39334 Maher Dr · Zephyrhills North, FL 33542

$97,500

1 bd · 1.0 ba · 409 sqft · Manufactured public records · 250 Days on market

Built 1985 1,500 sqft lot $130/mo HOA · 12% of rent ↓ 2% since listing

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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 +19.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• DSCR +6.2/10.0
• 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

Country Aire CHARMING, REMODELED mobile home is for sale in this GATED 55+ community in Zephyrhills, Florida, where you OWN your land! Located at the end of a private street on a premium lot with a great line of sight, this delightful furnished one-bedroom, one-bath residence also features a den that can serve as a home office or guest quarters, plus an inviting lanai perfect for enjoying your morning coffee in a cozy, air-conditioned setting. The kitchen has been beautifully remodeled just three years ago, showcasing a modern white design with Stunning GRANITE countertops and updated lighting fixtures that enhance the home's ambiance. The 2021 refrigerator and range provide contempora

Key facts

• Gated community
• Inviting lanai
• Remodeled kitchen

Tags

• GATED COMMUNITY
• PREMIUM LOT
• HOME OFFICE
• INVITING LANAI
• REMODELED KITCHEN
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Lease restrictions apply
• Financial info: Total monthly fees: $130; Total annual fees: $1,560
• HOA & community: Monthly association fee of $130; Association name: Country Aire Village; Association amenities include cable TV and recreation facilities; Association fee includes cable TV, internet, private road, recreational facilities, sewer, trash, water, and common area taxes; Buyer approval required; Deed restrictions; Golf carts allowed; Senior community; Pets allowed with limits (max ~25 lbs)

Exterior

• Parking: Covered parking; Driveway; 1-car carport
• Utilities: Private water; Private sewer; Cable available and connected; Broadband/high-speed internet available; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured single-wide home; One story; Faces north
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built as manufactured housing
• Exterior features: Rain gutters; Shed(s); Trees and landscaping; Level, paved lot in county

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Wall/window air conditioning units
• Interior features: Ceiling fans; Open floor plan; Stone countertops; Vaulted ceilings; Blinds
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry located outside/other

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#787 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime 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); 297 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $674 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 250 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 250 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.57×
• Total profit: $-11,775
• Equity at exit: $14,538

10-year hold

• IRR: -9.1%
• Equity multiple: 0.52×
• Total profit: $-13,143
• Equity at exit: $8,430

Cash invested: $27,300 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$511
• Tax from tax record: −$68 /mo · $822/yr
• Insurance: −$41
• HOA: −$130
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $112

Break-even live

Break-even rent $950

Max offer price $97,500

Occupancy floor 85%

Sensitivity live

Price	-10% $168	-5% $140	+0% $112	+5% $85	+10% $57
Rent	-10% $26	-5% $69	+0% $112	+5% $156	+10% $199
Rate	-1.0pp $162	-0.5pp $137	base $112	+0.5pp $87	+1.0pp $61

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38706 Daughtery Rd Zephyrhills, FL	1.0	1.0	445	$974	$2.19	18d	2	0.93mi

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: security

Listing history 16 events

1. 2026-06-18
   days on market $97,500 Active 250 DOM
2. 2026-06-17
   days on market $97,500 Active 249 DOM
3. 2026-06-16
   days on market $97,500 Active 248 DOM
4. 2026-06-15
   days on market $97,500 Active 247 DOM
5. 2026-06-13
   days on market $97,500 Active 245 DOM
6. 2026-06-09
   days on market $97,500 Active 241 DOM
7. 2026-06-08
   days on market $97,500 Active 240 DOM
8. 2026-06-07
   days on market $97,500 Active 239 DOM
9. 2026-06-04
   days on market $97,500 Active 236 DOM
10. 2026-06-03
    days on market $97,500 Active 235 DOM
11. 2026-06-02
    days on market $97,500 Active 234 DOM
12. 2026-06-01
    days on market $97,500 Active 233 DOM
13. 2026-05-31
    days on market $97,500 Active 232 DOM
14. 2025-10-11
    listed $97,500 Active
15. 2025-07-30
    historical
16. 2025-01-22
    listed $99,900 Active

ⓘ 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: $822 · $68/mo
• Projected year-2 tax: $822 · $68/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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,106
• − Mortgage interest: −$5,462
• − Property taxes: −$822
• − Insurance: −$488
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − HOA: −$1,560
• − Depreciation: −$2,836
• Taxable loss: −$158
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $1,387/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 North

• Score: 61/100
• State rank: #787
• US rank: #18026

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Zephyrhills North, 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

-2.4% since first listed

3 events — show timeline

• 2025-10-11 Listed $97,500 Stellar MLS as Distributed by MLS Grid
• 2025-07-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-22 Listed $99,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2025): $822 · +6.0% YoY. Source: county tax records.