37518 Attica Ave · Pasadena Hills, FL 33542

$169,900

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 22 Days on market

Built 1999 3,750 sqft lot Est $151k · 13% over

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Why this score? — see what drove the D+ 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 +22.9/30.0
• DSCR +7.4/10.0
• 1% rule +4.8/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very clean, 1999 3/2/1cpt or 2/2/1 with ofc/den, doublewide with 1,248 sfla and 216sf screened room in Valleydale Acres.

Key facts

• Open floor plan
• Larger floor plans
• No lot rent

Tags

• NO HOA FEES
• NO LOT RENT
• LARGER FLOOR PLANS
• NUMEROUS IMPROVEMENTS
• OPEN FLOOR PLAN
• VAULTED CEILINGS

Property features AI

Finance

• Other: Partially furnished; Property type: Residential - Manufactured Home; Lot size about 0.09 acres (less than 1/4 acre); Asphalt road access
• HOA & community: No association fees (no HOA); Street lights in community; Senior community; Pets allowed (cats and dogs up to 60 lbs)

Exterior

• Parking: Carport with 2 spaces
• Security: Closed-circuit cameras; Security system (owned); Smoke detectors
• Utilities: Public water; Public sewer (also lists 'None' and 'Public Sewer'); Electricity available and connected; Cable available and connected; Fire hydrant nearby; Sewer connected; Water connected
• Home design: Manufactured double-wide home; Single-story; Faces northwest; Homesteaded property
• Construction: Vinyl siding with frame construction; Shingle roof; Crawlspace foundation; Built on one level
• Exterior features: Rain gutters; Sliding doors; Outdoor storage

Interior

• Kitchen: Dishwasher; Disposal; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Hardwood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air
• Interior features: Ceiling fans; High ceilings; Open floor plan; Solid wood cabinets; Split bedroom layout; Thermostat; Vaulted ceilings; Walk-in closets; Window treatments (blinds)
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (2.1% below list).
• Recommended offer: $166k (2.1% below list) — sets the bar for 1% rule.
• Cap rate 8.4% vs local median 3.6% in Pasadena Hills — 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 63/100 on livability (#723 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living 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; 22 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 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 $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 22 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $56k; list at $170k implies a 203% 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 $166,302 (2.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.98% ✗
• Cap rate: 8.41%
• Cash-on-cash: 7.57%
• DSCR: 1.34
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $151,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37501 Campo Ave	0.29mi	2/2.0	1,296 (+4%)	2mo	$140,000	$108	78
37611 Amigo Dr	0.15mi	2/2.0	1,196 (-4%)	14mo	$140,000	$117	75
6902 Orlo Dr	0.12mi	2/2.0	1,104 (-12%)	2mo	$75,000	$68	74
37642 Amigo Dr	0.20mi	3/2.0 (+1)	1,204 (-4%)	14mo	$156,000	$130	69
7141 EL Matador St	0.35mi	2/2.0	1,218 (-2%)	15mo	$137,500	$113	68
7109 EL Matador St	0.31mi	2/2.0	1,332 (+7%)	9mo	$128,000	$96	67
37533 Rio Ln	0.26mi	3/2.0 (+1)	1,296 (+4%)	14mo	$145,500	$112	65
37838 Barcelona Ave	0.35mi	2/2.0	1,128 (-10%)	4mo	$136,000	$121	65
37539 Rio Ln	0.26mi	2/2.0	1,344 (+8%)	14mo	$175,000	$130	64
37701 Newal Ave	0.73mi	3/2.0 (+1)	1,323 (+6%)	1mo	$185,000	$140	50
37631 Neukom Ave	0.61mi	3/2.0 (+1)	1,296 (+4%)	16mo	$200,000	$154	47
37652 New Horizons Blvd	0.72mi	2/2.0	1,396 (+12%)	3mo	$240,000	$172	44

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: -7.8%
• Equity multiple: 0.72×
• Total profit: $-13,371
• Equity at exit: $25,333

10-year hold

• IRR: -2.2%
• Equity multiple: 0.87×
• Total profit: $-6,173
• Equity at exit: $14,690

Cash invested: $47,572 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$891
• Tax from tax record: −$52 /mo · $624/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $300

Break-even live

Break-even rent $1,283

Max offer price $169,900

Occupancy floor 77%

Sensitivity live

Price	-10% $396	-5% $348	+0% $300	+5% $252	+10% $204
Rent	-10% $169	-5% $234	+0% $300	+5% $366	+10% $431
Rate	-1.0pp $386	-0.5pp $343	base $300	+0.5pp $256	+1.0pp $211

