5650 Benton St · Zephyrhills West, FL 33542

$169,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 216 Days on market

Built 1983 4,859 sqft lot Est $200k · 16% under $37/mo HOA · 2% of rent

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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 +22.4/30.0
• ARV discount +14.5/15.0
• DSCR +7.2/10.0
• 1% rule +6.3/10.0
• 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

Seller is MOTOVATED and ready to entertain your offer on this Spacious double wide in Betmar Acres. Great floor plan with 2 bedrooms & 2 bathrooms. Long carport with privacy lattice & sliding door for golf cart access. Attached workshop/utility room with work bench, storage shelving & double doors for secure golf cart parking. Covered front sidewalk with ramp, planter and side entry steps to raised Florida room & living room. Carport Entry foyer/laundry area with 2 built-in storage closets & cabinets. Centrally located kitchen features cooking island with vent hood, breakfast bar seating for four, built-in wall oven, dishwasher garbage disposal, closet pantry a

Key facts

• Golf cart access
• Attached workshop
• Raised florida room

Tags

• GOLF CART ACCESS
• ATTACHED WORKSHOP
• COVERED FRONT SIDEWALK
• RAISED FLORIDA ROOM
• COOKING ISLAND
• BREAKFAST BAR SEATING

Property features AI

Finance

• Other: Total building area recorded at 2,852 sq ft (per public records); Living area recorded at 1,344 sq ft (per public records)
• Financial info: Lease restrictions apply
• HOA & community: Has HOA with required approval; Monthly HOA about $37.33 (annual fee $448); HOA covers common area taxes, ground maintenance and security; Community amenities: clubhouse, pool, spa/hot tub, tennis courts, pickleball, basketball and shuffleboard courts, park, dog park, storage, recreation facilities, sidewalks, street lights, golf and golf course access, maintenance, optional additional fees, deed restrictions; Senior community; Golf carts allowed; Buyer approval required; Pets not allowed

Exterior

• Parking: Driveway; Off-street parking; Golf cart parking; Carport with 2 spaces
• Security: Security lights; Community security
• Utilities: Public water; Public sewer; Electricity connected; BB/HS internet available; Cable available; Fiber optics available; Phone available; Fire hydrant nearby
• Home design: Manufactured double-wide home; Single-story; Faces west; Completed condition
• Construction: Metal siding; Membrane and metal roof; Crawlspace foundation with pillar/post/pier; Built as part of a double-wide manufactured structure
• Exterior features: Storage; Awnings; Exterior lighting; Rain gutters; Sliding doors; Pool (unspecified features); Level lot near a golf course; Mature landscaping with oak trees

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Disposal; Exhaust fan; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Wall/window AC units
• Interior features: Window treatments; Built-in features; Cathedral ceilings; Ceiling fans; Thermostat; Walk-in closets; Wet bar; Security lights
• Laundry & utility: Inside laundry with washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.

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); Raymond B. Stewart Middle School (math 33% / reading 30%, grade F, #453 of 571 statewide, top 81%, 988 students, 77% FRL); Zephyrhills High School (math 35% / reading 37%, grade F, #359 of 667 statewide, top 55%, 1,656 students, 70% FRL) — zoned schools average 76% FRL vs 48% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 51% district-wide (-19 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); 297 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• At $1,904/mo this rent would consume 46% of the median local household income ($49k/yr) (locally 831% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 216 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $169k implies a 1252% 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; 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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 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: 1.13% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.12%
• DSCR: 1.32
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $200,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36615 Dina Dr	0.26mi	2/2.0 (-1)	1,360 (+1%)	3mo	$160,000	$118	78
36825 Kiowa Ave	0.14mi	2/2.0 (-1)	1,404 (+4%)	4mo	$205,000	$146	78
5823 Navaho Ct	0.29mi	2/2.0 (-1)	1,410 (+5%)	3mo	$210,000	$149	71
5350 Amanda St	0.33mi	2/2.0 (-1)	1,268 (-6%)	2mo	$195,000	$154	68
36847 Jodi Ave	0.04mi	2/2.0 (-1)	1,152 (-14%)	2mo	$194,500	$169	68
5654 Arrowhead Dr	0.06mi	2/2.0 (-1)	1,144 (-15%)	1mo	$165,000	$144	67
36743 Tara Ave	0.20mi	3/2.0	1,152 (-14%)	1mo	$195,000	$169	66
36743 Kiowa Ave	0.17mi	2/2.0 (-1)	1,511 (+12%)	1mo	$240,000	$159	66
36946 Tara Ave	0.18mi	2/2.0 (-1)	1,144 (-15%)	1mo	$197,000	$172	61
5421 Powhattan St	0.40mi	2/2.0 (-1)	1,232 (-8%)	3mo	$145,000	$118	60
5404 Waters St	0.28mi	3/2.0	1,146 (-15%)	3mo	$146,000	$127	60
5339 Montego Dr	0.68mi	2/2.0 (-1)	1,248 (-7%)	4mo	$160,000	$128	48

