5330 Betmar Dr · Zephyrhills West, FL 33542

$110,000

2 bd · 2.0 ba · 672 sqft · Manufactured public records · 66 Days on market

Built 1969 5,600 sqft lot Est $80k · 38% over $37/mo HOA · 3% of rent

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Why this score? — see what drove the D+ 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 +22.4/30.0
• DSCR +7.2/10.0
• 1% rule +6.4/10.0
• 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

Welcome to Betmar Acres, a vibrant 55+ community where you own the land—no lot rent! This well-maintained and sound home offers peace of mind with recent updates, including a 2022 A/C system, a durable membrane roof, and double-pane windows for energy efficiency. A long carport provides ample parking and leads to a spacious garage with dual doors, allowing easy access—perfect for your golf cart and additional storage. Spacious back yard with a vinyl fence across the back, and would be easy to fence off the two sides. Inside, you’ll find a thoughtfully designed split-bedroom floor plan. The front bedroom includes a convenient half bath, ideal for guests. The home features a

Key facts

• Recent updates
• Membrane roof
• Spacious garage

Tags

• RECENT UPDATES
• MEMBRANE ROOF
• DOUBLE-PANE WINDOWS
• LONG CARPORT
• SPACIOUS GARAGE
• VINYL FENCE

Property features AI

Finance

• Other: Furnished; Living area reported as 848 square feet; Building area reported as 1,960 square feet; Lot size approximately 0.13 acres (about 520 sq meters); Directions: east on SR 54, left on Betmar Dr, left on 8th, right on Betmar Dr; home on the right
• Financial info: Lease restrictions apply; Total annual fees: $448; Total monthly fees: $37.33
• HOA & community: Has HOA (annual fee $448 / $37.33 monthly); Association fee includes common area taxes and security; Association recreation-owned amenities; Clubhouse; Deed restrictions; Dog park; Golf carts allowed; Pool; Sidewalks; Tennis courts; Street lights; Senior community; Pets allowed

Exterior

• Parking: Driveway; Garage with garage door opener (1 garage space); Attached garage; Carport (2 spaces); Golf cart garage
• Security: Community security included with association
• Utilities: Public water; Septic tank; Electricity available; Phone available; Water connected
• Home design: Residential mobile home (single wide); One story; Faces west
• Construction: Metal siding; Membrane roof; Crawlspace foundation; Built as completed condition
• Exterior features: Covered patio; Patio; Awnings; Rain gutters; Vinyl fencing; Paved public-maintained road

Interior

• Kitchen: Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Split bedroom floor plan; Double-pane windows
• Laundry & utility: Washer and dryer included; Laundry located in garage

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 $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% 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 falling (-3.6%/yr); 294 active listings in the ZIP; 18 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).
• This rent runs 31% 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

• It's been on market 66 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $31k; list at $110k implies a 255% 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 $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.14% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $79,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5241 Bolton Dr	0.09mi	2/1.0	672 (0%)	6mo	$80,000	$119	86
37113 Lois Ave	0.30mi	2/1.0	672 (0%)	3mo	$75,000	$112	80
37137 Lois Ave	0.27mi	2/1.5	684 (+2%)	4mo	$66,000	$96	80
37302 Carol Ave	0.08mi	1/1.0 (-1)	684 (+2%)	7mo	$55,000	$80	79
37112 Sandra Ave	0.29mi	2/1.5	664 (-1%)	8mo	$70,000	$105	76
5400 Amanda St	0.36mi	2/1.0	672 (0%)	8mo	$105,000	$156	72
37031 Karen Ave	0.39mi	2/1.5	720 (+7%)	1mo	$92,000	$128	67
37020 Lois Ave	0.39mi	2/1.0	624 (-7%)	2mo	$73,000	$117	64
5251 Flint St	0.16mi	2/1.0	600 (-11%)	8mo	$125,000	$208	64
37042 Lois Ave	0.36mi	2/2.0	748 (+11%)	8mo	$95,000	$127	58
5318 Mary St	0.26mi	2/1.5	768 (+14%)	11mo	$119,000	$155	52
4927 Coral St	0.67mi	2/1.5	720 (+7%)	12mo	$66,000	$92	45