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37814 Daughtery Rd Zephyrhills, FL	2.0	1.0	1070	$1,395	$1.30	5d	1	0.31mi
6633 Foxmoor Dr Zephyrhills, FL	3.0	2.0	1300	$2,000	$1.54	25d	1	0.43mi
6335 Maisie Rd Zephyrhills, FL	3.0	2.5	1363	$1,650	$1.21	21d	1	0.56mi
6262 Maisie Rd Zephyrhills, FL	3.0	2.5	1363	$1,700	$1.25	25d	1	0.61mi
6246 Timberly Ln Zephyrhills, FL	3.0	2.5	1363	$1,900	$1.39	25d	1	0.64mi
37661 Aaralyn Rd Zephyrhills, FL	3.0	2.5	1363	$1,800	$1.32	25d	1	0.65mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,732	$2.02	2d	142	0.66mi
37732 Cecil Ln Zephyrhills, FL	3.0	1.0	1040	$1,800	$1.73	25d	1	0.66mi
38112 Townview Ave Zephyrhills, FL	1.0	1.0	700	$1,100	$1.57	25d	1	0.68mi
6773 Branham Mill Ct Zephyrhills, FL	3.0	2.0	1454	$1,950	$1.34	25d	1	0.69mi
38350 Ironwood Pl #5 Zephyrhills, FL	2.0	2.0	1094	$1,800	$1.65	25d	1	0.88mi
6195 Daerr Ridge St Zephyrhills, FL	3.0	2.5	1386	$2,000	$1.44	18d	1	0.91mi
6788 Basswood Cir Zephyrhills, FL	2.0	2.0	1067	$1,250	$1.17	25d	1	0.96mi
7660 Emerson Hill Cir Zephyrhills, FL	1.0–3.0	1.0–2.0	1077	$1,970	$1.83	0d	33	0.96mi
6136 Pina Colada St Zephyrhills, FL	3.0	2.5	1386	$2,100	$1.52	13d	1	1.01mi
38485 County Road 54 Zephyrhills, FL	2.0	1.0	800	$1,100	$1.38	25d	1	1.02mi
38300 Henry Dr Zephyrhills, FL	2.0	1.0	1152	$1,650	$1.43	5d	1	1.04mi
37812 15th Ave Zephyrhills, FL	2.0	2.0	1000	$1,850	$1.85	25d	1	1.19mi
38748 Calumet Ave Zephyrhills, FL	2.0	1.0	750	$1,100	$1.47	5d	1	1.38mi
5521 Barbara St Zephyrhills, FL	2.0	2.0	1056	$1,800	$1.70	25d	1	1.40mi
38647 Rose Ln Zephyrhills, FL	2.0	1.0	814	$1,350	$1.66	25d	1	1.46mi
38621 Rose Ln Zephyrhills, FL	2.0	1.0	1040	$1,495	$1.44	0d	1	1.47mi

Listing history 19 events

1. 2026-06-19
   status $169,900 Pending 22 DOM
2. 2026-06-18
   days on market $169,900 Active 22 DOM
3. 2026-06-17
   days on market $169,900 Active 21 DOM
4. 2026-06-16
   days on market $169,900 Active 20 DOM
5. 2026-06-15
   days on market $169,900 Active 19 DOM
6. 2026-06-13
   days on market $169,900 Active 17 DOM
7. 2026-06-09
   days on market $169,900 Active 13 DOM
8. 2026-06-08
   days on market $169,900 Active 12 DOM
9. 2026-06-07
   days on market $169,900 Active 11 DOM
10. 2026-06-04
    days on market $169,900 Active 8 DOM
11. 2026-06-03
    days on market $169,900 Active 7 DOM
12. 2026-06-02
    days on market $169,900 Active 6 DOM
13. 2026-06-01
    days on market $169,900 Active 5 DOM
14. 2026-05-31
    days on market $169,900 Active 4 DOM
15. 2026-05-27
    listed $169,900 Active
16. 2013-11-05
    soldstatus $56,000
17. 2013-10-31
    soldstatus $56,000 120-char remark

    Show marketing remark (120 chars)

    Very clean, 1999 3/2/1cpt or 2/2/1 with ofc/den, doublewide with 1,248 sfla and 216sf screened room in Valleydale Acres.

18. 2013-08-08
    listed $59,500 120-char remark

    Show marketing remark (120 chars)

    Very clean, 1999 3/2/1cpt or 2/2/1 with ofc/den, doublewide with 1,248 sfla and 216sf screened room in Valleydale Acres.

19. 1993-06-25
    soldstatus $20,000

ⓘ 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: $624 · $52/mo
• Projected year-2 tax: $1,410 · $118/mo
• Expected delta: +$786/yr (+$65/mo · 125.9%)

ⓘ 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: $19,956
• − Mortgage interest: −$9,517
• − Property taxes: −$624
• − Insurance: −$850
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$4,943
• Taxable income: $830
• Est. tax owed @ 24.0%: −$199
• After-tax cash flow: $3,401/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 — Pasadena Hills

• Score: 63/100
• State rank: #723
• US rank: #15499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pasadena Hills, 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

+749.5% since first listed

5 events — show timeline

• 2026-05-27 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2013-11-05 Sold (Public Records) $56,000 Public Records
• 2013-10-31 Sold (MLS) $56,000 Stellar MLS as Distributed by MLS Grid
• 2013-08-08 Listed $59,500 Stellar MLS as Distributed by MLS Grid
• 1993-06-25 Sold (Public Records) $20,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $624 · +2.3% YoY. Source: county tax records.