5346 JO St · Zephyrhills West, FL 33542

$110,000

2 bd · 2.0 ba · 660 sqft · Manufactured public records · 4 Days on market

Built 1972 5,320 sqft lot Est $77k · 42% over $37/mo HOA · 3% of rent

---

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 +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +7.1/10.0
• 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

Perfect for seasonal or year-round living in sunny Florida, this inviting 2-bedroom, 2-bathroom home is located in the desirable Betmar Acres active 55+ golf community, where you own the land and enjoy a low annual community fee of just $448. Designed for comfortable living, the home features a desirable split-bedroom floor plan and an open-concept layout between the kitchen and living room, creating a bright and welcoming atmosphere. A versatile bonus room offers endless possibilities and could serve as a third bedroom, craft room, hobby space, or home office. Outside, you'll find exceptional storage and workspace options, including a large carport and spacious attached laundry area with p

Key facts

• Attached rear shed
• Large carport
• Versatile bonus room

Tags

• SPLIT-BEDROOM FLOOR PLAN
• OPEN-CONCEPT LAYOUT
• VERSATILE BONUS ROOM
• LARGE CARPORT
• ATTACHED LAUNDRY AREA
• ATTACHED REAR SHED

Property features AI

Finance

• Other: Furnished; Senior community; Pets allowed
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly fee required); Monthly HOA approximately $37.33 (annual $448); Association approval required; Association amenities include clubhouse, pool, spa/hot tub, tennis, pickleball, basketball, shuffleboard, golf course/access, recreation facilities, trails, dog park, street lights; Community features include deed restrictions, golf carts allowed, buyer approval required, association recreation owned

Exterior

• Parking: Covered parking; Driveway; 2-space carport
• Security: Community security
• Utilities: Public water; Septic tank; Cable available; High-speed internet available; Electricity connected; Water connected; Sewer connected
• Home design: Residential mobile home (single wide); One story; Faces west
• Construction: Metal siding; Membrane roof; Crawlspace foundation; Built in 1 building (single story)
• Exterior features: Rain gutters; Storage shed(s); Level lot; Asphalt/paved road; Public maintained road

Interior

• Kitchen: Built-in oven; Cooktop; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Wall/window AC unit(s)
• Interior features: Built-in features; Central vacuum; Eat-in kitchen; Kitchen/family room combo; Split bedroom floor plan; Thermostat; Double pane windows
• Laundry & utility: Washer; Dryer; Electric water heater; Outdoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 32% 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 $761 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $51k; list at $110k implies a 116% 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 $110,000

Questions for the listing agent

1. Built in 1972 — 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 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?
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: 1.21% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.69%
• DSCR: 1.43
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $77,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5400 Amanda St	0.05mi	2/1.0	672 (+2%)	8mo	$105,000	$156	84
37113 Lois Ave	0.23mi	2/1.0	672 (+2%)	3mo	$75,000	$112	80
37112 Sandra Ave	0.21mi	2/1.5	664 (+1%)	8mo	$70,000	$105	80
37137 Lois Ave	0.25mi	2/1.5	684 (+4%)	4mo	$66,000	$96	78
37020 Lois Ave	0.24mi	2/1.0	624 (-6%)	2mo	$73,000	$117	74
5241 Bolton Dr	0.37mi	2/1.0	672 (+2%)	6mo	$80,000	$119	70
37031 Karen Ave	0.25mi	2/1.5	720 (+9%)	1mo	$92,000	$128	70
37302 Carol Ave	0.25mi	1/1.0 (-1)	684 (+4%)	7mo	$55,000	$80	67
5251 Flint St	0.18mi	2/1.0	600 (-9%)	8mo	$125,000	$208	66
5313 Aurora Dr	0.64mi	2/1.5	672 (+2%)	4mo	$66,000	$98	62
37042 Lois Ave	0.24mi	2/2.0	748 (+13%)	8mo	$95,000	$127	60
36416 Cordova Cir	0.71mi	2/1.0	672 (+2%)	1mo	$60,000	$89	59

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: -5.3%
• Equity multiple: 0.81×
• Total profit: $-5,853
• Equity at exit: $16,401

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $373
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,335 high
• Mortgage (P&I): −$577
• Tax from tax record: −$146 /mo · $1,753/yr
• Insurance: −$46
• HOA: −$37
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $249

Break-even live

Break-even rent $1,020

Max offer price $110,000

Occupancy floor 76%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	0.25mi
5611 1st St Zephyrhills, FL	1.0	1.0	600	$1,095	$1.82	16d	1	0.93mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,732	$2.02	1d	142	0.93mi
38010 14th Ave Apt 3 Zephyrhills, FL	1.0	1.0	537	$1,195	$2.23	24d	1	1.05mi
4833 Royal Palm Dr Zephyrhills, FL	2.0	1.0	672	$1,090	$1.62	24d	1	1.05mi
38044 6th Ave Unit 38044 Zephyrhills, FL	1.0	1.0	494	$950	$1.92	24d	1	1.08mi
37925 Date Palm Dr Zephyrhills, FL	3.0	1.5	720	$1,300	$1.81	24d	1	1.24mi
5150 6th St Zephyrhills, FL	1.0	1.0	600	$925	$1.54	24d	1	1.35mi
5426 8th St #1 Zephyrhills, FL	1.0	1.0	432	$1,150	$2.66	24d	1	1.41mi
5208 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	5d	1	1.45mi
5214 7th St Zephyrhills, FL	1.0	1.0	550	$1,100	$2.00	16d	1	1.46mi
5214 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	5d	1	1.46mi
5206 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	5d	1	1.46mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 5 events

1. 2026-06-18
   days on market $110,000 Active 4 DOM
2. 2026-06-17
   days on market $110,000 Active 3 DOM
3. 2026-06-16
   days on market $110,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $110,000 Active 1 DOM

ⓘ 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: $1,753 · $146/mo
• Projected year-2 tax: $1,753 · $146/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: $16,016
• − Mortgage interest: −$6,162
• − Property taxes: −$1,753
• − Insurance: −$550
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − HOA: −$444
• − Depreciation: −$3,200
• Taxable income: $1,345
• Est. tax owed @ 24.0%: −$323
• After-tax cash flow: $2,661/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

+423.8% since first listed

3 events — show timeline

• 2026-06-14 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2010-03-16 Sold (Public Records) $51,000 Public Records
• 1979-02-01 Sold (Public Records) $21,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,753 · +4.9% YoY. Source: county tax records.