6021 Ridgewood Dr · Zephyrhills West, FL 33542

$65,000

3 bd · 2.0 ba · 744 sqft · Manufactured public records · 234 Days on market

Built 1965 5,568 sqft lot Est $88k · 26% under $37/mo HOA · 2% of rent

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This two bedroom, 1 bathroom home is located on a corner lot where you own your own land. This 55+ community has an HOA fee of only $36 per month! Add your own personal touch to make this home just what you've been wanting. Call today to schedule your private showing!

Key facts

• Low hoa fees
• New flooring
• Plush carpet

Tags

• CORNER LOT
• NEW FLOORING
• PLUSH CARPET
• STYLISH VANITY
• FLORIDA ROOM
• LOW HOA FEES

Property features AI

Finance

• Other: Total lot approximately 0.13 acres; Living area listed as 744 sq ft (public records); Building area listed as 1,129 sq ft (public records)
• HOA & community: HOA with required fees; Monthly HOA approximately $37.50 (annual $450); Community clubhouse; Shuffleboard court; Deed restrictions; Buyer approval required; Senior community (no pets allowed)

Exterior

• Parking: Covered parking; Driveway; 1-car carport
• Utilities: Private well water; Septic tank sewer; Cable available; Electricity available; Water connected
• Home design: Residential mobile home (double wide); One story; Northeast facing
• Construction: Metal siding; Roof over; Crawlspace foundation
• Exterior features: Private mailbox; Paved road access

Interior

• Kitchen: Range
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; 5 total rooms
• Laundry & utility: Dedicated laundry room

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$87,792) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $815 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.3% vs local median 7.8% in Zephyrhills West — 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 61/100 on livability (#772 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• 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: West Zephyrhills Elementary School (math 27% / reading 32%, grade F, #1,896 of 2,144 statewide, top 90%, 615 students, 81% 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 (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 51% district-wide (-18 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-3.6%/yr); 297 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 41% 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 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 1965 — 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. 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: 2.59% ✓
• Cap rate: 21.33%
• Cash-on-cash: 53.72%
• DSCR: 3.39
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $87,792
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6109 Creston St	0.34mi	2/2.0 (-1)	704 (-5%)	1mo	$55,500	$79	69
6124 Crestview Ln	0.13mi	2/1.5 (-1)	672 (-10%)	12mo	$44,500	$66	61
6049 Minerva St	0.31mi	2/2.0 (-1)	672 (-10%)	15mo	$52,500	$78	52
37235 Eileen Ave	0.73mi	2/2.0 (-1)	784 (+5%)	6mo	$128,000	$163	47
5509 Barbara St	0.56mi	2/1.0 (-1)	720 (-3%)	18mo	$85,000	$118	44
5346 Vera St	0.72mi	2/2.0 (-1)	816 (+10%)	18mo	$120,000	$147	30

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: 48.2%
• Equity multiple: 3.00×
• Total profit: $36,487
• Equity at exit: $9,692

10-year hold

• IRR: 52.5%
• Equity multiple: 5.38×
• Total profit: $79,787
• Equity at exit: $5,620

Cash invested: $18,200 (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: 297
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,684 high
• Mortgage (P&I): −$341
• Tax from tax record: −$110 /mo · $1,325/yr
• Insurance: −$27
• HOA: −$37
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $815

Break-even live

Break-even rent $652

Max offer price $65,000

Occupancy floor 47%

Sensitivity live

Price	-10% $851	-5% $833	+0% $815	+5% $796	+10% $778
Rent	-10% $682	-5% $748	+0% $815	+5% $881	+10% $948
Rate	-1.0pp $847	-0.5pp $831	base $815	+0.5pp $798	+1.0pp $781

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,999	$2.34	2d	142	0.37mi
6052 10th St Zephyrhills, FL	2.0	1.0	644	$1,200	$1.86	25d	1	0.88mi
5168 Crooked Ln Zephyrhills, FL	2.0	1.0	600	$1,645	$2.74	22d	1	1.03mi
4833 Royal Palm Dr Zephyrhills, FL	2.0	1.0	672	$1,090	$1.62	25d	1	1.24mi
38748 Calumet Ave Zephyrhills, FL	2.0	1.0	750	$1,100	$1.47	6d	1	1.31mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 34 events

