39249 Nanian Dr · Zephyrhills North, FL 33542

$44,995

1 bd · 1.0 ba · 240 sqft · Manufactured public records · 55 Days on market

Built 2001 $140/mo HOA

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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 +7.5/15.0
• 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

Motivated Seller!!! Looking for the Active Florida Lifestyle. Welcome to Country Aire Village, a 55+ Co-op Community. Monthly Fees $140.00 includes internet, cable television, water, sewer, trash, amenities and more. This home is Tiny but Mighty and sporting all of it glorious 470 sqft. This R. V. home was built in 2001 and has been beautifully remodeled for a move-in ready experience. All you need is your suitcase and a toothbrush. The home is furnished with a queen bed, pull out sofa bed, Kitchen table and 4 chairs, new appliances and cabinets full of kitchen supplies, 2 televisions and more. The roof A/C is 2026 as well as the new hardwood floors. This home is yard maintenance free with

Key facts

• Move-in ready
• Remodeled
• Bonus room

Tags

• REMODELED
• MOVE-IN READY
• YARD MAINTENANCE FREE
• ARTIFICIAL TURF
• BONUS ROOM
• STACKABLE WASHER DRYER

Property features AI

Finance

• Other: Furnished
• Financial info: Total monthly fees $140; total annual fees $1,680; Lease restrictions apply
• HOA & community: Has HOA (Bonnie) — monthly fee $140; Association amenities: Clubhouse, Pool, Spa/Hot Tub, Sauna, Recreation facilities, Pickleball courts, Tennis courts, Shuffleboard court, Laundry, Cable TV; Association fee includes cable, internet, pool, common area taxes, management, maintenance of grounds, private road, recreational facilities, sewer, trash, water, and escrow reserves; Buyer/association approval required; Senior community; Pets allowed with restrictions (cats/dogs allowed; breed, number and size limits apply; max pet weight 35 lbs); Deed restrictions, community mailbox, golf carts permitted

Exterior

• Parking: Carport (1 space)
• Security: Gated community
• Utilities: Private water; Private sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured single wide home; One story; Southeast facing; Residential property
• Construction: Metal siding; Metal roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Deck; Tennis court(s); Private maintained road; Asphalt road surface

Interior

• Kitchen: Range; Range hood; Microwave; Refrigerator; Ice maker; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Living room/dining room combo
• Laundry & utility: Washer; Dryer; Laundry closet

🏢 Co-op / cooperative unit. The $44,995 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.2% vs local median 7.7% in Zephyrhills North — 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 (#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); 294 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 31% 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $45k implies a 400% 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 $43,645 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.79% ✓
• Cap rate: 20.16%
• Cash-on-cash: 49.54%
• DSCR: 3.20
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $25,920
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39236 Recess Dr	0.04mi	1/1.0	268 (+12%)	11mo	$29,000	$108	70

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: 43.2%
• Equity multiple: 2.77×
• Total profit: $22,270
• Equity at exit: $6,709

10-year hold

• IRR: 47.6%
• Equity multiple: 4.83×
• Total profit: $48,293
• Equity at exit: $3,890

Cash invested: $12,599 (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: 294
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,257 high
• Mortgage (P&I): −$236
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$19
• HOA: −$140
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $520

Break-even live

Break-even rent $599

Max offer price $44,995

Occupancy floor 54%

Sensitivity live

Price	-10% $546	-5% $533	+0% $520	+5% $507	+10% $495
Rent	-10% $421	-5% $470	+0% $520	+5% $570	+10% $619
Rate	-1.0pp $543	-0.5pp $532	base $520	+0.5pp $508	+1.0pp $497

