5541 Benton St · Zephyrhills West, FL 33542

$150,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 39 Days on market

Built 1979 5,432 sqft lot Est $139k · 8% over $37/mo HOA · 2% of rent

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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 +22.8/30.0
• DSCR +7.3/10.0
• 1% rule +5.8/10.0
• Schools +4.3/10.0
• ARV discount +4.0/15.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 5541 Benton Drive! You are going to fall in love with this charming and spacious 2-bedroom, 2-bathroom doublewide located in Betmar Acres, a desirable 55+ golf community where you own the land and pay only a low annual community fee of $448. Whether you are looking for a full-time residence or a warm escape from the cold northern winters, this home offers affordable Florida living in a vibrant, amenity-rich community. As you step inside, you will immediately notice the attractive laminate flooring that flows throughout the entire home, creating a warm and cohesive feel while offering easy maintenance. The galley kitchen features wood cabinetry, updated countertops, and plenty of

Key facts

• Laminate flooring
• Galley kitchen
• Doublewide

Tags

• DOUBLEWIDE
• LAMINATE FLOORING
• GALLEY KITCHEN
• WOOD CABINETRY
• UPDATED COUNTERTOPS
• FRONT FLORIDA ROOM

Property features AI

Finance

• Other: Furnished; Association fee includes common area taxes and security; Total building area listed (public records): 2,088 square feet; Living area listed (public records): 960 square feet
• Financial info: Lease restrictions apply
• HOA & community: Has HOA with annual fee of $448 (monthly approx. $37.33); Association approval required; Association amenities include clubhouse, pool, spa/hot tub, tennis courts, pickleball, basketball, shuffleboard, golf course and golf, park, trails, recreation facilities, security, optional additional fees, street lights; Senior community; Buyer approval required; Golf carts allowed; Pets allowed (cats and dogs)

Exterior

• Parking: Covered driveway; Carport (1 space)
• Security: Community security (included with association)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Broadband/high-speed internet available
• Home design: Manufactured home (double wide); Single-story; Faces east
• Construction: Vinyl siding; Membrane roof; Crawlspace foundation; Built in 1 story
• Exterior features: Covered, enclosed and screened patio/porch with side porch; Sliding doors; Hurricane shutters; Rain gutters; Exterior storage; Level, paved lot; Public maintained road access

Interior

• Kitchen: Dishwasher; Range; Range hood; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Ceiling fans; Living room / dining room combo; Open floorplan; Window treatments; Double pane windows
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.

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 falling (-3.6%/yr); 297 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 40% 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 $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 39 days — a 3% lower offer ($146k) 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 $64k; list at $150k implies a 136% 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; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.08% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.44%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $139,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5619 Dakota St	0.28mi	2/2.0 (-1)	960 (0%)	3mo	$175,000	$182	79
5341 Powhattan St	0.34mi	2/2.0 (-1)	960 (0%)	3mo	$170,000	$177	77
37024 8th Ave	0.39mi	2/2.0 (-1)	960 (0%)	2mo	$45,000	$47	75
37100 8th Ave	0.43mi	2/2.0 (-1)	960 (0%)	1mo	$138,000	$144	74
36708 Niles Dr	0.23mi	2/2.0 (-1)	1,008 (+5%)	2mo	$155,000	$154	74
36620 Kay Ave	0.39mi	2/2.0 (-1)	1,008 (+5%)	1mo	$220,000	$218	68
5250 Betmar Dr	0.59mi	3/1.5	936 (-2%)	3mo	$143,000	$153	64
5015 Shirley Cir	0.56mi	2/2.0 (-1)	976 (+2%)	3mo	$95,000	$97	64
37229 Sandra Ave	0.55mi	2/2.0 (-1)	931 (-3%)	1mo	$106,900	$115	63
36946 Grace Ave	0.29mi	2/1.5 (-1)	1,063 (+11%)	0mo	$135,000	$127	61
37240 Beverly Ave	0.48mi	2/2.0 (-1)	898 (-6%)	2mo	$130,500	$145	60
5248 Antigua Dr	0.65mi	2/2.0 (-1)	1,036 (+8%)	1mo	$129,500	$125	51

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-12,471
• Equity at exit: $22,365

