful country living in Zephyrhills. Situated on 1.04 fully fenced acres, this property offers the freedom, flexibility, and potential that’s becoming harder to find. Whether you’re a cash investor looking for your next opportunity, searching for an income-producing property, or simply wanting space to create your own private retreat, this property is full of possibilities. The serene acreage is ideal for a small crop farm, animals, gardening, storage, or future improvements, while still offering the peace and quiet so many buyers are seeking. With no HOA and no CDD fees, you’ll enjoy fewer restrictions

Key facts

• Fully fenced acres
• No cdd fees
• Small crop farm

Tags

• FULLY FENCED ACRES
• SMALL CROP FARM
• NO HOA
• NO CDD FEES
• AFFORDABLE LAND

Property features AI

Finance

• Other: Property zoned AR; Lot is cleared, level, in county with limerock road surface; Approximately 1.04 acre lot (1 to less than 2 acres)
• HOA & community: No association; Pets allowed

Exterior

• Utilities: Well water; Septic tank; Electricity connected
• Home design: Manufactured double-wide home; Single-story; Faces west; Entry level: One
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as double wide
• Exterior features: Screened patio/porch; Private mailbox; Chain link fencing; Shed(s) and storage

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Thermostat
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 9.3% vs local median 3.7% in Wesley Chapel — 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 79/100 on livability (#143 in FL, #2,137 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: 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.
• Zoned schools: Chester W. Taylor Jr. Elementary School (math 33% / reading 37%, grade F, #1,697 of 2,144 statewide, top 80%, 654 students, 77% 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 75% FRL vs 48% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 51% district-wide (-17 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.5%/yr); 862 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• At $2,192/mo this rent would consume 46% of the median local household income ($57k/yr) (locally 393% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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 $48k; list at $199k implies a 319% 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; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.10% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.77%
• DSCR: 1.48
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $179,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35020 Colony Hills Dr	0.31mi	3/2.0	1,430 (+2%)	9mo	$175,000	$122	74
35021 Mcculloughs Leap	0.36mi	3/2.0	1,352 (-4%)	4mo	$167,000	$124	74
4100 Carefree Way	0.32mi	2/2.0 (-1)	1,302 (-7%)	1mo	$139,500	$107	67
3819 Chah Dr	0.30mi	2/2.0 (-1)	1,395 (-1%)	16mo	$164,000	$118	66
35139 Wagner Way	0.41mi	2/2.0 (-1)	1,320 (-6%)	8mo	$169,900	$129	60
3838 Chah Dr	0.33mi	2/2.0 (-1)	1,248 (-11%)	2mo	$160,000	$128	59
34911 Buck Rd	0.43mi	3/2.0	1,496 (+7%)	12mo	$120,000	$80	59
34620 Dustin Ct	0.36mi	3/2.0	1,512 (+8%)	15mo	$278,000	$184	58
35043 Chancey Rd	0.39mi	3/2.0	1,248 (-11%)	8mo	$196,000	$157	57
35042 Colony Hills Dr	0.34mi	2/2.0 (-1)	1,248 (-11%)	13mo	$170,000	$136	50
35026 Colony Hills Dr	0.32mi	2/2.0 (-1)	1,212 (-14%)	11mo	$152,000	$125	48
3912 Damian Dr	0.39mi	2/2.0 (-1)	1,248 (-11%)	14mo	$160,000	$128	47

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: -3.4%
• Equity multiple: 0.88×
• Total profit: $-6,860
• Equity at exit: $29,672

10-year hold

• IRR: 2.9%
• Equity multiple: 1.18×
• Total profit: $10,008
• Equity at exit: $17,206

Cash invested: $55,720 (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: 862
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,192 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$105 /mo · $1,257/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $500

Break-even live

Break-even rent $1,559

Max offer price $199,000

Occupancy floor 72%

Sensitivity live

Price	-10% $613	-5% $557	+0% $500	+5% $444	+10% $388
Rent	-10% $327	-5% $414	+0% $500	+5% $587	+10% $673
Rate	-1.0pp $601	-0.5pp $551	base $500	+0.5pp $449	+1.0pp $396