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: -8.9%
• Equity multiple: 0.68×
• Total profit: $-15,030
• Equity at exit: $25,198

10-year hold

• IRR: -4.2%
• Equity multiple: 0.76×
• Total profit: $-11,386
• Equity at exit: $14,612

Cash invested: $47,320 (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: 297
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,904 high
• Mortgage (P&I): −$886
• Tax from tax record: −$230 /mo · $2,763/yr
• Insurance: −$70
• HOA: −$37
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $281

Break-even live

Break-even rent $1,549

Max offer price $169,000

Occupancy floor 80%

Sensitivity live

Price	-10% $376	-5% $328	+0% $281	+5% $233	+10% $185
Rent	-10% $130	-5% $205	+0% $281	+5% $356	+10% $431
Rate	-1.0pp $366	-0.5pp $324	base $281	+0.5pp $237	+1.0pp $192

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36887 Highland Meadows Ct Zephyrhills, FL	4.0	2.0	1828	$2,250	$1.23	26d	1	0.40mi
5521 Barbara St Zephyrhills, FL	2.0	2.0	1056	$1,800	$1.70	26d	1	0.45mi
36321 Stonewood Ln #103 Zephyrhills, FL	2.0	2.0	987	$1,525	$1.55	26d	1	0.62mi
5914 Willow Ridge Dr #101 Zephyrhills, FL	2.0	2.0	987	$1,500	$1.52	26d	1	0.64mi
36243 Lake Chase Blvd #203 Zephyrhills, FL	3.0	2.0	1278	$1,775	$1.39	26d	1	0.66mi
36507 Camp Fire Ter Zephyrhills, FL	3.0	2.0	1537	$2,500	$1.63	26d	1	0.75mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,999	$2.34	0d	141	0.76mi
36106 Lake Chase Blvd #102 Zephyrhills, FL	3.0	2.0	1170	$1,650	$1.41	6d	1	0.79mi
36106 Lake Chase Blvd Zephyrhills, FL	3.0	2.0	1325	$1,700	$1.28	26d	1	0.80mi
6213 Back Forty Loop Zephyrhills, FL	4.0	2.5	1870	$2,395	$1.28	6d	1	0.80mi
36401 Camp Fire Ter Unit 36401 Zephyrhills, FL	3.0	2.5	1634	$1,895	$1.16	21d	1	0.81mi
36406 Well Hill Way Zephyrhills, FL	3.0	2.5	1634	$2,000	$1.22	19d	1	0.83mi
36403 Well Hill Way Zephyrhills, FL	3.0	2.5	1528	$2,200	$1.44	26d	1	0.85mi
36352 Well Hill Way Zephyrhills, FL	3.0	2.5	1634	$1,950	$1.19	4d	1	0.86mi
36009 Deer Creek Dr #104 Zephyrhills, FL	2.0	2.0	1029	$1,450	$1.41	26d	1	0.91mi
36015 Deer Creek Dr #202 Zephyrhills, FL	2.0	2.0	1062	$1,450	$1.37	26d	1	0.91mi
6249 Maisai Rd #6 Zephyrhills, FL	3.0	2.5	1561	$1,550	$0.99	4d	1	0.92mi
6262 Maisie Rd Zephyrhills, FL	3.0	2.5	1363	$1,700	$1.25	26d	1	0.96mi
37812 15th Ave Zephyrhills, FL	2.0	2.0	1000	$1,850	$1.85	26d	1	0.97mi
6335 Maisie Rd Zephyrhills, FL	3.0	2.5	1363	$1,650	$1.21	22d	1	0.98mi
6633 Foxmoor Dr Zephyrhills, FL	3.0	2.0	1300	$2,000	$1.54	26d	1	1.00mi
6246 Timberly Ln Zephyrhills, FL	3.0	2.5	1363	$1,900	$1.39	26d	1	1.01mi
37661 Aaralyn Rd Zephyrhills, FL	3.0	2.5	1363	$1,800	$1.32	26d	1	1.02mi
5137 Benjamin Eric St Zephyrhills, FL	3.0	2.5	1634	$2,050	$1.25	1d	1	1.03mi
35940 Inspiration Dr Zephyrhills, FL	1.0–3.0	1.0–2.0	1034	$2,201	$2.13	1d	22	1.06mi
36095 Carriage Pine Ct Zephyrhills, FL	3.0	2.0	1461	$1,990	$1.36	26d	1	1.09mi
37373 Sharks Eye Ln Zephyrhills, FL	3.0	2.0	1560	$2,200	$1.41	12d	1	1.09mi
37732 Cecil Ln Zephyrhills, FL	3.0	1.0	1040	$1,800	$1.73	26d	1	1.10mi
6773 Branham Mill Ct Zephyrhills, FL	3.0	2.0	1454	$1,950	$1.34	26d	1	1.11mi
37643 Leafside Ln Zephyrhills, FL	2.0	2.5	1541	$1,840	$1.19	23d	1	1.13mi
37472 Sharks Eye Ln Zephyrhills, FL	3.0	2.0	1560	$2,100	$1.35	3d	1	1.16mi
37902 7th Ave Zephyrhills, FL	3.0	1.0	900	$1,775	$1.97	26d	1	1.16mi
4850 Foliage Rd Zephyrhills, FL	2.0	2.5	1541	$1,780	$1.16	23d	1	1.16mi
36618 Goffaux Loop Zephyrhills, FL	4.0	2.0	1846	$2,115	$1.15	19d	1	1.17mi
37711 Leafside Ln Zephyrhills, FL	2.0	2.5	1541	$1,765	$1.15	16d	1	1.19mi
37714 Leafside Ln Zephyrhills, FL	2.0	2.5	1541	$1,855	$1.20	16d	1	1.20mi
37726 Leafside Ln Zephyrhills, FL	3.0	2.5	1634	$1,985	$1.21	23d	1	1.20mi
7064 Ripple Pond Loop Zephyrhills, FL	3.0	2.5	1787	$2,047	$1.15	16d	1	1.20mi
5237 1st St Zephyrhills, FL	3.0	1.0	964	$1,700	$1.76	26d	1	1.21mi
5686 Barakat Rd Zephyrhills, FL	4.0	2.0	1867	$2,250	$1.21	16d	1	1.24mi

