6055 Crestview Ln · Zephyrhills West, FL 33542

$109,900

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 8 Days on market

Built 1984 4,631 sqft lot Est $175k · 37% under $37/mo HOA · 2% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Beautiful, spacious Palm Harbor Home! Large bedrooms, laundry room located inside home, Florida Room is 26 Ft long. This is a must see property, move in ready.

Key facts

• Open floor plan
• Covered carport
• Florida room

Tags

• FLORIDA ROOM
• COVERED CARPORT
• INTERIOR LAUNDRY ROOM
• LIGHT AND BRIGHT KITCHEN
• FRESHLY PAINTED CABINETRY
• OPEN FLOOR PLAN

Property features AI

Finance

• Other: Homestead exempt; Lot about 0.11 acre (approximately 47 x 85); No waterfront; Living area approximately 1,248 sq ft; building area 1,456 sq ft
• HOA & community: HOA required; $450 annually ($37.50 monthly); Association includes water; Clubhouse, laundry facilities, shuffleboard court; Buyer approval required; Deed restrictions; Senior community; pets not allowed

Exterior

• Parking: Covered driveway; 1-space carport
• Utilities: Well water; Septic tank; Electricity connected; Water connected; Cable available
• Home design: Manufactured double-wide home; Attached property; One story; Faces east; Completed condition
• Construction: Metal frame with vinyl siding; Metal roof; Crawlspace foundation; Built as double wide
• Exterior features: Enclosed patio/porch; Front porch; Hurricane shutters; Private mailbox; Storage; Paved road access; In county location

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Enclosed Florida room; Inside utility/storage
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $708 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 14.0% vs local median 7.8% in Zephyrhills West — 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 (#772 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• 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.
• Zoned schools: West Zephyrhills Elementary School (math 27% / reading 32%, grade F, #1,896 of 2,144 statewide, top 90%, 615 students, 81% FRL); Zephyrhills High School (math 35% / reading 37%, grade F, #359 of 667 statewide, top 55%, 1,656 students, 70% FRL) — zoned schools average 75% FRL vs 48% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 51% district-wide (-18 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• 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 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).
• This rent runs 43% 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 $760 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y ago 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 $51k; list at $110k implies a 116% 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 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.62% ✓
• Cap rate: 14.02%
• Cash-on-cash: 27.60%
• DSCR: 2.23
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $174,720
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37701 Newal Ave	0.20mi	3/2.0	1,323 (+6%)	1mo	$185,000	$140	80
37743 Markland Ave	0.24mi	2/2.0 (-1)	1,150 (-8%)	8mo	$145,000	$126	64
6136 Ridgeway Dr	0.14mi	2/2.0 (-1)	1,080 (-14%)	4mo	$175,000	$162	63
36946 Tara Ave	0.64mi	2/2.0 (-1)	1,144 (-8%)	1mo	$197,000	$172	50
5524 Barbara St	0.60mi	2/2.0 (-1)	1,144 (-8%)	5mo	$122,000	$107	49

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: 18.3%
• Equity multiple: 1.72×
• Total profit: $22,036
• Equity at exit: $16,386

10-year hold

• IRR: 24.6%
• Equity multiple: 2.85×
• Total profit: $57,025
• Equity at exit: $9,502

Cash invested: $30,772 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,780 high
• Mortgage (P&I): −$576
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$46
• HOA: −$37
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $708

