Bayshore - Limited Series Plan · Zephyrhills, FL 33541

$179,900

2 bd · 2.0 ba · 1,460 sqft · Manufactured · 98 Days on market

Good condition

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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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

55+ age qualified community. Coming soon - Skyline- ocala bayshore limited sires home !! Be the first to own the beautiful 2.5 bedrooms 2 bathroom skyline ocala bayshore limited series home, currently under preparation and coming soon! This thoughtfully designed home offers a modern layout with spacious living areas, comfortable bedrooms, and stylish finishes that make everyday living feel effortless. Perfect for relaxing or entertaining, the open concept design provides a welcoming flow throughout the home while still offering privacy and functionally. The additional half bedroom is ideal for a home office, hobby space, or guest area. Please note: Photos used in this listing are for refere

Key facts

• Listed 98 days

Property features AI

Finance

• Other: Inventory type: New construction plan; Status: Active; Last updated: 2026-04-28
• Financial info: List price $179,900

Exterior

• Home design: Single-family plan; Located in Zephyrhills, FL
• Exterior features: Living area approximately 1460

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan model: Bayshore - Limited Series

🏗️ New construction. The $179,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $181,040.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.8% 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; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 41% 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 $1k of loan paydown is wiped out by about $5k 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 98 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

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 $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.08% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $181,040
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34911 Buck Rd	0.34mi	3/2.0 (+1)	1,496 (+2%)	12mo	$120,000	$80	65
4618 Newcomb Ave	0.39mi	3/2.0 (+1)	1,368 (-6%)	6mo	$115,000	$84	61
34620 Dustin Ct	0.37mi	3/2.0 (+1)	1,512 (+4%)	15mo	$278,000	$184	59
4100 Carefree Way	0.48mi	2/2.0	1,302 (-11%)	1mo	$139,500	$107	58
35020 Colony Hills Dr	0.56mi	3/2.0 (+1)	1,430 (-2%)	9mo	$175,000	$122	58
35021 Mcculloughs Leap	0.51mi	3/2.0 (+1)	1,352 (-7%)	4mo	$167,000	$124	56
35139 Wagner Way	0.66mi	2/2.0	1,320 (-10%)	8mo	$169,900	$129	47
35042 Colony Hills Dr	0.58mi	2/2.0	1,248 (-14%)	13mo	$170,000	$136	38

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: -9.2%
• Equity multiple: 0.67×
• Total profit: $-16,652
• Equity at exit: $26,994

10-year hold

• IRR: -4.4%
• Equity multiple: 0.75×
• Total profit: $-12,803
• Equity at exit: $15,653

Cash invested: $50,691 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,949 high
• Mortgage (P&I): −$949
• Tax est. 1.5%: −$226 /mo · $2,716/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $288

Break-even live

Break-even rent $1,584

Max offer price $181,040

Occupancy floor 80%

Sensitivity live

Price	-10% $413	-5% $351	+0% $288	+5% $226	+10% $163
Rent	-10% $134	-5% $211	+0% $288	+5% $365	+10% $442
Rate	-1.0pp $380	-0.5pp $334	base $288	+0.5pp $241	+1.0pp $194

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: $45,260
• Closing costs: $5,431
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34652 Blue Starling St Zephyrhills, FL	3.0	2.0	1352	$1,650	$1.22	5d	1	0.42mi
4410 Sailplane Ct Wesley Chapel, FL	3.0	2.5	1574	$2,100	$1.33	25d	1	0.45mi
36232 Lanier Oaks Pt , FL	3.0	2.0	1325	$1,700	$1.28	25d	1	0.48mi
34218 Cinder Way Unit 34218 Wesley Chapel, FL	3.0	2.5	1574	$1,950	$1.24	0d	1	0.48mi
34214 Cinder Way Wesley Chapel, FL	3.0	2.5	1650	$2,200	$1.33	5d	1	0.49mi
34214 Rogallo Ln Wesley Chapel, FL	3.0	2.5	1574	$2,050	$1.30	25d	1	0.50mi
34916 Mulrion Dr Zephyrhills, FL	3.0	2.0	1516	$2,100	$1.39	25d	1	0.50mi
34796 Robins Song Rd Zephyrhills, FL	3.0	2.0	1575	$1,799	$1.14	20d	1	0.50mi
34873 Robins Song Rd Zephyrhills, FL	3.0	2.0	1575	$1,749	$1.11	3d	1	0.53mi
5019 Coopers Hawk Pl Zephyrhills, FL	3.0	2.0	1456	$1,699	$1.17	11d	1	0.54mi
34747 Double Eagle Ct Zephyrhills, FL	2.0	2.0	1308	$1,650	$1.26	18d	1	0.60mi
34325 Smart Dr Zephyrhills, FL	3.0	2.0	1505	$2,065	$1.37	4d	1	0.73mi
33976 Lusitano Dr Wesley Chapel, FL	1.0–3.0	1.0–2.5	1251	$2,284	$1.82	13d	71	0.75mi
33780 Charleston Club Cir Wesley Chapel, FL	1.0–3.0	1.0–2.0	1059	$1,956	$1.85	0d	13	0.96mi
34002 Painthorse Way Wesley Chapel, FL	1.0–3.0	1.0–2.0	1022	$2,208	$2.16	3d	46	1.02mi
35940 Inspiration Dr Zephyrhills, FL	1.0–3.0	1.0–2.0	1034	$1,788	$1.73	0d	22	1.46mi
5137 Benjamin Eric St Zephyrhills, FL	3.0	2.5	1634	$2,050	$1.25	0d	1	1.49mi

Listing history 13 events

1. 2026-06-18
   days on market $179,900 Active 98 DOM
2. 2026-06-17
   days on market $179,900 Active 97 DOM
3. 2026-06-16
   days on market $179,900 Active 96 DOM
4. 2026-06-15
   days on market $179,900 Active 95 DOM
5. 2026-06-13
   days on market $179,900 Active 93 DOM
6. 2026-06-09
   days on market $179,900 Active 89 DOM
7. 2026-06-08
   days on market $179,900 Active 88 DOM
8. 2026-06-07
   days on market $179,900 Active 87 DOM
9. 2026-06-04
   days on market $179,900 Active 84 DOM
10. 2026-06-03
    days on market $179,900 Active 83 DOM
11. 2026-06-02
    days on market $179,900 Active 82 DOM
12. 2026-06-01
    days on market $179,900 Active 81 DOM
13. 2026-05-31
    days on market $179,900 Active 80 DOM

ⓘ 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 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: $23,385
• − Mortgage interest: −$10,141
• − Property taxes: −$2,716
• − Insurance: −$905
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$5,267
• Taxable income: $615
• Est. tax owed @ 24.0%: −$147
• After-tax cash flow: $3,313/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This home is in good condition with modern finishes and a well-maintained exterior. It is ready for move-in and would benefit from some exterior painting and landscaping improvements to further enhance its value.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 48,266
• 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