HOA detail

• Monthly dues: $37 · $444/yr
• Likely covers: trash

Listing history 18 events

1. 2026-06-18
   days on market $169,000 Active 216 DOM
2. 2026-06-17
   days on market $169,000 Active 215 DOM
3. 2026-06-16
   days on market $169,000 Active 214 DOM
4. 2026-06-15
   days on market $169,000 Active 213 DOM
5. 2026-06-13
   days on market $169,000 Active 211 DOM
6. 2026-06-09
   days on market $169,000 Active 207 DOM
7. 2026-06-08
   days on market $169,000 Active 206 DOM
8. 2026-06-07
   days on market $169,000 Active 205 DOM
9. 2026-06-04
   days on market $169,000 Active 202 DOM
10. 2026-06-03
    days on market $169,000 Active 201 DOM
11. 2026-06-02
    days on market $169,000 Active 200 DOM
12. 2026-06-01
    days on market $169,000 Active 199 DOM
13. 2026-05-31
    days on market $169,000 Active 198 DOM
14. 2026-03-11
    price $169,000
15. 2026-01-15
    price $174,900
16. 2025-11-14
    listed $194,500 Active
17. 1983-05-01
    soldstatus $12,500
18. 1983-03-01
    soldstatus $10,800

ⓘ 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: $2,763 · $230/mo
• Projected year-2 tax: $2,763 · $230/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: $22,854
• − Mortgage interest: −$9,467
• − Property taxes: −$2,763
• − Insurance: −$845
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − HOA: −$444
• − Depreciation: −$4,916
• Taxable income: $762
• Est. tax owed @ 24.0%: −$183
• After-tax cash flow: $3,185/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

+1464.8% since first listed

5 events — show timeline

• 2026-03-11 Price Changed $169,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-14 Listed $194,500 Stellar MLS as Distributed by MLS Grid
• 1983-05-01 Sold (Public Records) $12,500 Public Records
• 1983-03-01 Sold (Public Records) $10,800 Public Records

Property tax history

+6.7%/yr

Latest (2025): $2,763 · +7.1% YoY. Source: county tax records.