37536 Marcliff Ter · Zephyrhills South, FL 33541

$150,000

2 bd · 2.0 ba · 672 sqft · Manufactured public records · 27 Days on market

Built 1980

---

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 +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +4.3/10.0
• 1% rule +3.8/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

On its own land on a small dead end road! No lot rent! Not a 55+ community! freshly remolded Mobil home in Zephyrhills fl. home is on its own property. all appliances are electric. 3 new mini splits recently installed, 2 new electric panel upgrades + switches and outlets, all new flooring through out home, newer water heater, switched to city water. 672sqft Mobil home with 560sqft "finished cabana" for a total of 1,232sqft of living space. has detached 120sqft shed against home used for water heater, laundry, and storage. located on a dead end road in a nice safe neighborhood with friendly and helpful neighbors all around. fenced in back yard, concrete drive way with plenty of space for parking. if you would like to keep it furnished the furniture is negotiable, currently has cameras and starlink temporarily installed for the sale but could also include with the sale for a price

Key facts

• No lot rent
• New flooring
• Freshly remolded

Tags

• OWN LAND
• NO LOT RENT
• FRESHLY REMOLDED
• NEW MINI SPLITS
• NEW ELECTRIC PANEL UPGRADES
• NEW FLOORING

Property features AI

Exterior

• Parking: 4-car garage

Interior

• Bathrooms: 1 full bath; 1 half bath
• Interior features: One full bathroom and one half bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (12.3% below list).
• Recommended offer: $131k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.1% in Zephyrhills South — 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 58/100 on livability (#836 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: employment D, schools F, amenities 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; 16 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 27 days — a 2% lower offer ($148k) 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.
• Current owner paid $31k; list at $150k implies a 380% 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 $131,484 (12.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $77,952
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37706 March Ln	0.20mi	2/1.5	672 (0%)	9mo	$80,000	$119	81
4833 Royal Palm Dr	0.61mi	2/1.0	672 (0%)	2mo	$78,000	$116	66
37418 Hammond Dr	0.51mi	2/2.0	692 (+3%)	13mo	$62,000	$90	61
4550 Olive Dr	0.59mi	2/2.0	720 (+7%)	1mo	$97,000	$135	60
37437 Ray Dr	0.57mi	2/1.5	680 (+1%)	17mo	$74,900	$110	55
4927 Coral St	0.65mi	2/1.5	720 (+7%)	12mo	$66,000	$92	46
4632 Coral St	0.45mi	1/1.0 (-1)	588 (-12%)	9mo	$82,650	$141	41

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: -14.2%
• Equity multiple: 0.51×
• Total profit: $-20,757
• Equity at exit: $22,365

10-year hold

• IRR: -10.5%
• Equity multiple: 0.44×
• Total profit: $-23,575
• Equity at exit: $12,969

Cash invested: $42,000 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,315 high
• Mortgage (P&I): −$787
• Tax from tax record: −$73 /mo · $871/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $117

Break-even live

Break-even rent $1,167

Max offer price $150,000

Occupancy floor 86%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37925 Date Palm Dr Zephyrhills, FL	3.0	1.5	720	$1,300	$1.81	24d	1	0.40mi
4833 Royal Palm Dr Zephyrhills, FL	2.0	1.0	672	$1,090	$1.62	24d	1	0.60mi
4412 Plum St Zephyrhills, FL	1.0	1.0	624	$1,100	$1.76	24d	1	0.74mi
4410 Plum St Zephyrhills, FL	1.0	1.0	624	$1,100	$1.76	24d	1	0.74mi
4352 6th St Zephyrhills, FL	1.0	1.0	494	$1,100	$2.23	24d	1	0.87mi
38044 6th Ave Unit 38044 Zephyrhills, FL	1.0	1.0	494	$950	$1.92	24d	1	0.92mi
5168 Crooked Ln Zephyrhills, FL	2.0	1.0	600	$1,645	$2.74	21d	1	1.02mi
5150 6th St Zephyrhills, FL	1.0	1.0	600	$925	$1.54	24d	1	1.13mi
5208 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	4d	1	1.23mi
5214 7th St Zephyrhills, FL	1.0	1.0	550	$1,100	$2.00	16d	1	1.23mi
5214 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	4d	1	1.23mi
5206 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	4d	1	1.24mi
5611 1st St Zephyrhills, FL	1.0	1.0	600	$1,095	$1.82	16d	1	1.29mi
5426 8th St #1 Zephyrhills, FL	1.0	1.0	432	$1,150	$2.66	24d	1	1.37mi
38010 14th Ave Apt 3 Zephyrhills, FL	1.0	1.0	537	$1,195	$2.23	24d	1	1.43mi
38941 C Ave Zephyrhills, FL	1.0	1.0	520	$1,050	$2.02	4d	1	1.44mi

Listing history 17 events

1. 2026-06-18
   days on market $150,000 Active 27 DOM
2. 2026-06-17
   days on market $150,000 Active 26 DOM
3. 2026-06-16
   days on market $150,000 Active 25 DOM
4. 2026-06-15
   days on market $150,000 Active 24 DOM
5. 2026-06-13
   days on market $150,000 Active 22 DOM
6. 2026-06-09
   days on market $150,000 Active 18 DOM
7. 2026-06-08
   days on market $150,000 Active 17 DOM
8. 2026-06-07
   days on market $150,000 Active 16 DOM
9. 2026-06-04
   days on market $150,000 Active 13 DOM
10. 2026-06-03
    days on market $150,000 Active 12 DOM
11. 2026-06-02
    days on market $150,000 Active 11 DOM
12. 2026-06-01
    days on market $150,000 Active 10 DOM
13. 2026-05-31
    days on market $150,000 Active 9 DOM
14. 2026-05-14
    listed $150,000 Active
15. 2026-05-12
    listed $150,000 Active 901-char remark

    Show marketing remark (901 chars)

    On its own land on a small dead end road! No lot rent! Not a 55+ community! freshly remolded Mobil home in Zephyrhills fl. home is on its own property. all appliances are electric. 3 new mini splits recently installed, 2 new electric panel upgrades + switches and outlets, all new flooring through out home, newer water heater, switched to city water. 672sqft Mobil home with 560sqft "finished cabana" for a total of 1,232sqft of living space. has detached 120sqft shed against home used for water heater, laundry, and storage. located on a dead end road in a nice safe neighborhood with friendly and helpful neighbors all around. fenced in back yard, concrete drive way with plenty of space for parking. if you would like to keep it furnished the furniture is negotiable, currently has cameras and starlink temporarily installed for the sale but could also include with the sale for a price

16. 2009-11-17
    soldstatus $31,267
17. 1979-06-01
    soldstatus $13,000

ⓘ 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: $871 · $73/mo
• Projected year-2 tax: $1,245 · $104/mo
• Expected delta: +$374/yr (+$31/mo · 42.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $15,778
• − Mortgage interest: −$8,402
• − Property taxes: −$871
• − Insurance: −$750
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$4,364
• Taxable loss: −$1,133
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $1,676/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 South

• Score: 58/100
• State rank: #836
• US rank: #20702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Zephyrhills South, FL
• 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

+1053.8% since first listed

4 events — show timeline

• 2026-05-14 Listed $150,000 Fizber.com
• 2026-05-12 Listed $150,000 FSBO.com
• 2009-11-17 Sold (Public Records) $31,267 Public Records
• 1979-06-01 Sold (Public Records) $13,000 Public Records

Property tax history

+15.4%/yr

Latest (2025): $871 · +5.7% YoY. Source: county tax records.