Ashville w/ Den Plan · Zephyrhills, FL 33541

$173,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 38 Days on market

Excellent condition

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Condition / age +4.8/5.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

55+ age qualified community. Tentatively available 5/1/2026. This home is currently occupied and cannot be shown. Welcome to 5019 Cooper's hawk place, a charming 2-bedroom, 2-bathroom home with versatile den, located in the desirable 55+ community if Crystal lake, where resort style living is apart of everyday life. Designed with a bright, modern farmhouse feel, this home features crisp white finishes, soft grey tones, and an inviting open layout that creates a warm yet contemporary atmosphere perfect for both relaxing and entertaining. The additional den offers flexible space idea for a hem office, guest room, or cozy retreat, giving you the versatility to fit your lifestyle. Please note,

Key facts

• Listed 37 days

Property features AI

Finance

• Other: Address marketed as Ashville w/ Den Plan, Zephyrhills, FL 33541; Virtual tour available
• Financial info: List price $179,000

Exterior

• Home design: New construction plan: Ashville w/ Den; Single-family home (plan); Active listing
• Construction: Built as part of 2026 inventory (Plan)
• Exterior features: Living area approximately 1,456

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open plan living areas

🏗️ New construction. The $173,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $180,544.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $174k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $174k).
• Recommended offer: $169k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.8% in Zephyrhills — 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 72/100 on livability (#330 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools C-, crime C-, amenities 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; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 45% 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 38 days — a 3% lower offer ($169k) is reasonable based on typical stale-listing flexibility.

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 $168,683 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.16% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.80%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $180,544
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34911 Buck Rd	0.34mi	3/2.0	1,496 (+3%)	12mo	$120,000	$80	69
4618 Newcomb Ave	0.39mi	3/2.0	1,368 (-6%)	6mo	$115,000	$84	66
34620 Dustin Ct	0.37mi	3/2.0	1,512 (+4%)	15mo	$278,000	$184	64
35020 Colony Hills Dr	0.56mi	3/2.0	1,430 (-2%)	9mo	$175,000	$122	63
35021 Mcculloughs Leap	0.51mi	3/2.0	1,352 (-7%)	4mo	$167,000	$124	61
4100 Carefree Way	0.48mi	2/2.0 (-1)	1,302 (-11%)	1mo	$139,500	$107	54
35139 Wagner Way	0.66mi	2/2.0 (-1)	1,320 (-9%)	8mo	$169,900	$129	42
35042 Colony Hills Dr	0.58mi	2/2.0 (-1)	1,248 (-14%)	13mo	$170,000	$136	33

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: -5.0%
• Equity multiple: 0.82×
• Total profit: $-9,081
• Equity at exit: $26,920

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,284
• Equity at exit: $15,610

Cash invested: $50,552 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,102 high
• Mortgage (P&I): −$947
• Tax est. 1.5%: −$226 /mo · $2,708/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $413

Break-even live

Break-even rent $1,579

Max offer price $180,544

Occupancy floor 75%

Sensitivity live

Price	-10% $538	-5% $475	+0% $413	+5% $351	+10% $288
Rent	-10% $247	-5% $330	+0% $413	+5% $496	+10% $579
Rate	-1.0pp $504	-0.5pp $459	base $413	+0.5pp $366	+1.0pp $319

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: $45,136
• Closing costs: $5,416
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34652 Blue Starling St Zephyrhills, FL	3.0	2.0	1352	$1,650	$1.22	6d	1	0.42mi
4410 Sailplane Ct Wesley Chapel, FL	3.0	2.5	1574	$2,100	$1.33	25d	1	0.45mi
36232 Lanier Oaks Pt , FL	3.0	2.0	1325	$1,700	$1.28	25d	1	0.48mi
34218 Cinder Way Unit 34218 Wesley Chapel, FL	3.0	2.5	1574	$1,950	$1.24	0d	1	0.48mi
34214 Cinder Way Wesley Chapel, FL	3.0	2.5	1650	$2,200	$1.33	6d	1	0.49mi
34214 Rogallo Ln Wesley Chapel, FL	3.0	2.5	1574	$2,050	$1.30	25d	1	0.50mi
34916 Mulrion Dr Zephyrhills, FL	3.0	2.0	1516	$2,100	$1.39	25d	1	0.50mi
34796 Robins Song Rd Zephyrhills, FL	3.0	2.0	1575	$1,799	$1.14	21d	1	0.50mi
34873 Robins Song Rd Zephyrhills, FL	3.0	2.0	1575	$1,749	$1.11	3d	1	0.53mi
5019 Coopers Hawk Pl Zephyrhills, FL	3.0	2.0	1456	$1,699	$1.17	11d	1	0.54mi
34747 Double Eagle Ct Zephyrhills, FL	2.0	2.0	1308	$1,650	$1.26	19d	1	0.60mi
34325 Smart Dr Zephyrhills, FL	3.0	2.0	1505	$2,065	$1.37	5d	1	0.73mi
33976 Lusitano Dr Wesley Chapel, FL	1.0–3.0	1.0–2.5	1251	$2,895	$2.31	0d	70	0.75mi
33780 Charleston Club Cir Wesley Chapel, FL	1.0–3.0	1.0–2.0	1059	$2,360	$2.23	0d	13	0.96mi
34002 Painthorse Way Wesley Chapel, FL	1.0–3.0	1.0–2.0	1022	$2,945	$2.88	4d	46	1.02mi
3344 Fresno Pl Zephyrhills, FL	4.0	2.0	1687	$2,255	$1.34	0d	1	1.32mi
35940 Inspiration Dr Zephyrhills, FL	1.0–3.0	1.0–2.0	1034	$2,201	$2.13	0d	22	1.46mi
5137 Benjamin Eric St Zephyrhills, FL	3.0	2.5	1634	$2,050	$1.25	0d	1	1.49mi

Listing history 8 events

1. 2026-06-09
   days on market $173,900 Active 38 DOM
2. 2026-06-08
   days on market $173,900 Active 37 DOM
3. 2026-06-07
   days on market $173,900 Active 36 DOM
4. 2026-06-04
   days on market $173,900 Active 33 DOM
5. 2026-06-03
   days on market $173,900 Active 32 DOM
6. 2026-06-02
   days on market $173,900 Active 31 DOM
7. 2026-06-01
   days on market $173,900 Active 30 DOM
8. 2026-05-31
   days on market $173,900 Active 29 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 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: $25,226
• − Mortgage interest: −$10,113
• − Property taxes: −$2,708
• − Insurance: −$903
• − Repairs & maintenance: −$2,018
• − Management: −$2,018
• − Depreciation: −$5,252
• Taxable income: $2,213
• Est. tax owed @ 24.0%: −$531
• After-tax cash flow: $4,425/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.

Condition & rehab AI · 6 photos

Excellent 95/100 None rehab

This home is in excellent condition with a modern and inviting interior, well-maintained exterior, and no visible repairs needed. It offers a great opportunity for a potential investor looking to either resell or rent.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Adding smart home features — Smart home features can increase the home's appeal and marketability.
• Both Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's value and appeal to potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and marketability. ↑
• Both Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's value and appeal to potential buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Score: 72/100
• State rank: #330
• US rank: #5760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pasco County · 524,098 people
• City population: 48,266
• 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