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: $11,249
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39132 County Road 54 #2184 Zephyrhills, FL	2.0	2.0	864	$1,500	$1.74	25d	1	0.15mi
39132 County Rd Zephyrhills, FL	2.0	2.0	864	$1,500	$1.74	25d	1	0.17mi
39029 Kirkland Dr Zephyrhills, FL	1.0	1.0	500	$950	$1.90	25d	1	0.24mi
38748 Calumet Ave Zephyrhills, FL	2.0	1.0	750	$1,100	$1.47	5d	1	0.51mi
38939 North Ave Unit 2 Zephyrhills, FL	2.0	1.0	870	$1,300	$1.49	18d	1	0.53mi
38647 Rose Ln Zephyrhills, FL	2.0	1.0	814	$1,350	$1.66	25d	1	0.71mi
38719 12th Ave Zephyrhills, FL	2.0	1.5	1246	$1,400	$1.12	25d	1	0.74mi
38621 Rose Ln Zephyrhills, FL	2.0	1.0	1040	$1,495	$1.44	0d	1	0.75mi
38942 9th Ave Zephyrhills, FL	2.0	1.0	850	$1,425	$1.68	25d	1	0.80mi
5647 20th St Zephyrhills, FL	2.0	1.0	850	$1,425	$1.68	25d	1	0.81mi
38485 County Road 54 Zephyrhills, FL	2.0	1.0	800	$1,100	$1.38	25d	1	0.83mi
5652 18th St Zephyrhills, FL	2.0	1.0	976	$1,200	$1.23	25d	1	0.84mi
38706 Daughtery Rd Zephyrhills, FL	1.0	1.0	445	$974	$2.19	17d	2	0.84mi
5532 Jennie St Zephyrhills, FL	2.0	2.0	862	$1,100	$1.28	13d	1	0.86mi
5603 Eugene Dr Zephyrhills, FL	2.0	1.0	652	$1,049	$1.61	13d	1	0.87mi
5548 Annette St Zephyrhills, FL	2.0	1.0	652	$1,049	$1.61	13d	1	0.87mi
6788 Basswood Cir Zephyrhills, FL	2.0	2.0	1067	$1,250	$1.17	25d	1	0.88mi
5600 Jennie St Zephyrhills, FL	2.0	2.0	730	$1,100	$1.51	25d	1	0.88mi
5552 Annette St Zephyrhills, FL	2.0	1.0	652	$1,049	$1.61	25d	1	0.91mi
5542 20th St Unit 1234473P Zephyrhills, FL	2.0	2.0	839	$3,199	$3.81	3d	1	0.92mi
5532 20th St Unit 1234470P Zephyrhills, FL	2.0	2.0	839	$7,732	$9.22	0d	1	0.92mi
6052 10th St Zephyrhills, FL	2.0	1.0	644	$1,200	$1.86	25d	1	0.96mi
38350 Ironwood Pl #5 Zephyrhills, FL	2.0	2.0	1094	$1,800	$1.65	25d	1	0.96mi
38300 Henry Dr Zephyrhills, FL	2.0	1.0	1152	$1,650	$1.43	5d	1	1.01mi
5611 12th St Zephyrhills, FL	2.0	1.0	—	$1,800	—	25d	1	1.05mi
39041 Manor Dr Unit B Zephyrhills, FL	1.0	1.0	450	$1,000	$2.22	25d	1	1.10mi
5217 17th St Zephyrhills, FL	1.0	1.0	540	$1,050	$1.94	25d	1	1.30mi
5426 8th St #1 Zephyrhills, FL	1.0	1.0	432	$1,150	$2.66	25d	1	1.31mi
38010 14th Ave Apt 3 Zephyrhills, FL	1.0	1.0	537	$1,195	$2.23	25d	1	1.44mi
38112 Townview Ave Zephyrhills, FL	1.0	1.0	700	$1,100	$1.57	25d	1	1.44mi
5441 6th St Zephyrhills, FL	2.0	1.0	1014	$1,650	$1.63	25d	1	1.46mi
5206 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	5d	1	1.46mi
5214 7th St Zephyrhills, FL	1.0	1.0	550	$1,100	$2.00	17d	1	1.46mi
5214 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	5d	1	1.46mi
5208 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	5d	1	1.46mi
5028 16th St Zephyrhills, FL	2.0	2.0	1092	$1,545	$1.41	0d	1	1.48mi
39014 South Ave Zephyrhills, FL	2.0	1.0	840	$1,395	$1.66	5d	1	1.49mi
39014 South Ave Zephyrhills, FL	2.0	1.0	840	$1,395	$1.66	0d	1	1.49mi

HOA detail

• Monthly dues: $140 · $1,680/yr
• Likely covers: watersewertrashinternetcable

Listing history 16 events

1. 2026-06-18
   days on market $44,995 Active 55 DOM
2. 2026-06-17
   days on market $44,995 Active 54 DOM
3. 2026-06-16
   days on market $44,995 Active 53 DOM
4. 2026-06-15
   days on market $44,995 Active 52 DOM
5. 2026-06-13
   days on market $44,995 Active 50 DOM
6. 2026-06-09
   days on market $44,995 Active 46 DOM
7. 2026-06-08
   days on market $44,995 Active 45 DOM
8. 2026-06-07
   days on market $44,995 Active 44 DOM
9. 2026-06-04
   days on market $44,995 Active 41 DOM
10. 2026-06-03
    days on market $44,995 Active 40 DOM
11. 2026-06-02
    pricedays on market $44,995 Active 39 DOM
12. 2026-06-01
    days on market $47,000 Active 38 DOM
13. 2026-05-31
    days on market $47,000 Active 37 DOM
14. 2026-05-16
    price $47,500
15. 2026-04-24
    listed $48,000 Active
16. 2002-02-22
    soldstatus $9,000

ⓘ 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: $940 · $78/mo
• Projected year-2 tax: $940 · $78/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: $15,086
• − Mortgage interest: −$2,520
• − Property taxes: −$940
• − Insurance: −$225
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − HOA: −$1,680
• − Depreciation: −$1,309
• Taxable income: $5,998
• Est. tax owed @ 24.0%: −$1,440
• After-tax cash flow: $4,802/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

+427.8% since first listed

3 events — show timeline

• 2026-05-16 Price Changed $47,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Listed $48,000 Stellar MLS as Distributed by MLS Grid
• 2002-02-22 Sold (Public Records) $9,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $940 · +1.3% YoY. Source: county tax records.