1. 2026-06-18
   days on market $65,000 Active 234 DOM
2. 2026-06-17
   days on market $65,000 Active 233 DOM
3. 2026-06-16
   days on market $65,000 Active 232 DOM
4. 2026-06-15
   days on market $65,000 Active 231 DOM
5. 2026-06-13
   days on market $65,000 Active 229 DOM
6. 2026-06-09
   days on market $65,000 Active 225 DOM
7. 2026-06-08
   days on market $65,000 Active 224 DOM
8. 2026-06-07
   days on market $65,000 Active 223 DOM
9. 2026-06-04
   days on market $65,000 Active 220 DOM
10. 2026-06-03
    days on market $65,000 Active 219 DOM
11. 2026-06-02
    days on market $65,000 Active 218 DOM
12. 2026-06-01
    days on market $65,000 Active 217 DOM
13. 2026-05-31
    days on market $65,000 Active 216 DOM
14. 2025-10-27
    listed $65,000 Active
15. 2025-08-31
    historical
16. 2025-08-04
    price $65,000
17. 2025-05-05
    price $69,900
18. 2025-04-29
    price $70,000
19. 2025-04-01
    price $73,400
20. 2025-02-20
    price $79,900
21. 2025-01-30
    listed $84,900 Active
22. 2024-07-01
    soldstatus $65,000
23. 2024-06-26
    soldstatus $65,000 Closed 268-char remark

    Show marketing remark (268 chars)

    This two bedroom, 1 bathroom home is located on a corner lot where you own your own land. This 55+ community has an HOA fee of only $36 per month! Add your own personal touch to make this home just what you've been wanting. Call today to schedule your private showing!

24. 2024-03-19
    status Pending 268-char remark

    Show marketing remark (268 chars)

    This two bedroom, 1 bathroom home is located on a corner lot where you own your own land. This 55+ community has an HOA fee of only $36 per month! Add your own personal touch to make this home just what you've been wanting. Call today to schedule your private showing!

25. 2024-03-08
    listed $65,000 Active 268-char remark

    Show marketing remark (268 chars)

    This two bedroom, 1 bathroom home is located on a corner lot where you own your own land. This 55+ community has an HOA fee of only $36 per month! Add your own personal touch to make this home just what you've been wanting. Call today to schedule your private showing!

26. 2014-12-19
    soldstatus $34,000 Sold
27. 2014-12-11
    status Pending
28. 2014-06-10
    historical
29. 2014-05-13
    status Active
30. 2014-05-13
    price $38,000 Active
31. 2014-05-13
    status Active
32. 2014-04-30
    historical
33. 2013-11-24
    listed $39,000 Active
34. 1996-03-27
    soldstatus $33,500

ⓘ 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: $1,325 · $110/mo
• Projected year-2 tax: $1,325 · $110/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 · 22 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: $20,203
• − Mortgage interest: −$3,641
• − Property taxes: −$1,325
• − Insurance: −$325
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − HOA: −$444
• − Depreciation: −$1,891
• Taxable income: $9,345
• Est. tax owed @ 24.0%: −$2,243
• After-tax cash flow: $7,533/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

+94.0% since first listed

21 events — show timeline

• 2025-10-27 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-04 Price Changed $65,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-05 Price Changed $69,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-29 Price Changed $70,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-01 Price Changed $73,400 Stellar MLS as Distributed by MLS Grid
• 2025-02-20 Price Changed $79,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-30 Listed $84,900 Stellar MLS as Distributed by MLS Grid
• 2024-07-01 Sold (Public Records) $65,000 Public Records
• 2024-06-26 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-03-08 Listed $65,000 Stellar MLS as Distributed by MLS Grid
• 2014-12-19 Sold (MLS) $34,000 Stellar MLS as Distributed by MLS Grid
• 2014-12-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-05-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-05-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-05-13 Price Changed $38,000 Stellar MLS as Distributed by MLS Grid
• 2014-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-11-24 Listed $39,000 Stellar MLS as Distributed by MLS Grid
• 1996-03-27 Sold (Public Records) $33,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,325 · +1.3% YoY. Source: county tax records.