35935 Tanda Cir · Zephyrhills West, FL 33541

$159,000

2 bd · 2.0 ba · 1,396 sqft · Manufactured public records · 40 Days on market

Built 1989 5,228 sqft lot Est $147k · 8% over $42/mo HOA · 2% of rent ↓ 4% since listing

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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 +24.8/30.0
• DSCR +8.1/10.0
• 1% rule +6.8/10.0
• Schools +4.3/10.0
• ARV discount +3.7/15.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious and inviting 2-bedroom, 2-bathroom home located in an active 55+ community in Zephyrhills. Featuring an open-concept layout, this home offers a generous living room and dining room combination that flows seamlessly into the kitchen — creating the perfect space for everyday living and entertaining. The kitchen offers an abundance of cabinet and countertop space, along with a convenient closet pantry. Just off the kitchen are additional storage cabinets, and built-in desk/office area ideal for working from home or staying organized. The spacious primary bedroom has dual closets, an en suite bath that includes dual sinks, a private water closet, and a walk-in sho

Key facts

• Bonus storage room
• Built-in desk area
• Private back patio

Tags

• OPEN-CONCEPT LAYOUT
• ABUNDANCE OF CABINET SPACE
• BUILT-IN DESK AREA
• ENCLOSED LANAI
• BONUS STORAGE ROOM
• PRIVATE BACK PATIO

Property features AI

Finance

• Other: Partially furnished; Living area approximately 1,396 sq ft (per public records); Building area total approximately 2,242 sq ft (per public records); Lot size about 0.12 acre (0 to less than 1/4 acre)
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Association: Mary Lawson); Monthly HOA fee $42.50 (annual $510); Association fee required; Association approval required; Association amenities include clubhouse; Association recreation owned; Deed restrictions; Golf carts allowed; Senior community; Pets allowed; Buyer approval required

Exterior

• Parking: Carport with 2 spaces
• Security: Buyer approval required for association (community gated/controlled aspects implied)
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Underground utilities; Cable available; Phone available; Broadband/high-speed internet available
• Home design: Manufactured double-wide home; Single-story (one level); South-facing
• Construction: Metal frame with vinyl siding; Metal roof; Crawlspace foundation; Built in 1 story
• Exterior features: Enclosed patio/porch; Side porch; Awnings; Exterior lighting; Private mailbox; Rain gutters; Paved lot; Asphalt/paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Open floor plan; Thermostat; Vaulted ceilings; Walk-in closets; Window treatments (blinds, drapes, rods, shades)
• Laundry & utility: Inside laundry room; Inside utility; Storage rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% 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 soft (-2.5%/yr); 856 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 40% 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 $1k of loan paydown is wiped out by about $5k 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 40 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

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 $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.18% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.10%
• DSCR: 1.41
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $146,580
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35811 Pradera Dr	0.16mi	2/2.0	1,539 (+10%)	2mo	$138,100	$90	73
5245 Seville Dr	0.51mi	3/2.0 (+1)	1,374 (-2%)	13mo	$144,900	$105	57
35444 Darlene Dr	0.62mi	3/2.0 (+1)	1,464 (+5%)	5mo	$136,000	$93	54
5339 Montego Dr	0.55mi	2/2.0	1,248 (-11%)	4mo	$160,000	$128	53
36052 Aster Ave	0.49mi	2/2.0	1,290 (-8%)	15mo	$160,000	$124	52
36338 Coronado Way	0.53mi	3/2.0 (+1)	1,560 (+12%)	15mo	$120,000	$77	38
35429 Chambers Dr	0.67mi	3/2.0 (+1)	1,260 (-10%)	16mo	$253,000	$201	35

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: -6.1%
• Equity multiple: 0.78×
• Total profit: $-9,705
• Equity at exit: $23,707

10-year hold

• IRR: -0.7%
• Equity multiple: 0.96×
• Total profit: $-1,811
• Equity at exit: $13,747

Cash invested: $44,520 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,880 high
• Mortgage (P&I): −$834
• Tax from tax record: −$206 /mo · $2,469/yr
• Insurance: −$66
• HOA: −$42
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $338

Break-even live

Break-even rent $1,453

Max offer price $159,000

Occupancy floor 77%

Sensitivity live

Price	-10% $428	-5% $383	+0% $338	+5% $293	+10% $248
Rent	-10% $189	-5% $263	+0% $338	+5% $412	+10% $486
Rate	-1.0pp $418	-0.5pp $378	base $338	+0.5pp $297	+1.0pp $255

