3836 William Hume Dr · Zephyrhills, FL 33541

$139,900

2 bd · 2.0 ba · 1,164 sqft · Manufactured public records · 129 Days on market

Built 1987 4,385 sqft lot Est $158k · 12% under $50/mo HOA · 3% 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 +29.7/30.0
• ARV discount +12.7/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

COLONY HILLS DREAM! This home is furnished and MOVE IN READY! This 2 bedroom, 2 bath home has 1,164 square feet of living space PLUS a Florida room AND a workshop/shed. The laundry room is INSIDE the home and the home has been immaculately maintained by the owners. As you enter you see the huge living room, lots of room to entertain or even divide the space! There are windows along the span of the living room. .. naturally light & bright! The dining room offers a built in china hutch and flows into the kitchen. The kitchen is nicely appointed with lots of cabinet and counter space, breakfast table and pantry. The master bedroom is large and boasts a walk-in closet, large vanity, shower and linen closet. The second bedroom is good-sized with a walk-in closet and is across from the hall bath. There's another linen closet in the hall as well! The laundry room has cabinets for extra storage and a coat closet. The Florida room has glass windows and is adjacent to the workshop/shed. The HOA fee is low at only $480 annually and the amenities abound: pool, tennis court, shuffleboard and a recreation building with lots of activities!

Key facts

• Bright living area
• Upgraded flooring
• Own the land

Tags

• MOVE IN READY
• OWN THE LAND
• BRIGHT LIVING AREA
• UPGRADED FLOORING
• WELL APPOINTED KITCHEN
• AMPLE CABINET SPACE

Property features AI

Finance

• Other: Total lot about 0.1 acres (approx. 0 to less than 1/4 acre)
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Colony Hills Office) with required buyer approval; HOA fee $50 monthly ($600 annually); Community clubhouse, pool, street lights, deed restrictions; Senior community; Pets allowed (max 20 lb)

Exterior

• Parking: Has carport; 1 carport space
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured home (double wide); One story; Faces west
• Construction: Metal siding and other exterior materials; Shingle roof; Other roof materials; Crawlspace foundation; Built as a manufactured double wide
• Exterior features: Rain gutters; Storage; Other exterior features; Paved road access

Interior

• Kitchen: Dishwasher; Range; Range hood; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; 4 total rooms
• Laundry & utility: Washer; Dryer; Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.7% in Zephyrhills — 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 72/100 on livability (#330 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools C-, crime C-, 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 38% 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 $967 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 129 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $94k; 49% 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; moderate wildfire risk; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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. 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: 1.29% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.62%
• DSCR: 1.70
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $158,304
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35122 Mcculloughs Leap	0.24mi	2/2.0	1,144 (-2%)	0mo	$161,000	$141	86
3838 Chah Dr	0.08mi	2/2.0	1,248 (+7%)	2mo	$160,000	$128	82
3912 Damian Dr	0.06mi	2/2.0	1,248 (+7%)	14mo	$160,000	$128	73
35026 Colony Hills Dr	0.26mi	2/2.0	1,212 (+4%)	11mo	$152,000	$125	72
35042 Colony Hills Dr	0.24mi	2/2.0	1,248 (+7%)	13mo	$170,000	$136	66
4100 Carefree Way	0.34mi	2/2.0	1,302 (+12%)	1mo	$139,500	$107	64
35139 Wagner Way	0.17mi	2/2.0	1,320 (+13%)	8mo	$169,900	$129	63
35043 Chancey Rd	0.39mi	3/2.0 (+1)	1,248 (+7%)	7mo	$196,000	$157	59
3324 Carnation Ln	0.72mi	2/2.0	1,200 (+3%)	19mo	$170,000	$142	45
34701 Morning Glory Gln	0.69mi	2/2.0	1,056 (-9%)	16mo	$165,000	$156	39
35429 Chambers Dr	0.69mi	3/2.0 (+1)	1,260 (+8%)	15mo	$253,000	$201	36

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $4,506
• Equity at exit: $20,860

10-year hold

• IRR: 9.6%
• Equity multiple: 1.64×
• Total profit: $25,239
• Equity at exit: $12,096

Cash invested: $39,172 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,811 high
• Mortgage (P&I): −$734
• Tax from tax record: −$78 /mo · $942/yr
• Insurance: −$58
• HOA: −$50
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $510

Break-even live

Break-even rent $1,165

Max offer price $139,900

Occupancy floor 67%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36232 Lanier Oaks Pt , FL	3.0	2.0	1325	$1,700	$1.28	24d	1	0.40mi
34652 Blue Starling St Zephyrhills, FL	3.0	2.0	1352	$1,650	$1.22	5d	1	1.15mi
5019 Coopers Hawk Pl Zephyrhills, FL	3.0	2.0	1456	$1,699	$1.17	10d	1	1.18mi
3030 Beaver Creek Dr Wesley Chapel, FL	2.0	1.0	700	$950	$1.36	15d	1	1.23mi
34747 Double Eagle Ct Zephyrhills, FL	2.0	2.0	1308	$1,650	$1.26	18d	1	1.29mi
3829 Kim Dr Wesley Chapel, FL	2.0	1.0	832	$1,395	$1.68	24d	1	1.43mi
33780 Charleston Club Cir Wesley Chapel, FL	1.0–2.0	1.0–2.0	977	$2,135	$2.19	2d	11	1.46mi
33976 Lusitano Dr Wesley Chapel, FL	1.0–3.0	1.0–2.5	1251	$2,284	$1.82	12d	71	1.48mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: pool

