5536 Benton St · Zephyrhills West, FL 33542

$79,500

3 bd · 2.0 ba · 840 sqft · Manufactured public records · 185 Days on market

Built 1981 4,859 sqft lot Est $129k · 38% under $37/mo HOA · 2% of rent ↓ 12% since listing

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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

Restore this home to its former charm or replace it with your new dream home. This 14' x 60' singlewide features 2 bedrooms, 2 bathrooms, a long carport with space for two vehicles, and a covered front walkway leading to the side entry door. There's a generously sized, partially enclosed street-level screened porch with an attached laundry/utility room that includes a washer, dryer, and storage space. The spacious living room boasts a 7' x 12' addition and high ceilings. Open to the main living area is the centrally located eat-in kitchen, complete with a built-in hutch and dining space. A well-sized guest bedroom with a closet is situated near the full hall bathroom, which includes a garde

Key facts

• Built in hutch
• Nice sized lot
• Walk in shower

Tags

• COVERED FRONT WALKWAY
• ATTACHED LAUNDRY UTILITY ROOM
• BUILT IN HUTCH
• ADD ON EN SUITE BATHROOM
• WALK IN SHOWER
• NICE SIZED LOT

Property features AI

Finance

• Other: Partially furnished; Lot is approximately 0.11 acre (level, paved, in county, near golf course); Road is asphalt and publicly maintained; Previous status: Pending
• Financial info: Lease restrictions apply
• HOA & community: Has HOA; monthly HOA approximately $37.33 ($448 annually); Association requires approval and fees include common area taxes, grounds maintenance, and security; Association amenities include clubhouse, pool, spa/hot tub, tennis, pickleball, basketball, shuffleboard, park, recreation facilities, storage, security, golf course access, maintenance, and optional additional fees; Senior community; Pets not allowed; Buyer approval required; deed restrictions

Exterior

• Parking: Driveway and off-street parking; Carport with 2 spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Fiber optics available; Cable available; BB/HS internet available; Phone available; Fire hydrant nearby; Sewer and water connected
• Home design: Manufactured single-wide home; Residential property; Fixer condition; One story; Home faces west; Crawlspace with pillar/post/pier foundation
• Construction: Metal siding; Metal roof; Built on crawlspace/pier foundation; Year built not provided
• Exterior features: Enclosed and screened side porch; Storage and shed(s); Shade shutters and awnings; Rain gutters; Pool (other features); Fruit trees and landscaped trees

Interior

• Kitchen: Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Window treatments and blinds; Built-in features; Eat-in kitchen; High ceilings; Thermostat; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $719 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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: 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); 294 active listings in the ZIP; 18 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 39% 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 $550 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $69,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.03% ✓
• Cap rate: 17.15%
• Cash-on-cash: 38.79%
• DSCR: 2.73
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $128,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5722 Pawnne St	0.20mi	2/2.0 (-1)	869 (+4%)	4mo	$48,500	$56	77
36905 Kay Ave	0.28mi	2/2.0 (-1)	864 (+3%)	4mo	$148,500	$172	74
37240 Beverly Ave	0.45mi	2/2.0 (-1)	898 (+7%)	2mo	$130,500	$145	61
5307 Flint St	0.42mi	2/2.0 (-1)	774 (-8%)	3mo	$134,000	$173	60
5619 Dakota St	0.31mi	2/2.0 (-1)	960 (+14%)	3mo	$175,000	$182	54
37024 8th Ave	0.37mi	2/2.0 (-1)	960 (+14%)	2mo	$45,000	$47	52
5341 Powhattan St	0.36mi	2/2.0 (-1)	960 (+14%)	3mo	$170,000	$177	52
37100 8th Ave	0.41mi	2/2.0 (-1)	960 (+14%)	1mo	$138,000	$144	52
37229 Sandra Ave	0.52mi	2/2.0 (-1)	931 (+11%)	1mo	$106,900	$115	52
36413 Teakwood Ave	0.66mi	2/1.0 (-1)	812 (-3%)	4mo	$159,000	$196	51
5250 Betmar Dr	0.56mi	3/1.5	936 (+11%)	3mo	$143,000	$153	50
37031 Karen Ave	0.46mi	2/1.5 (-1)	720 (-14%)	1mo	$92,000	$128	47