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5137 Benjamin Eric St Zephyrhills, FL	3.0	2.5	1634	$2,050	$1.25	0d	1	0.21mi
35940 Inspiration Dr Zephyrhills, FL	1.0–3.0	1.0–2.0	1034	$1,788	$1.73	0d	22	0.28mi
36106 Lake Chase Blvd #102 Zephyrhills, FL	3.0	2.0	1170	$1,650	$1.41	5d	1	0.98mi
36106 Lake Chase Blvd Zephyrhills, FL	3.0	2.0	1325	$1,700	$1.28	25d	1	0.98mi
36009 Deer Creek Dr #104 Zephyrhills, FL	2.0	2.0	1029	$1,450	$1.41	25d	1	1.01mi
36015 Deer Creek Dr #202 Zephyrhills, FL	2.0	2.0	1062	$1,450	$1.37	25d	1	1.04mi
5914 Willow Ridge Dr #101 Zephyrhills, FL	2.0	2.0	987	$1,500	$1.52	25d	1	1.04mi
36243 Lake Chase Blvd #203 Zephyrhills, FL	3.0	2.0	1278	$1,775	$1.39	25d	1	1.06mi
36321 Stonewood Ln #103 Zephyrhills, FL	2.0	2.0	987	$1,525	$1.55	25d	1	1.08mi
5019 Coopers Hawk Pl Zephyrhills, FL	3.0	2.0	1456	$1,699	$1.17	10d	1	1.10mi
34747 Double Eagle Ct Zephyrhills, FL	2.0	2.0	1308	$1,650	$1.26	18d	1	1.19mi
34873 Robins Song Rd Zephyrhills, FL	3.0	2.0	1575	$1,749	$1.11	3d	1	1.19mi
34652 Blue Starling St Zephyrhills, FL	3.0	2.0	1352	$1,650	$1.22	5d	1	1.23mi
34796 Robins Song Rd Zephyrhills, FL	3.0	2.0	1575	$1,799	$1.14	20d	1	1.26mi
37373 Sharks Eye Ln Zephyrhills, FL	3.0	2.0	1560	$2,200	$1.41	10d	1	1.34mi
34325 Smart Dr Zephyrhills, FL	3.0	2.0	1505	$2,065	$1.37	4d	1	1.39mi
35138 Meadow Reach Dr Zephyrhills, FL	3.0	2.0	1573	$2,500	$1.59	25d	1	1.40mi
6248 Hidden Creek Blvd Zephyrhills, FL	3.0–4.0	2.0–2.5	1803	$1,737	$0.96	0d	9	1.43mi
36232 Lanier Oaks Pt , FL	3.0	2.0	1325	$1,700	$1.28	25d	1	1.43mi
34916 Mulrion Dr Zephyrhills, FL	3.0	2.0	1516	$2,100	$1.39	25d	1	1.43mi
37472 Sharks Eye Ln Zephyrhills, FL	3.0	2.0	1560	$2,100	$1.35	2d	1	1.44mi
5521 Barbara St Zephyrhills, FL	2.0	2.0	1056	$1,800	$1.70	25d	1	1.48mi
36401 Camp Fire Ter Unit 36401 Zephyrhills, FL	3.0	2.5	1634	$1,895	$1.16	20d	1	1.48mi
36352 Well Hill Way Zephyrhills, FL	3.0	2.5	1634	$1,950	$1.19	3d	1	1.49mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: water

Listing history 23 events

1. 2026-06-18
   days on market $159,000 Active 40 DOM
2. 2026-06-17
   days on market $159,000 Active 39 DOM
3. 2026-06-16
   days on market $159,000 Active 38 DOM
4. 2026-06-15
   days on market $159,000 Active 37 DOM
5. 2026-06-13
   days on market $159,000 Active 35 DOM
6. 2026-06-09
   days on market $159,000 Active 31 DOM
7. 2026-06-08
   days on market $159,000 Active 30 DOM
8. 2026-06-07
   pricedays on market $159,000 Active 29 DOM
9. 2026-06-04
   days on market $164,000 Active 26 DOM
10. 2026-06-03
    days on market $164,000 Active 25 DOM
11. 2026-06-02
    days on market $164,000 Active 24 DOM
12. 2026-06-01
    days on market $164,000 Active 23 DOM
13. 2026-05-31
    days on market $164,000 Active 22 DOM
14. 2026-05-09
    listed $164,000 Active
15. 2026-04-15
    price $154,000
16. 2026-04-14
    historical
17. 2026-01-15
    listed $159,000 Active
18. 2025-09-15
    historical
19. 2025-06-10
    price $149,000
20. 2025-04-13
    price $165,000
21. 2025-02-20
    price $168,000
22. 2024-11-14
    price $173,000
23. 2024-09-27
    listed $170,000 Active

ⓘ 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: $2,469 · $206/mo
• Projected year-2 tax: $2,469 · $206/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 3/10 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: $22,566
• − Mortgage interest: −$8,906
• − Property taxes: −$2,469
• − Insurance: −$795
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − HOA: −$504
• − Depreciation: −$4,625
• Taxable income: $1,655
• Est. tax owed @ 24.0%: −$397
• After-tax cash flow: $3,656/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): 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

-3.5% since first listed

10 events — show timeline

• 2026-05-09 Listed $164,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $154,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-10 Price Changed $149,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-13 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-20 Price Changed $168,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-14 Price Changed $173,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-27 Listed $170,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+11.5%/yr

Latest (2025): $2,469 · +275.5% YoY. Source: county tax records.