37503 Attica Ave · Pasadena Hills, FL 33542

$104,900

2 bd · 2.0 ba · 826 sqft · Manufactured public records · 85 Days on market

Built 1989 3,750 sqft lot Est $109k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +9.2/15.0
• 1% rule +9.0/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable, Furnished Mobile Home in Valley Dale Acres - Perfect for Snowbirds or Year-Round Living! This beautifully maintained, fully furnished 2-bedroom, singlewide mobile home in Valley Dale Acres is ready for you to move in! Located in the charming, up-and-coming town of Zephyrhills, you're just a short drive from stunning beaches and exciting theme parks. The home features two bedrooms and comes with updated carpet installed in 2022. For just $120 a year, the optional HOA offers access to community amenities, allowing you to enjoy as much or as little of the community lifestyle as you like. A metal roof provides excellent weather protection, and the AC is only five years old, keeps you comfortable year-round. The front screened room is perfect for enjoying your morning coffee or unwinding in the evening with a good book, and there’s extra storage space for tools or lawn equipment, a large laundry room, tool shed and also a bonus room that can be used for guest, a small work from home office or craft room. Whether you're looking for a cozy winter retreat or a comfortable, low-maintenance home for year-round Florida living, this property is a fantastic opportunity. The community is peaceful and friendly, offering both tranquility and proximity to everything in Zephyrhills. Don’t miss out on making this lovely home your own!

Key facts

• Oversized closet
• Enclosed entry area
• Open-concept kitchen

Tags

• SPLIT FLOOR PLAN
• OVERSIZED CLOSET
• OPEN-CONCEPT KITCHEN
• IMPRESSIVE PANTRY
• ENCLOSED ENTRY AREA
• LAUNDRY UTILITY AREA

Property features AI

Finance

• Other: Furnished; Homestead exempt; Total living area reported as 826 square feet; Building area reported as 1,638 square feet; Total acreage: less than 1/4 acre (approx. 0.09 acres); Lot size approx. 348 square meters; Direction faces: South
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (no manager listed); Association fees: None; Association approval not required; Senior community; Pets allowed: Cats and dogs

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Phone available
• Home design: Residential manufactured home (single wide); One story; Faces south; Entry level: One
• Construction: Metal siding; Metal roof; Crawlspace foundation; Built as a single wide manufactured home
• Exterior features: Rain gutters; Landscaped lot; Level lot; Asphalt road; Private maintained road

Interior

• Kitchen: Range; Range hood; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; High ceilings; Kitchen and family room combo; 7 total rooms
• Laundry & utility: Washer; Dryer; Laundry room (in garage and separate laundry room)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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 falling (-3.6%/yr); 294 active listings in the ZIP; 15 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 36% 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 $725 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $98,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.40% ✓
• Cap rate: 12.29%
• Cash-on-cash: 21.40%
• DSCR: 1.95
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $109,032
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37843 Barcelona Ave	0.39mi	2/2.0	840 (+2%)	3mo	$99,000	$118	77
7117 EL Rancho Way #367	0.25mi	2/2.0	896 (+8%)	4mo	$118,000	$132	71
7133 EL Matador St	0.34mi	2/2.0	864 (+5%)	11mo	$79,000	$91	67
7045 EL Dewitt St	0.34mi	2/2.0	732 (-11%)	12mo	$55,000	$75	55
37826 Daughtery Rd	0.34mi	2/2.0	720 (-13%)	11mo	$126,500	$176	53
7240 Ottley St	0.66mi	3/2.5 (+1)	796 (-4%)	11mo	$150,000	$188	47

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: 10.7%
• Equity multiple: 1.41×
• Total profit: $12,021
• Equity at exit: $15,641

10-year hold

• IRR: 17.4%
• Equity multiple: 2.25×
• Total profit: $36,639
• Equity at exit: $9,070

Cash invested: $29,372 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,471 high
• Mortgage (P&I): −$550
• Tax from tax record: −$45 /mo · $535/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $524

Break-even live

Break-even rent $808

Max offer price $104,900

Occupancy floor 59%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37814 Daughtery Rd Zephyrhills, FL	2.0	1.0	1070	$1,395	$1.30	4d	1	0.30mi
38112 Townview Ave Zephyrhills, FL	1.0	1.0	700	$1,100	$1.57	24d	1	0.65mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,732	$2.02	1d	142	0.73mi
37732 Cecil Ln Zephyrhills, FL	3.0	1.0	1040	$1,800	$1.73	24d	1	0.73mi
7660 Emerson Hill Cir Zephyrhills, FL	1.0–3.0	1.0–2.0	1077	$1,964	$1.82	1d	34	0.91mi
38350 Ironwood Pl #5 Zephyrhills, FL	2.0	2.0	1094	$1,800	$1.65	24d	1	0.91mi
6788 Basswood Cir Zephyrhills, FL	2.0	2.0	1067	$1,250	$1.17	24d	1	0.98mi
38485 County Road 54 Zephyrhills, FL	2.0	1.0	800	$1,100	$1.38	24d	1	1.05mi
6052 10th St Zephyrhills, FL	2.0	1.0	644	$1,200	$1.86	24d	1	1.25mi
37812 15th Ave Zephyrhills, FL	2.0	2.0	1000	$1,850	$1.85	24d	1	1.25mi
38010 14th Ave Apt 3 Zephyrhills, FL	1.0	1.0	537	$1,195	$2.23	24d	1	1.35mi
38748 Calumet Ave Zephyrhills, FL	2.0	1.0	750	$1,100	$1.47	4d	1	1.41mi
5611 1st St Zephyrhills, FL	1.0	1.0	600	$1,095	$1.82	16d	1	1.44mi
5521 Barbara St Zephyrhills, FL	2.0	2.0	1056	$1,800	$1.70	24d	1	1.47mi
38647 Rose Ln Zephyrhills, FL	2.0	1.0	814	$1,350	$1.66	24d	1	1.50mi