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: 31.5%
• Equity multiple: 2.27×
• Total profit: $28,245
• Equity at exit: $11,854

10-year hold

• IRR: 36.9%
• Equity multiple: 3.94×
• Total profit: $65,458
• Equity at exit: $6,874

Cash invested: $22,260 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,611 high
• Mortgage (P&I): −$417
• Tax from tax record: −$67 /mo · $799/yr
• Insurance: −$33
• HOA: −$37
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $719

Break-even live

Break-even rent $701

Max offer price $79,500

Occupancy floor 50%

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: $19,875
• Closing costs: $2,385
• 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	24d	1	0.08mi
5168 Crooked Ln Zephyrhills, FL	2.0	1.0	600	$1,645	$2.74	22d	1	0.38mi
5521 Barbara St Zephyrhills, FL	2.0	2.0	1056	$1,800	$1.70	24d	1	0.43mi
36321 Stonewood Ln #103 Zephyrhills, FL	2.0	2.0	987	$1,525	$1.55	24d	1	0.69mi
5914 Willow Ridge Dr #101 Zephyrhills, FL	2.0	2.0	987	$1,500	$1.52	24d	1	0.70mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,999	$2.34	1d	142	0.88mi
36009 Deer Creek Dr #104 Zephyrhills, FL	2.0	2.0	1029	$1,450	$1.41	24d	1	0.96mi
36015 Deer Creek Dr #202 Zephyrhills, FL	2.0	2.0	1062	$1,450	$1.37	24d	1	0.96mi
37812 15th Ave Zephyrhills, FL	2.0	2.0	1000	$1,850	$1.85	24d	1	0.99mi
35940 Inspiration Dr Zephyrhills, FL	1.0–3.0	1.0–2.0	1034	$1,988	$1.92	2d	21	1.01mi
37902 7th Ave Zephyrhills, FL	3.0	1.0	900	$1,775	$1.97	24d	1	1.10mi
5237 1st St Zephyrhills, FL	3.0	1.0	964	$1,700	$1.76	24d	1	1.17mi
37732 Cecil Ln Zephyrhills, FL	3.0	1.0	1040	$1,800	$1.73	24d	1	1.18mi
4833 Royal Palm Dr Zephyrhills, FL	2.0	1.0	672	$1,090	$1.62	24d	1	1.28mi
5441 6th St Zephyrhills, FL	2.0	1.0	1014	$1,650	$1.63	24d	1	1.34mi
4639 Coral St Zephyrhills, FL	2.0	2.0	1056	$1,250	$1.18	24d	1	1.35mi
37819 Alissa Dr Zephyrhills, FL	2.0	2.0	864	$1,450	$1.68	17d	1	1.39mi
37925 Date Palm Dr Zephyrhills, FL	3.0	1.5	720	$1,300	$1.81	24d	1	1.47mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 10 events

1. 2026-06-07
   status $79,500 Pending 185 DOM
2. 2026-06-04
   days on market $79,500 Active 185 DOM
3. 2026-06-03
   days on market $79,500 Active 184 DOM
4. 2026-06-02
   days on market $79,500 Active 183 DOM
5. 2026-06-01
   days on market $79,500 Active 182 DOM
6. 2026-05-31
   days on market $79,500 Active 181 DOM
7. 2026-04-03
   status Active
8. 2026-02-20
   status Pending
9. 2026-01-15
   price $79,500
10. 2025-10-20
    listed $89,900 Active

ⓘ 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: $799 · $67/mo
• Projected year-2 tax: $799 · $67/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: $19,338
• − Mortgage interest: −$4,453
• − Property taxes: −$799
• − Insurance: −$398
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − HOA: −$444
• − Depreciation: −$2,313
• Taxable income: $7,837
• Est. tax owed @ 24.0%: −$1,881
• After-tax cash flow: $6,753/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

-11.6% since first listed

4 events — show timeline

• 2026-04-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Price Changed $79,500 Stellar MLS as Distributed by MLS Grid
• 2025-10-20 Listed $89,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2025): $799 · +2.0% YoY. Source: county tax records.