Listing history 21 events

1. 2026-06-18
   days on market $139,900 Active 129 DOM
2. 2026-06-17
   days on market $139,900 Active 128 DOM
3. 2026-06-16
   days on market $139,900 Active 127 DOM
4. 2026-06-15
   days on market $139,900 Active 126 DOM
5. 2026-06-13
   days on market $139,900 Active 124 DOM
6. 2026-06-09
   days on market $139,900 Active 120 DOM
7. 2026-06-08
   days on market $139,900 Active 119 DOM
8. 2026-06-07
   days on market $139,900 Active 118 DOM
9. 2026-06-04
   days on market $139,900 Active 115 DOM
10. 2026-06-03
    days on market $139,900 Active 114 DOM
11. 2026-06-02
    days on market $139,900 Active 113 DOM
12. 2026-06-01
    days on market $139,900 Active 112 DOM
13. 2026-05-31
    days on market $139,900 Active 111 DOM
14. 2026-04-24
    price $139,900
15. 2026-02-24
    price $153,000
16. 2026-02-09
    listed $159,900 Active
17. 2020-05-04
    soldstatus $93,900
18. 2020-04-29
    soldstatus $93,900 Sold 1148-char remark

    Show marketing remark (1148 chars)

    COLONY HILLS DREAM! This home is furnished and MOVE IN READY! This 2 bedroom, 2 bath home has 1,164 square feet of living space PLUS a Florida room AND a workshop/shed. The laundry room is INSIDE the home and the home has been immaculately maintained by the owners. As you enter you see the huge living room, lots of room to entertain or even divide the space! There are windows along the span of the living room. .. naturally light & bright! The dining room offers a built in china hutch and flows into the kitchen. The kitchen is nicely appointed with lots of cabinet and counter space, breakfast table and pantry. The master bedroom is large and boasts a walk-in closet, large vanity, shower and linen closet. The second bedroom is good-sized with a walk-in closet and is across from the hall bath. There's another linen closet in the hall as well! The laundry room has cabinets for extra storage and a coat closet. The Florida room has glass windows and is adjacent to the workshop/shed. The HOA fee is low at only $480 annually and the amenities abound: pool, tennis court, shuffleboard and a recreation building with lots of activities!

19. 2020-03-26
    status Pending 1148-char remark

    Show marketing remark (1148 chars)

    COLONY HILLS DREAM! This home is furnished and MOVE IN READY! This 2 bedroom, 2 bath home has 1,164 square feet of living space PLUS a Florida room AND a workshop/shed. The laundry room is INSIDE the home and the home has been immaculately maintained by the owners. As you enter you see the huge living room, lots of room to entertain or even divide the space! There are windows along the span of the living room. .. naturally light & bright! The dining room offers a built in china hutch and flows into the kitchen. The kitchen is nicely appointed with lots of cabinet and counter space, breakfast table and pantry. The master bedroom is large and boasts a walk-in closet, large vanity, shower and linen closet. The second bedroom is good-sized with a walk-in closet and is across from the hall bath. There's another linen closet in the hall as well! The laundry room has cabinets for extra storage and a coat closet. The Florida room has glass windows and is adjacent to the workshop/shed. The HOA fee is low at only $480 annually and the amenities abound: pool, tennis court, shuffleboard and a recreation building with lots of activities!

20. 2020-03-25
    listed $93,900 Active 1148-char remark

    Show marketing remark (1148 chars)

    COLONY HILLS DREAM! This home is furnished and MOVE IN READY! This 2 bedroom, 2 bath home has 1,164 square feet of living space PLUS a Florida room AND a workshop/shed. The laundry room is INSIDE the home and the home has been immaculately maintained by the owners. As you enter you see the huge living room, lots of room to entertain or even divide the space! There are windows along the span of the living room. .. naturally light & bright! The dining room offers a built in china hutch and flows into the kitchen. The kitchen is nicely appointed with lots of cabinet and counter space, breakfast table and pantry. The master bedroom is large and boasts a walk-in closet, large vanity, shower and linen closet. The second bedroom is good-sized with a walk-in closet and is across from the hall bath. There's another linen closet in the hall as well! The laundry room has cabinets for extra storage and a coat closet. The Florida room has glass windows and is adjacent to the workshop/shed. The HOA fee is low at only $480 annually and the amenities abound: pool, tennis court, shuffleboard and a recreation building with lots of activities!

21. 2016-04-12
    soldstatus $67,500

ⓘ 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: $942 · $78/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$219/yr (+$18/mo · 23.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥108°F today · 21 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: $21,728
• − Mortgage interest: −$7,837
• − Property taxes: −$942
• − Insurance: −$700
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − HOA: −$600
• − Depreciation: −$4,070
• Taxable income: $4,104
• Est. tax owed @ 24.0%: −$985
• After-tax cash flow: $5,135/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

• Score: 72/100
• State rank: #330
• US rank: #5760

Category grades

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

+107.3% since first listed

8 events — show timeline

• 2026-04-24 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $153,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2020-05-04 Sold (Public Records) $93,900 Public Records
• 2020-04-29 Sold (MLS) $93,900 Stellar MLS as Distributed by MLS Grid
• 2020-03-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-03-25 Listed $93,900 Stellar MLS as Distributed by MLS Grid
• 2016-04-12 Sold (Public Records) $67,500 Public Records

Property tax history

+4.6%/yr

Latest (2025): $942 · +3.7% YoY. Source: county tax records.