4920 Britni Way #074 · Zephyrhills West, FL 33541

$99,900

2 bd · 1.0 ba · 723 sqft · Manufactured · 118 Days on market

Built 1989 2,925 sqft lot Est $94k · 6% over $130/mo HOA · 8% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.7/15.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Easy Living in a Comfortable, Updated 2-Bedroom HomeIf you’re looking to simplify without sacrificing comfort, this thoughtfully updated 2-bedroom, 1-bath home offers the perfect blend of convenience and low-maintenance living. Major improvements have already been taken care of, including all new windows (2023), new exterior doors (2024), and a new refrigerator (2023) — helping reduce upkeep and providing added energy efficiency and peace of mind. Inside, you’ll find a spacious living room ideal for relaxing or hosting family and friends. The dining area opens to the kitchen, creating an easy, functional flow for everyday living. The large primary bedroom offers exceptiona

Key facts

• New exterior doors
• New refrigerator
• Walk-in shower

Tags

• NEW WINDOWS
• NEW EXTERIOR DOORS
• NEW REFRIGERATOR
• BUILT-IN STORAGE
• PRIVATE DOOR
• WALK-IN SHOWER

Property features AI

Finance

• Other: Lease restrictions apply; Furnished
• Financial info: Total monthly fees $130; total annual fees $1,560
• HOA & community: Monthly HOA fee of $130; HOA amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, tennis, pickleball and shuffleboard courts, park, recreational facilities, community mailboxes and sidewalks; HOA covers common area taxes, pool, escrow reserves, fidelity bond, insurance, private road, recreational facilities and trash; Association approval required; buyer approval required; Senior community; Pets allowed (cats and dogs, with limits); Part-time management

Exterior

• Parking: Covered parking; Driveway parking; Guest parking
• Security: Gated community; Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable and phone available; Fiber optics available; BB/HS internet available; Underground utilities
• Home design: Manufactured single-wide home; One level; Home faces west
• Construction: Vinyl siding; Membrane and metal roof with roof over; Crawlspace foundation; Built around 2000s (manufactured home — see public records)
• Exterior features: Covered front porch and patio; Patio; Awning(s); Rain gutters; Shed(s); Sidewalks and paved, private lot; Private maintained asphalt road

Interior

• Kitchen: Range; Range hood; Microwave; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Open floor plan; Thermostat; Vaulted ceilings; Window treatments; Blinds, drapes and shades; Double-pane, insulated ENERGY STAR windows
• Laundry & utility: Washer and dryer included; Laundry in common area / other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 7.8% in Zephyrhills West — 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 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 soft (-2.5%/yr); 856 active listings in the ZIP; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 35% 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 $691 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 1.66% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.12%
• DSCR: 1.94
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $93,990
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35204 Ada Ave	0.26mi	2/1.0	710 (-2%)	0mo	$80,000	$113	84
35246 Tiffani Lot 63 Ct	0.11mi	2/1.0	687 (-5%)	5mo	$118,000	$172	82
35238 Dodie Dr #09	0.17mi	1/2.0 (-1)	726 (+0%)	2mo	$79,000	$109	81
35012 Dale Ave	0.32mi	2/2.0	732 (+1%)	4mo	$95,000	$130	76
35142 Zephyr Shores Dr	0.25mi	2/2.0	720 (-0%)	12mo	$83,000	$115	73
35220 Condominium Blvd #25	0.14mi	2/1.0	621 (-14%)	3mo	$90,000	$145	68

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: 9.8%
• Equity multiple: 1.37×
• Total profit: $10,400
• Equity at exit: $14,895

10-year hold

• IRR: 16.0%
• Equity multiple: 2.11×
• Total profit: $31,035
• Equity at exit: $8,638

Cash invested: $27,972 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,662 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$130
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $492

Break-even live

Break-even rent $1,038

Max offer price $99,900

Occupancy floor 65%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $130 · $1,560/yr

Listing history 14 events

1. 2026-06-18
   days on market $99,900 Active 118 DOM
2. 2026-06-17
   days on market $99,900 Active 117 DOM
3. 2026-06-16
   days on market $99,900 Active 116 DOM
4. 2026-06-15
   days on market $99,900 Active 115 DOM
5. 2026-06-13
   days on market $99,900 Active 113 DOM
6. 2026-06-09
   days on market $99,900 Active 109 DOM
7. 2026-06-08
   days on market $99,900 Active 108 DOM
8. 2026-06-07
   days on market $99,900 Active 107 DOM
9. 2026-06-04
   days on market $99,900 Active 104 DOM
10. 2026-06-03
    days on market $99,900 Active 103 DOM
11. 2026-06-02
    days on market $99,900 Active 102 DOM
12. 2026-06-01
    days on market $99,900 Active 101 DOM
13. 2026-05-31
    days on market $99,900 Active 100 DOM
14. 2026-02-20
    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.

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 · 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: $19,939
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − HOA: −$1,560
• − Depreciation: −$2,906
• Taxable income: $4,689
• Est. tax owed @ 24.0%: −$1,125
• After-tax cash flow: $4,782/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

• County: Pasco County · 524,098 people
• 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

Price history

1 event — show timeline

• 2026-02-20 Listed $99,900 Stellar MLS as Distributed by MLS Grid