7122 EL Greco St · Pasadena Hills, FL 33541

$99,000

2 bd · 2.0 ba · 672 sqft · Manufactured public records · 303 Days on market

Built 1975 4,651 sqft lot Est $73k · 36% over $114/mo HOA · 8% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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 MLS

Your beautiful dream Florida home awaits in an active 55+ community where you own your own land (NO LOT RENT) with a low HOA fee of $80/month. This spacious completely redone home offers 2 BR 2 bath with open floor plan between family room, dining room, and kitchen. This home is in great condition with new laminate flooring in all rooms, new appliances, new kitchen cabinets, counter tops, fresh paint, new hot water tank, new plumbing, new walk-in shower in Master bath, new tub/shower in guest bath, beautiful tile work in both bathrooms, and many updated fixtures. The open floor plan is great for entertaining. The all new kitchen has updated fixtures, plenty of cabinets, and laminate flooring. Master bathroom offers step in shower and updated fixtures. This beautiful Florida home has curb appeal that starts outside and does not stop throughout! Don't miss this opportunity to own your vacation get away. Incredible location across the road from club house and pool area. Your low monthly fees get you access to all the subdivisions' amenities which includes access to pool, spa, club house and community functions. Two pets permitted with limits and trash pick-up covered in fee. Call for an appointment today.

Key facts

• Gated community
• Fully renovated
• Laminate flooring

Tags

• GATED COMMUNITY
• FULLY RENOVATED
• NEW MEMBRANE ROOF
• NEW DOUBLE PAIN WINDOWS
• LAMINATE FLOORING
• LARGE FLORIDA ROOM

Property features AI

Finance

• Other: Association name listed as Margaret Thomas
• Financial info: Total monthly association fees: $114 (total annual fees $1,368); Lease restrictions apply
• HOA & community: Has HOA (monthly $114) — association approval required; Association amenities: clubhouse, pool, pickleball courts, private road, recreational facilities, trash; Community features: clubhouse, community mailbox, deed restrictions, golf carts allowed, association-owned recreation, buyer approval required; Senior community; Pets allowed (max 25 lb)

Exterior

• Parking: Carport (1 space)
• Security: Gated community (association amenity)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Phone available; Water connected; Sewer connected
• Home design: Residential mobile home; Single wide; One story; Faces west; Completed condition
• Construction: Metal siding; Membrane roof; Crawlspace foundation; Built on a 0.11-acre lot (private maintained paved road)
• Exterior features: Rain gutters; Outdoor storage

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Crawlspace foundation (access)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Double-pane windows
• Laundry & utility: Laundry room (outside); Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.7% 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 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 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 303 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $99k implies a 61% 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 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 1975 — 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: 1.41% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.18%
• DSCR: 1.72
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $72,576
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37512 Attica Ave	0.42mi	2/1.0	684 (+2%)	3mo	$74,000	$108	71
7045 EL Dewitt St	0.09mi	2/2.0	732 (+9%)	12mo	$55,000	$75	71
37826 Daughtery Rd	0.18mi	2/2.0	720 (+7%)	11mo	$126,500	$176	70
38533 Ethel Ave	0.67mi	2/1.0	720 (+7%)	1mo	$69,900	$97	52

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: 3.6%
• Equity multiple: 1.13×
• Total profit: $3,710
• Equity at exit: $14,761

10-year hold

• IRR: 9.9%
• Equity multiple: 1.66×
• Total profit: $18,231
• Equity at exit: $8,560

Cash invested: $27,720 (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: 856
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,400 high
• Mortgage (P&I): −$519
• Tax from tax record: −$58 /mo · $696/yr
• Insurance: −$41
• HOA: −$114
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $374

Break-even live

Break-even rent $927

Max offer price $99,000

Occupancy floor 68%

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: $24,750
• Closing costs: $2,970
• 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	24d	1	0.26mi
6991 Fort King Rd Zephyrhills, FL	1.0	1.0	500	$899	$1.80	24d	1	0.55mi
38706 Daughtery Rd Zephyrhills, FL	1.0	1.0	445	$974	$2.19	16d	2	0.82mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,732	$2.02	1d	142	1.02mi
6052 10th St Zephyrhills, FL	2.0	1.0	644	$1,200	$1.86	24d	1	1.15mi
38748 Calumet Ave Zephyrhills, FL	2.0	1.0	750	$1,100	$1.47	4d	1	1.18mi
8129 Cass Rd Zephyrhills, FL	1.0	1.0	540	$1,100	$2.04	24d	1	1.34mi
38010 14th Ave Apt 3 Zephyrhills, FL	1.0	1.0	537	$1,195	$2.23	24d	1	1.40mi
39029 Kirkland Dr Zephyrhills, FL	1.0	1.0	500	$950	$1.90	24d	1	1.41mi