Break-even live

Break-even rent $884

Max offer price $109,900

Occupancy floor 55%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6262 Maisie Rd Zephyrhills, FL	3.0	2.5	1363	$1,700	$1.25	24d	1	0.22mi
6246 Timberly Ln Zephyrhills, FL	3.0	2.5	1363	$1,900	$1.39	24d	1	0.24mi
37661 Aaralyn Rd Zephyrhills, FL	3.0	2.5	1363	$1,800	$1.32	24d	1	0.25mi
6335 Maisie Rd Zephyrhills, FL	3.0	2.5	1363	$1,650	$1.21	20d	1	0.27mi
37732 Cecil Ln Zephyrhills, FL	3.0	1.0	1040	$1,800	$1.73	24d	1	0.31mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,999	$2.34	1d	142	0.32mi
37812 15th Ave Zephyrhills, FL	2.0	2.0	1000	$1,850	$1.85	24d	1	0.44mi
6195 Daerr Ridge St Zephyrhills, FL	3.0	2.5	1386	$2,000	$1.44	17d	1	0.52mi
5521 Barbara St Zephyrhills, FL	2.0	2.0	1056	$1,800	$1.70	24d	1	0.61mi
6633 Foxmoor Dr Zephyrhills, FL	3.0	2.0	1300	$2,000	$1.54	24d	1	0.61mi
6136 Pina Colada St Zephyrhills, FL	3.0	2.5	1386	$2,100	$1.52	12d	1	0.63mi
38300 Henry Dr Zephyrhills, FL	2.0	1.0	1152	$1,650	$1.43	4d	1	0.79mi
5441 6th St Zephyrhills, FL	2.0	1.0	1014	$1,650	$1.63	24d	1	0.91mi
36801 Camelia Ct Zephyrhills, FL	2.0	2.0	864	$1,350	$1.56	24d	1	0.92mi
37814 Daughtery Rd Zephyrhills, FL	2.0	1.0	1070	$1,395	$1.30	4d	1	0.94mi
5237 1st St Zephyrhills, FL	3.0	1.0	964	$1,700	$1.76	24d	1	0.95mi
38350 Ironwood Pl #5 Zephyrhills, FL	2.0	2.0	1094	$1,800	$1.65	24d	1	0.96mi
6773 Branham Mill Ct Zephyrhills, FL	3.0	2.0	1454	$1,950	$1.34	24d	1	0.97mi
37902 7th Ave Zephyrhills, FL	3.0	1.0	900	$1,775	$1.97	24d	1	0.99mi
5143 1st St Zephyrhills, FL	3.0	2.0	1436	$1,750	$1.22	24d	1	1.04mi
38485 County Road 54 Zephyrhills, FL	2.0	1.0	800	$1,100	$1.38	24d	1	1.04mi
6788 Basswood Cir Zephyrhills, FL	2.0	2.0	1067	$1,250	$1.17	24d	1	1.14mi
38647 Rose Ln Zephyrhills, FL	2.0	1.0	814	$1,350	$1.66	24d	1	1.17mi
38552 9th Ave Zephyrhills, FL	4.0	2.0	1052	$2,100	$2.00	20d	1	1.18mi
38719 12th Ave Zephyrhills, FL	2.0	1.5	1246	$1,400	$1.12	24d	1	1.22mi
36321 Stonewood Ln #103 Zephyrhills, FL	2.0	2.0	987	$1,525	$1.55	24d	1	1.24mi
5914 Willow Ridge Dr #101 Zephyrhills, FL	2.0	2.0	987	$1,500	$1.52	24d	1	1.27mi
36243 Lake Chase Blvd #203 Zephyrhills, FL	3.0	2.0	1278	$1,775	$1.39	24d	1	1.29mi
38748 Calumet Ave Zephyrhills, FL	2.0	1.0	750	$1,100	$1.47	4d	1	1.29mi
5022 5th St Zephyrhills, FL	2.0	1.5	974	$1,595	$1.64	24d	1	1.34mi
5812 17th St Zephyrhills, FL	3.0	2.0	1320	$2,100	$1.59	24d	1	1.34mi
4940 4th St Zephyrhills, FL	2.0	2.0	900	$1,350	$1.50	24d	1	1.37mi
5652 18th St Zephyrhills, FL	2.0	1.0	976	$1,200	$1.23	24d	1	1.44mi
38939 North Ave Unit 2 Zephyrhills, FL	2.0	1.0	870	$1,300	$1.49	17d	1	1.45mi
36106 Lake Chase Blvd #102 Zephyrhills, FL	3.0	2.0	1170	$1,650	$1.41	4d	1	1.45mi
36106 Lake Chase Blvd Zephyrhills, FL	3.0	2.0	1325	$1,700	$1.28	24d	1	1.45mi
4639 Coral St Zephyrhills, FL	2.0	2.0	1056	$1,250	$1.18	24d	1	1.47mi
36095 Carriage Pine Ct Zephyrhills, FL	3.0	2.0	1461	$1,990	$1.36	24d	1	1.49mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 7 events

1. 2026-06-19
   status $109,900 Pending 8 DOM
2. 2026-06-18
   days on market $109,900 Active 8 DOM
3. 2026-06-17
   days on market $109,900 Active 7 DOM
4. 2026-06-16
   days on market $109,900 Active 6 DOM
5. 2026-06-15
   days on market $109,900 Active 5 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $109,900 Active 3 DOM

ⓘ 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: $470 · $39/mo
• Projected year-2 tax: $912 · $76/mo
• Expected delta: +$442/yr (+$37/mo · 94.1%)

ⓘ 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 6 d/yr ≥108°F today · 20 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: $21,356
• − Mortgage interest: −$6,156
• − Property taxes: −$470
• − Insurance: −$550
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − HOA: −$444
• − Depreciation: −$3,197
• Taxable income: $7,122
• Est. tax owed @ 24.0%: −$1,709
• After-tax cash flow: $6,782/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

+586.9% since first listed

13 events — show timeline

• 2026-06-10 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2017-03-14 Sold (Public Records) $50,900 Public Records
• 2017-03-09 Sold (MLS) $50,900 Stellar MLS as Distributed by MLS Grid
• 2017-02-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-02-17 Price Changed $54,900 Stellar MLS as Distributed by MLS Grid
• 2017-01-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-12-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-12-09 Price Changed $59,900 Stellar MLS as Distributed by MLS Grid
• 2016-10-24 Listed $64,500 Stellar MLS as Distributed by MLS Grid
• 2010-09-02 Sold (Public Records) $65,000 Public Records
• 2008-02-29 Sold (Public Records) $60,000 Public Records
• 2004-05-03 Sold (Public Records) $52,500 Public Records
• 1980-06-01 Sold (Public Records) $16,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $470 · +5.5% YoY. Source: county tax records.