5238 Betmar Dr · Zephyrhills West, FL 33542

$98,000

2 bd · 2.0 ba · 624 sqft · Manufactured public records · 14 Days on market

Built 1970 5,500 sqft lot Est $70k · 40% over $37/mo HOA · 3% 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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +7.8/10.0
• 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

Want to enjoy the Florida sunshine full-time or seasonally? Don't miss this opportunity to own your land in Betmar Acres, Zephyrhills' premier 55+ golf community. With low annual fees and an abundance of amenities, Betmar Acres offers the perfect setting for active Florida living. This charming 2-bedroom, 2-bath home has been lovingly maintained and is now ready for its next chapter. The home features a practical and comfortable floor plan with an open kitchen, dining, and living area at the front of the home, creating an inviting space for everyday living and entertaining. The primary bedroom is privately situated at the rear of the home and features vinyl flooring, built-in drawers, and d

Key facts

• 5,500 sq ft lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Furnished; Senior community; Pets allowed (cats and dogs OK)
• Financial info: Lease restrictions apply
• HOA & community: Has HOA; association fees required; Monthly HOA approximately $37.33 (annual $448); Association approval required; Association amenities: clubhouse, pool, spa/hot tub, tennis courts, pickleball courts, basketball court, shuffleboard, golf course, golf, trails, recreation facilities, dog park, sidewalks, street lights, optional additional fees, security

Exterior

• Parking: Covered parking; 2-space carport
• Security: Community security (included with association)
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available; Electricity connected; Water connected; Sewer connected
• Home design: Residential mobile home (single wide); One story; Faces west; Entry level: One
• Construction: Metal siding; Metal roof with roof over; Crawlspace foundation; Built as single-wide mobile home
• Exterior features: Rain gutters; Storage shed(s)

Interior

• Kitchen: Range; Range hood; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Window treatments; Blinds
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).

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 25d 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 30% 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 $678 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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.
• Current owner paid $70k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $98,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.28% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.58%
• DSCR: 1.47
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $69,888
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37020 Lois Ave	0.36mi	2/1.0	624 (0%)	2mo	$73,000	$117	78
5251 Flint St	0.15mi	2/1.0	600 (-4%)	8mo	$125,000	$208	76
5241 Bolton Dr	0.04mi	2/1.0	672 (+8%)	6mo	$80,000	$119	76
37113 Lois Ave	0.26mi	2/1.0	672 (+8%)	3mo	$75,000	$112	69
37137 Lois Ave	0.22mi	2/1.5	684 (+10%)	4mo	$66,000	$96	69
37112 Sandra Ave	0.25mi	2/1.5	664 (+6%)	8mo	$70,000	$105	69
37302 Carol Ave	0.15mi	1/1.0 (-1)	684 (+10%)	7mo	$55,000	$80	62
5400 Amanda St	0.37mi	2/1.0	672 (+8%)	8mo	$105,000	$156	59
37437 Ray Dr	0.34mi	2/1.5	680 (+9%)	17mo	$74,900	$110	53
37418 Hammond Dr	0.40mi	2/2.0	692 (+11%)	13mo	$62,000	$90	53
4833 Royal Palm Dr	0.72mi	2/1.0	672 (+8%)	2mo	$78,000	$116	48

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-4,085
• Equity at exit: $14,612

10-year hold

• IRR: 1.4%
• Equity multiple: 1.09×
• Total profit: $2,352
• Equity at exit: $8,473

Cash invested: $27,440 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,251 high
• Mortgage (P&I): −$514
• Tax from tax record: −$155 /mo · $1,861/yr
• Insurance: −$41
• HOA: −$37
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $242

Break-even live

Break-even rent $945

Max offer price $98,000

Occupancy floor 76%

Sensitivity live

Price	-10% $297	-5% $270	+0% $242	+5% $214	+10% $186
Rent	-10% $143	-5% $192	+0% $242	+5% $291	+10% $341
Rate	-1.0pp $291	-0.5pp $267	base $242	+0.5pp $216	+1.0pp $191

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: $24,500
• Closing costs: $2,940
• 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	22d	1	0.41mi
5611 1st St Zephyrhills, FL	1.0	1.0	600	$1,095	$1.82	17d	1	0.69mi
4833 Royal Palm Dr Zephyrhills, FL	2.0	1.0	672	$1,090	$1.62	25d	1	0.72mi
38044 6th Ave Unit 38044 Zephyrhills, FL	1.0	1.0	494	$950	$1.92	25d	1	0.75mi
38010 14th Ave Apt 3 Zephyrhills, FL	1.0	1.0	537	$1,195	$2.23	25d	1	0.83mi
37925 Date Palm Dr Zephyrhills, FL	3.0	1.5	720	$1,300	$1.81	25d	1	0.93mi
5150 6th St Zephyrhills, FL	1.0	1.0	600	$925	$1.54	25d	1	1.03mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,732	$2.02	2d	142	1.04mi
5426 8th St #1 Zephyrhills, FL	1.0	1.0	432	$1,150	$2.66	25d	1	1.12mi
5208 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	5d	1	1.14mi
5214 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	5d	1	1.14mi
5214 7th St Zephyrhills, FL	1.0	1.0	550	$1,100	$2.00	17d	1	1.14mi
5206 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	5d	1	1.15mi
4412 Plum St Zephyrhills, FL	1.0	1.0	624	$1,100	$1.76	25d	1	1.30mi
4410 Plum St Zephyrhills, FL	1.0	1.0	624	$1,100	$1.76	25d	1	1.30mi
6052 10th St Zephyrhills, FL	2.0	1.0	644	$1,200	$1.86	25d	1	1.35mi
4352 6th St Zephyrhills, FL	1.0	1.0	494	$1,100	$2.23	25d	1	1.42mi
5217 17th St Zephyrhills, FL	1.0	1.0	540	$1,050	$1.94	25d	1	1.48mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 9 events

1. 2026-06-18
   days on market $98,000 Active 14 DOM
2. 2026-06-17
   days on market $98,000 Active 13 DOM
3. 2026-06-16
   days on market $98,000 Active 12 DOM
4. 2026-06-15
   days on market $98,000 Active 11 DOM
5. 2026-06-13
   days on market $98,000 Active 9 DOM
6. 2026-06-09
   days on market $98,000 Active 5 DOM
7. 2026-06-08
   days on market $98,000 Active 4 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $98,000 Active 3 DOM

ⓘ 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: $1,861 · $155/mo
• Projected year-2 tax: $1,861 · $155/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 6/10 Major FEMA zone X (unshaded) · 68% 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: $15,018
• − Mortgage interest: −$5,490
• − Property taxes: −$1,861
• − Insurance: −$490
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − HOA: −$444
• − Depreciation: −$2,851
• Taxable income: $1,479
• Est. tax owed @ 24.0%: −$355
• After-tax cash flow: $2,547/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

+84.9% since first listed

11 events — show timeline

• 2026-06-04 Listed $98,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-15 Sold (Public Records) $70,000 Public Records
• 2022-08-02 Sold (Public Records) $60,000 Public Records
• 2017-12-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-12-03 Price Changed $45,000 Stellar MLS as Distributed by MLS Grid
• 2017-10-28 Price Changed $48,000 Stellar MLS as Distributed by MLS Grid
• 2017-10-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-10-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-04-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-04-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-04-27 Listed $53,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+17.7%/yr

Latest (2025): $1,861 · +2.3% YoY. Source: county tax records.