HOA detail

• Monthly dues: $114 · $1,368/yr
• Likely covers: watertrashpool

Listing history 23 events

1. 2026-06-15
   status $99,000 Pending 303 DOM
2. 2026-06-15
   days on market $99,000 Active 303 DOM
3. 2026-06-13
   days on market $99,000 Active 301 DOM
4. 2026-06-09
   days on market $99,000 Active 297 DOM
5. 2026-06-08
   days on market $99,000 Active 296 DOM
6. 2026-06-07
   days on market $99,000 Active 295 DOM
7. 2026-06-04
   days on market $99,000 Active 292 DOM
8. 2026-06-03
   days on market $99,000 Active 291 DOM
9. 2026-06-02
   days on market $99,000 Active 290 DOM
10. 2026-06-01
    days on market $99,000 Active 289 DOM
11. 2026-05-31
    days on market $99,000 Active 288 DOM
12. 2026-05-06
    price $99,000
13. 2026-03-12
    price $104,000
14. 2026-02-04
    price $114,000
15. 2025-10-20
    price $114,999
16. 2025-08-27
    price $119,999
17. 2025-08-16
    listed $124,000 Active
18. 2020-09-16
    soldstatus $61,500
19. 2020-08-31
    soldstatus $61,500 Sold 1221-char remark

    Show marketing remark (1221 chars)

    Your beautiful dream Florida home awaits in an active 55+ community where you own your own land (NO LOT RENT) with a low HOA fee of $80/month. This spacious completely redone home offers 2 BR 2 bath with open floor plan between family room, dining room, and kitchen. This home is in great condition with new laminate flooring in all rooms, new appliances, new kitchen cabinets, counter tops, fresh paint, new hot water tank, new plumbing, new walk-in shower in Master bath, new tub/shower in guest bath, beautiful tile work in both bathrooms, and many updated fixtures. The open floor plan is great for entertaining. The all new kitchen has updated fixtures, plenty of cabinets, and laminate flooring. Master bathroom offers step in shower and updated fixtures. This beautiful Florida home has curb appeal that starts outside and does not stop throughout! Don't miss this opportunity to own your vacation get away. Incredible location across the road from club house and pool area. Your low monthly fees get you access to all the subdivisions' amenities which includes access to pool, spa, club house and community functions. Two pets permitted with limits and trash pick-up covered in fee. Call for an appointment today.

20. 2020-08-18
    status Pending 1221-char remark

    Show marketing remark (1221 chars)

    Your beautiful dream Florida home awaits in an active 55+ community where you own your own land (NO LOT RENT) with a low HOA fee of $80/month. This spacious completely redone home offers 2 BR 2 bath with open floor plan between family room, dining room, and kitchen. This home is in great condition with new laminate flooring in all rooms, new appliances, new kitchen cabinets, counter tops, fresh paint, new hot water tank, new plumbing, new walk-in shower in Master bath, new tub/shower in guest bath, beautiful tile work in both bathrooms, and many updated fixtures. The open floor plan is great for entertaining. The all new kitchen has updated fixtures, plenty of cabinets, and laminate flooring. Master bathroom offers step in shower and updated fixtures. This beautiful Florida home has curb appeal that starts outside and does not stop throughout! Don't miss this opportunity to own your vacation get away. Incredible location across the road from club house and pool area. Your low monthly fees get you access to all the subdivisions' amenities which includes access to pool, spa, club house and community functions. Two pets permitted with limits and trash pick-up covered in fee. Call for an appointment today.