Listing history 10 events

1. 2026-05-16
   status Pending
2. 2026-05-12
   price $104,900
3. 2026-04-23
   status Active
4. 2026-04-23
   price $109,900
5. 2026-03-30
   status Pending
6. 2026-01-27
   listed $114,900 Active
7. 2025-01-02
   soldstatus $90,000
8. 2024-12-19
   soldstatus $90,000 Closed 1361-char remark

   Show marketing remark (1361 chars)

   Affordable, Furnished Mobile Home in Valley Dale Acres - Perfect for Snowbirds or Year-Round Living! This beautifully maintained, fully furnished 2-bedroom, singlewide mobile home in Valley Dale Acres is ready for you to move in! Located in the charming, up-and-coming town of Zephyrhills, you're just a short drive from stunning beaches and exciting theme parks. The home features two bedrooms and comes with updated carpet installed in 2022. For just $120 a year, the optional HOA offers access to community amenities, allowing you to enjoy as much or as little of the community lifestyle as you like. A metal roof provides excellent weather protection, and the AC is only five years old, keeps you comfortable year-round. The front screened room is perfect for enjoying your morning coffee or unwinding in the evening with a good book, and there’s extra storage space for tools or lawn equipment, a large laundry room, tool shed and also a bonus room that can be used for guest, a small work from home office or craft room. Whether you're looking for a cozy winter retreat or a comfortable, low-maintenance home for year-round Florida living, this property is a fantastic opportunity. The community is peaceful and friendly, offering both tranquility and proximity to everything in Zephyrhills. Don’t miss out on making this lovely home your own!

9. 2024-11-26
   status Pending 1361-char remark

   Show marketing remark (1361 chars)

   Affordable, Furnished Mobile Home in Valley Dale Acres - Perfect for Snowbirds or Year-Round Living! This beautifully maintained, fully furnished 2-bedroom, singlewide mobile home in Valley Dale Acres is ready for you to move in! Located in the charming, up-and-coming town of Zephyrhills, you're just a short drive from stunning beaches and exciting theme parks. The home features two bedrooms and comes with updated carpet installed in 2022. For just $120 a year, the optional HOA offers access to community amenities, allowing you to enjoy as much or as little of the community lifestyle as you like. A metal roof provides excellent weather protection, and the AC is only five years old, keeps you comfortable year-round. The front screened room is perfect for enjoying your morning coffee or unwinding in the evening with a good book, and there’s extra storage space for tools or lawn equipment, a large laundry room, tool shed and also a bonus room that can be used for guest, a small work from home office or craft room. Whether you're looking for a cozy winter retreat or a comfortable, low-maintenance home for year-round Florida living, this property is a fantastic opportunity. The community is peaceful and friendly, offering both tranquility and proximity to everything in Zephyrhills. Don’t miss out on making this lovely home your own!

10. 2024-11-13
    listed $99,850 Active 1361-char remark

    Show marketing remark (1361 chars)

    Affordable, Furnished Mobile Home in Valley Dale Acres - Perfect for Snowbirds or Year-Round Living! This beautifully maintained, fully furnished 2-bedroom, singlewide mobile home in Valley Dale Acres is ready for you to move in! Located in the charming, up-and-coming town of Zephyrhills, you're just a short drive from stunning beaches and exciting theme parks. The home features two bedrooms and comes with updated carpet installed in 2022. For just $120 a year, the optional HOA offers access to community amenities, allowing you to enjoy as much or as little of the community lifestyle as you like. A metal roof provides excellent weather protection, and the AC is only five years old, keeps you comfortable year-round. The front screened room is perfect for enjoying your morning coffee or unwinding in the evening with a good book, and there’s extra storage space for tools or lawn equipment, a large laundry room, tool shed and also a bonus room that can be used for guest, a small work from home office or craft room. Whether you're looking for a cozy winter retreat or a comfortable, low-maintenance home for year-round Florida living, this property is a fantastic opportunity. The community is peaceful and friendly, offering both tranquility and proximity to everything in Zephyrhills. Don’t miss out on making this lovely home your own!

ⓘ 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: $535 · $45/mo
• Projected year-2 tax: $871 · $73/mo
• Expected delta: +$335/yr (+$28/mo · 62.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $17,654
• − Mortgage interest: −$5,876
• − Property taxes: −$535
• − Insurance: −$524
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$3,052
• Taxable income: $4,842
• Est. tax owed @ 24.0%: −$1,162
• After-tax cash flow: $5,124/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): 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

+5.1% since first listed

10 events — show timeline

• 2026-05-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Price Changed $104,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $109,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-27 Listed $114,900 Stellar MLS as Distributed by MLS Grid
• 2025-01-02 Sold (Public Records) $90,000 Public Records
• 2024-12-19 Sold (MLS) $90,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-11-13 Listed $99,850 Stellar MLS as Distributed by MLS Grid

Property tax history

+0.2%/yr

Latest (2025): $535 · -47.0% YoY. Source: county tax records.