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: -8.9%
• Equity multiple: 0.68×
• Total profit: $-9,772
• Equity at exit: $16,401

10-year hold

• IRR: -4.3%
• Equity multiple: 0.76×
• Total profit: $-7,476
• 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: 7.3×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$577
• Tax from tax record: −$147 /mo · $1,768/yr
• Insurance: −$46
• HOA: −$37
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $183

Break-even live

Break-even rent $1,022

Max offer price $110,000

Occupancy floor 80%

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 18 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	0.43mi
5611 1st St Zephyrhills, FL	1.0	1.0	600	$1,095	$1.82	16d	1	0.66mi
4833 Royal Palm Dr Zephyrhills, FL	2.0	1.0	672	$1,090	$1.62	24d	1	0.76mi
38044 6th Ave Unit 38044 Zephyrhills, FL	1.0	1.0	494	$950	$1.92	24d	1	0.76mi
38010 14th Ave Apt 3 Zephyrhills, FL	1.0	1.0	537	$1,195	$2.23	24d	1	0.80mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,732	$2.02	1d	142	0.97mi
37925 Date Palm Dr Zephyrhills, FL	3.0	1.5	720	$1,300	$1.81	24d	1	0.98mi
5150 6th St Zephyrhills, FL	1.0	1.0	600	$925	$1.54	24d	1	1.03mi
5426 8th St #1 Zephyrhills, FL	1.0	1.0	432	$1,150	$2.66	24d	1	1.11mi
5208 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	4d	1	1.14mi
5214 7th St Zephyrhills, FL	1.0	1.0	550	$1,100	$2.00	16d	1	1.15mi
5214 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	4d	1	1.15mi
5206 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	4d	1	1.15mi
6052 10th St Zephyrhills, FL	2.0	1.0	644	$1,200	$1.86	24d	1	1.30mi
4412 Plum St Zephyrhills, FL	1.0	1.0	624	$1,100	$1.76	24d	1	1.35mi
4410 Plum St Zephyrhills, FL	1.0	1.0	624	$1,100	$1.76	24d	1	1.35mi
4352 6th St Zephyrhills, FL	1.0	1.0	494	$1,100	$2.23	24d	1	1.46mi
5217 17th St Zephyrhills, FL	1.0	1.0	540	$1,050	$1.94	24d	1	1.48mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 15 events

1. 2026-06-18
   days on market $110,000 Active 66 DOM
2. 2026-06-17
   days on market $110,000 Active 65 DOM
3. 2026-06-16
   days on market $110,000 Active 64 DOM
4. 2026-06-15
   days on market $110,000 Active 63 DOM
5. 2026-06-13
   days on market $110,000 Active 61 DOM
6. 2026-06-09
   days on market $110,000 Active 57 DOM
7. 2026-06-08
   days on market $110,000 Active 56 DOM
8. 2026-06-07
   days on market $110,000 Active 55 DOM
9. 2026-06-04
   days on market $110,000 Active 52 DOM
10. 2026-06-03
    days on market $110,000 Active 51 DOM
11. 2026-06-02
    days on market $110,000 Active 50 DOM
12. 2026-06-01
    days on market $110,000 Active 49 DOM
13. 2026-05-31
    days on market $110,000 Active 48 DOM
14. 2026-04-13
    listed $110,000 Active
15. 1996-01-30
    soldstatus $31,000

ⓘ 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: $1,768 · $147/mo
• Projected year-2 tax: $1,768 · $147/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 · 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: $15,044
• − Mortgage interest: −$6,162
• − Property taxes: −$1,768
• − Insurance: −$550
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − HOA: −$444
• − Depreciation: −$3,200
• Taxable income: $513
• Est. tax owed @ 24.0%: −$123
• After-tax cash flow: $2,077/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

+254.8% since first listed

2 events — show timeline

• 2026-04-13 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 1996-01-30 Sold (Public Records) $31,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,768 · +4.9% YoY. Source: county tax records.