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34916 Mulrion Dr Zephyrhills, FL	3.0	2.0	1516	$2,100	$1.39	26d	1	0.18mi
36232 Lanier Oaks Pt , FL	3.0	2.0	1325	$1,700	$1.28	26d	1	0.19mi
3344 Fresno Pl Zephyrhills, FL	4.0	2.0	1687	$2,255	$1.34	0d	1	0.74mi
34214 Rogallo Ln Wesley Chapel, FL	3.0	2.5	1574	$2,050	$1.30	26d	1	0.78mi
34218 Cinder Way Unit 34218 Wesley Chapel, FL	3.0	2.5	1574	$1,950	$1.24	1d	1	0.81mi
4410 Sailplane Ct Wesley Chapel, FL	3.0	2.5	1574	$2,100	$1.33	26d	1	0.81mi
34214 Cinder Way Wesley Chapel, FL	3.0	2.5	1650	$2,200	$1.33	7d	1	0.81mi
34652 Blue Starling St Zephyrhills, FL	3.0	2.0	1352	$1,650	$1.22	7d	1	1.04mi
33780 Charleston Club Cir Wesley Chapel, FL	1.0–3.0	1.0–2.0	1059	$2,360	$2.23	1d	13	1.04mi
2883 Peony Prairie Ln Wesley Chapel, FL	3.0	2.5	1673	$2,099	$1.25	13d	1	1.10mi
34350 Redwood Dawn Ln Wesley Chapel, FL	3.0	2.5	1673	$2,350	$1.40	7d	1	1.10mi
34276 Redwood Dawn Ln Wesley Chapel, FL	3.0	2.5	1673	$2,500	$1.49	26d	1	1.12mi
34272 Redwood Dawn Ln Wesley Chapel, FL	3.0	2.5	1758	$2,300	$1.31	1d	1	1.12mi
34796 Robins Song Rd Zephyrhills, FL	3.0	2.0	1575	$1,799	$1.14	21d	1	1.13mi
5019 Coopers Hawk Pl Zephyrhills, FL	3.0	2.0	1456	$1,699	$1.17	12d	1	1.13mi
33976 Lusitano Dr Wesley Chapel, FL	1.0–3.0	1.0–2.5	1251	$2,895	$2.31	0d	70	1.13mi
34873 Robins Song Rd Zephyrhills, FL	3.0	2.0	1575	$1,749	$1.11	4d	1	1.14mi
2839 Maiden Grass Isle Wesley Chapel, FL	3.0	2.0	1546	$2,600	$1.68	26d	1	1.20mi
34747 Double Eagle Ct Zephyrhills, FL	2.0	2.0	1308	$1,650	$1.26	20d	1	1.21mi
34211 Jasper Stone Dr Wesley Chapel, FL	4.0	2.0	1852	$3,200	$1.73	26d	1	1.22mi
34325 Smart Dr Zephyrhills, FL	3.0	2.0	1505	$2,065	$1.37	5d	1	1.36mi
35077 Ackley Trce Zephyrhills, FL	4.0	2.5	1870	$2,500	$1.34	20d	1	1.37mi
34002 Painthorse Way Wesley Chapel, FL	1.0–3.0	1.0–2.0	1022	$2,945	$2.88	5d	46	1.39mi
4111 Ryals Rd Zephyrhills, FL	4.0	3.0	1216	$2,195	$1.81	5d	1	1.40mi
35759 Sunflower Hill Dr Zephyrhills, FL	3.0	2.0	1584	$2,400	$1.52	13d	1	1.42mi
3346 Lapis Lake Dr Zephyrhills, FL	3.0	2.5	1760	$1,975	$1.12	1d	1	1.47mi
3328 Lapis Lake Dr Zephyrhills, FL	3.0	2.5	1597	$1,999	$1.25	12d	1	1.48mi
33801 Jasmine Star Loop Wesley Chapel, FL	3.0	2.0	1516	$2,300	$1.52	26d	1	1.49mi

Listing history 18 events

1. 2026-05-24
   status Pending
2. 2026-05-16
   listed $199,000 Active
3. 2022-12-31
   historical
4. 2022-12-28
   price $249,000
5. 2022-12-10
   price $249,900
6. 2022-12-07
   price $254,900
7. 2022-12-02
   price $259,900
8. 2022-11-11
   status Active
9. 2022-11-01
   status Pending
10. 2022-10-26
    price $264,900
11. 2022-10-21
    price $269,900
12. 2022-09-01
    price $274,900
13. 2022-08-26
    status Active
14. 2022-08-12
    status Pending
15. 2022-07-28
    listed $279,000 Active
16. 1996-03-29
    soldstatus $47,500
17. 1996-01-08
    soldstatus $19,000
18. 1996-01-08
    soldstatus $13,900

ⓘ 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: $1,257 · $105/mo
• Projected year-2 tax: $1,652 · $138/mo
• Expected delta: +$394/yr (+$33/mo · 31.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $26,303
• − Mortgage interest: −$11,147
• − Property taxes: −$1,257
• − Insurance: −$995
• − Repairs & maintenance: −$2,104
• − Management: −$2,104
• − Depreciation: −$5,789
• Taxable income: $2,906
• Est. tax owed @ 24.0%: −$697
• After-tax cash flow: $5,306/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 — Wesley Chapel

• Score: 79/100
• State rank: #143
• US rank: #2137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pasco County · 524,098 people
• City population: 100,771
• 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

+947.4% since first listed

18 events — show timeline

• 2026-05-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-16 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-12-28 Price Changed $249,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-10 Price Changed $249,900 Stellar MLS as Distributed by MLS Grid
• 2022-12-07 Price Changed $254,900 Stellar MLS as Distributed by MLS Grid
• 2022-12-02 Price Changed $259,900 Stellar MLS as Distributed by MLS Grid
• 2022-11-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-11-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-10-26 Price Changed $264,900 Stellar MLS as Distributed by MLS Grid
• 2022-10-21 Price Changed $269,900 Stellar MLS as Distributed by MLS Grid
• 2022-09-01 Price Changed $274,900 Stellar MLS as Distributed by MLS Grid
• 2022-08-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-08-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-07-28 Listed $279,000 Stellar MLS as Distributed by MLS Grid
• 1996-03-29 Sold (Public Records) $47,500 Public Records
• 1996-01-08 Sold (Public Records) $13,900 Public Records
• 1996-01-08 Sold (Public Records) $19,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,257 · -57.0% YoY. Source: county tax records.