10-year hold

• IRR: -3.2%
• Equity multiple: 0.81×
• Total profit: $-7,854
• 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 33542

• Home prices YoY: -20.6%
• Rents YoY: -3.6%
• Active inventory: 297
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,626 high
• Mortgage (P&I): −$787
• Tax from tax record: −$138 /mo · $1,658/yr
• Insurance: −$62
• HOA: −$37
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $260

Break-even live

Break-even rent $1,297

Max offer price $150,000

Occupancy floor 79%

Sensitivity live

Price	-10% $345	-5% $303	+0% $260	+5% $218	+10% $175
Rent	-10% $132	-5% $196	+0% $260	+5% $325	+10% $389
Rate	-1.0pp $336	-0.5pp $299	base $260	+0.5pp $222	+1.0pp $182

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 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36801 Camelia Ct Zephyrhills, FL	2.0	2.0	864	$1,350	$1.56	25d	1	0.08mi
5168 Crooked Ln Zephyrhills, FL	2.0	1.0	600	$1,645	$2.74	23d	1	0.38mi
5521 Barbara St Zephyrhills, FL	2.0	2.0	1056	$1,800	$1.70	25d	1	0.43mi
36321 Stonewood Ln #103 Zephyrhills, FL	2.0	2.0	987	$1,525	$1.55	25d	1	0.69mi
5914 Willow Ridge Dr #101 Zephyrhills, FL	2.0	2.0	987	$1,500	$1.52	25d	1	0.70mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,999	$2.34	0d	141	0.88mi
36009 Deer Creek Dr #104 Zephyrhills, FL	2.0	2.0	1029	$1,450	$1.41	25d	1	0.96mi
36015 Deer Creek Dr #202 Zephyrhills, FL	2.0	2.0	1062	$1,450	$1.37	25d	1	0.96mi
37812 15th Ave Zephyrhills, FL	2.0	2.0	1000	$1,850	$1.85	25d	1	0.99mi
35940 Inspiration Dr Zephyrhills, FL	1.0–3.0	1.0–2.0	1034	$2,201	$2.13	0d	22	1.01mi
37902 7th Ave Zephyrhills, FL	3.0	1.0	900	$1,775	$1.97	25d	1	1.10mi
5237 1st St Zephyrhills, FL	3.0	1.0	964	$1,700	$1.76	25d	1	1.17mi
37732 Cecil Ln Zephyrhills, FL	3.0	1.0	1040	$1,800	$1.73	25d	1	1.18mi
4833 Royal Palm Dr Zephyrhills, FL	2.0	1.0	672	$1,090	$1.62	25d	1	1.28mi
5441 6th St Zephyrhills, FL	2.0	1.0	1014	$1,650	$1.63	25d	1	1.34mi
4639 Coral St Zephyrhills, FL	2.0	2.0	1056	$1,250	$1.18	25d	1	1.35mi
37819 Alissa Dr Zephyrhills, FL	2.0	2.0	864	$1,450	$1.68	19d	1	1.39mi
37925 Date Palm Dr Zephyrhills, FL	3.0	1.5	720	$1,300	$1.81	25d	1	1.47mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 9 events

1. 2026-06-18
   days on market $150,000 Active 39 DOM
2. 2026-06-17
   status $150,000 Active 38 DOM
3. 2026-05-23
   status Pending
4. 2026-04-30
   status Active
5. 2026-03-28
   status Pending
6. 2026-03-13
   listed $150,000 Active
7. 2016-04-14
   soldstatus $63,500
8. 1984-03-01
   soldstatus $33,000
9. 1979-05-01
   soldstatus $5,900

ⓘ 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: $1,658 · $138/mo
• Projected year-2 tax: $1,658 · $138/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 5/10 Major
• 🌡 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: $19,514
• − Mortgage interest: −$8,402
• − Property taxes: −$1,658
• − Insurance: −$750
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − HOA: −$444
• − Depreciation: −$4,364
• Taxable income: $774
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $2,939/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

• Census place: Zephyrhills West, 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

+2442.4% since first listed

7 events — show timeline

• 2026-05-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-14 Sold (Public Records) $63,500 Public Records
• 1984-03-01 Sold (Public Records) $33,000 Public Records
• 1979-05-01 Sold (Public Records) $5,900 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,658 · +3.0% YoY. Source: county tax records.