21. 2020-06-11
    status Active 1221-char remark

    Show marketing remark (1221 chars)

    Your beautiful dream Florida home awaits in an active 55+ community where you own your own land (NO LOT RENT) with a low HOA fee of $80/month. This spacious completely redone home offers 2 BR 2 bath with open floor plan between family room, dining room, and kitchen. This home is in great condition with new laminate flooring in all rooms, new appliances, new kitchen cabinets, counter tops, fresh paint, new hot water tank, new plumbing, new walk-in shower in Master bath, new tub/shower in guest bath, beautiful tile work in both bathrooms, and many updated fixtures. The open floor plan is great for entertaining. The all new kitchen has updated fixtures, plenty of cabinets, and laminate flooring. Master bathroom offers step in shower and updated fixtures. This beautiful Florida home has curb appeal that starts outside and does not stop throughout! Don't miss this opportunity to own your vacation get away. Incredible location across the road from club house and pool area. Your low monthly fees get you access to all the subdivisions' amenities which includes access to pool, spa, club house and community functions. Two pets permitted with limits and trash pick-up covered in fee. Call for an appointment today.

22. 2020-06-05
    status Pending 1221-char remark

    Show marketing remark (1221 chars)

    Your beautiful dream Florida home awaits in an active 55+ community where you own your own land (NO LOT RENT) with a low HOA fee of $80/month. This spacious completely redone home offers 2 BR 2 bath with open floor plan between family room, dining room, and kitchen. This home is in great condition with new laminate flooring in all rooms, new appliances, new kitchen cabinets, counter tops, fresh paint, new hot water tank, new plumbing, new walk-in shower in Master bath, new tub/shower in guest bath, beautiful tile work in both bathrooms, and many updated fixtures. The open floor plan is great for entertaining. The all new kitchen has updated fixtures, plenty of cabinets, and laminate flooring. Master bathroom offers step in shower and updated fixtures. This beautiful Florida home has curb appeal that starts outside and does not stop throughout! Don't miss this opportunity to own your vacation get away. Incredible location across the road from club house and pool area. Your low monthly fees get you access to all the subdivisions' amenities which includes access to pool, spa, club house and community functions. Two pets permitted with limits and trash pick-up covered in fee. Call for an appointment today.

23. 2020-05-29
    listed $67,500 Active 1221-char remark

    Show marketing remark (1221 chars)

    Your beautiful dream Florida home awaits in an active 55+ community where you own your own land (NO LOT RENT) with a low HOA fee of $80/month. This spacious completely redone home offers 2 BR 2 bath with open floor plan between family room, dining room, and kitchen. This home is in great condition with new laminate flooring in all rooms, new appliances, new kitchen cabinets, counter tops, fresh paint, new hot water tank, new plumbing, new walk-in shower in Master bath, new tub/shower in guest bath, beautiful tile work in both bathrooms, and many updated fixtures. The open floor plan is great for entertaining. The all new kitchen has updated fixtures, plenty of cabinets, and laminate flooring. Master bathroom offers step in shower and updated fixtures. This beautiful Florida home has curb appeal that starts outside and does not stop throughout! Don't miss this opportunity to own your vacation get away. Incredible location across the road from club house and pool area. Your low monthly fees get you access to all the subdivisions' amenities which includes access to pool, spa, club house and community functions. Two pets permitted with limits and trash pick-up covered in fee. Call for an appointment today.

ⓘ 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: $696 · $58/mo
• Projected year-2 tax: $822 · $68/mo
• Expected delta: +$126/yr (+$11/mo · 18.1%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,802
• − Mortgage interest: −$5,546
• − Property taxes: −$696
• − Insurance: −$495
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − HOA: −$1,368
• − Depreciation: −$2,880
• Taxable income: $3,130
• Est. tax owed @ 24.0%: −$751
• After-tax cash flow: $3,734/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

+46.7% since first listed

12 events — show timeline

• 2026-05-06 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $104,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Price Changed $114,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-20 Price Changed $114,999 Stellar MLS as Distributed by MLS Grid
• 2025-08-27 Price Changed $119,999 Stellar MLS as Distributed by MLS Grid
• 2025-08-16 Listed $124,000 Stellar MLS as Distributed by MLS Grid
• 2020-09-16 Sold (Public Records) $61,500 Public Records
• 2020-08-31 Sold (MLS) $61,500 Stellar MLS as Distributed by MLS Grid
• 2020-08-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-06-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-06-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-05-29 Listed $67,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+15.3%/yr

Latest (2025): $696 · +2.1% YoY. Source: county tax records.