6235 Parksend Ln · Zephyrhills North, FL 33542

$90,000

2 bd · 2.0 ba · 672 sqft · Manufactured public records · 31 Days on market

Built 1979 4,050 sqft lot Est $74k · 22% over $140/mo HOA · 12% 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 +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +7.8/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Nice price Reduction!! Motivated Seller!! Welcome Home to Country Aire Village. A 55+ Co-op, You own the property. Resident owned Community for Active Adult Florida Living. Super Affordable Low HOA ($140) includes Internet, Cable TV, Heated Pool, Pickle Ball, Recreational Hall, Sunday Concerts, Free R. V. or Boat Parking in the 5 Acre Lot. A Full Activities Calendar and more. This beautiful home is the perfect place to get away in the winter or make it your year round residence. Enjoy the privacy in the back of the community by the 5 acre lot. Welcome to 6235 Parksend Lane. This singlewide home is full of upgrades and beautifications which include the electrical system, Air Conditioner 2024

Key facts

• Pickle ball
• Recreational hall
• Heated pool

Tags

• HEATED POOL
• PICKLE BALL
• RECREATIONAL HALL
• FREE R V OR BOAT PARKING
• FULL ACTIVITIES CALENDAR
• 10 X 20 BONUS ROOM

Property features AI

Finance

• Other: Furnished; Deed-restricted community features and golf carts allowed
• Financial info: Total monthly fees: $140; Total annual fees: $1,680; Lease/rent restrictions apply
• HOA & community: Has HOA (Bonnie) with required monthly fee of $140; HOA includes cable TV, internet, pool, sewer, water, trash, common area taxes, management, private road, recreational facilities; Association amenities: clubhouse, pool, spa/hot tub, sauna, pickleball courts, recreation facilities, gated community, laundry; Buyer approval required for association; Senior community; Pets allowed with restrictions (cats OK, dogs OK, breed/number/size limits; max pet weight 35 lbs)

Exterior

• Parking: Carport (2 spaces)
• Utilities: No water source listed; Private sewer; Cable connected; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Manufactured home (single wide); Residential property; One story; Faces east; Entry level: One
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built on a single level
• Exterior features: Outdoor grill; Storage

Interior

• Kitchen: Range; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 7.7% in Zephyrhills North — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#787 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.28% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.95%
• DSCR: 1.49
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $73,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39107 Hillcrest Dr	0.37mi	2/1.0	672 (0%)	1mo	$77,000	$115	78
39612 Sterling Dr	0.43mi	2/1.5	672 (0%)	2mo	$85,000	$126	76
6343 Ohio St	0.63mi	2/1.5	672 (0%)	2mo	$63,500	$94	67
39136 Flora Ave	0.47mi	2/2.0	720 (+7%)	2mo	$66,500	$92	64
38755 New Jersey Ave	0.70mi	2/1.5	672 (0%)	5mo	$75,000	$112	61
6349 20th St	0.51mi	2/1.0	644 (-4%)	6mo	$37,000	$57	60
6423 Ohio St	0.64mi	2/1.5	684 (+2%)	7mo	$75,000	$110	60
39206 Hillcrest Dr	0.27mi	2/1.0	576 (-14%)	7mo	$25,000	$43	53
39239 Longview Ave	0.47mi	2/1.0	756 (+12%)	1mo	$127,000	$168	53
39053 Flora Ave	0.54mi	2/1.0	768 (+14%)	1mo	$142,500	$186	46
6323 Ohio St	0.62mi	2/1.0	600 (-11%)	4mo	$35,000	$58	46
38734 Minnesota Ave	0.73mi	1/1.5 (-1)	600 (-11%)	2mo	$51,000	$85	39

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: -3.6%
• Equity multiple: 0.87×
• Total profit: $-3,253
• Equity at exit: $13,419

10-year hold

• IRR: 2.1%
• Equity multiple: 1.13×
• Total profit: $3,228
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,148 high
• Mortgage (P&I): −$472
• Tax from tax record: −$28 /mo · $334/yr
• Insurance: −$38
• HOA: −$140
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $230

Break-even live

Break-even rent $857

Max offer price $90,000

Occupancy floor 75%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39029 Kirkland Dr Zephyrhills, FL	1.0	1.0	500	$950	$1.90	24d	1	0.43mi
5603 Eugene Dr Zephyrhills, FL	2.0	1.0	652	$1,049	$1.61	12d	1	0.64mi
5548 Annette St Zephyrhills, FL	2.0	1.0	652	$1,049	$1.61	12d	1	0.65mi
5600 Jennie St Zephyrhills, FL	2.0	2.0	730	$1,100	$1.51	24d	1	0.68mi
5552 Annette St Zephyrhills, FL	2.0	1.0	652	$1,049	$1.61	24d	1	0.69mi
38748 Calumet Ave Zephyrhills, FL	2.0	1.0	750	$1,100	$1.47	5d	1	0.70mi
39041 Manor Dr Unit B Zephyrhills, FL	1.0	1.0	450	$1,000	$2.22	24d	1	0.95mi
6052 10th St Zephyrhills, FL	2.0	1.0	644	$1,200	$1.86	24d	1	1.09mi
38706 Daughtery Rd Zephyrhills, FL	1.0	1.0	445	$974	$2.19	16d	2	1.11mi
5217 17th St Zephyrhills, FL	1.0	1.0	540	$1,050	$1.94	24d	1	1.20mi
5426 8th St #1 Zephyrhills, FL	1.0	1.0	432	$1,150	$2.66	24d	1	1.30mi
5206 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	5d	1	1.41mi
5214 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	5d	1	1.42mi
5214 7th St Zephyrhills, FL	1.0	1.0	550	$1,100	$2.00	16d	1	1.42mi
5208 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	5d	1	1.42mi
4808 20th St Zephyrhills, FL	2.0	1.0	702	$1,295	$1.84	10d	1	1.49mi

HOA detail

• Monthly dues: $140 · $1,680/yr
• Likely covers: electricinternetcablepool

Listing history 14 events

1. 2026-06-18
   days on market $90,000 Active 31 DOM
2. 2026-06-17
   days on market $90,000 Active 30 DOM
3. 2026-06-16
   days on market $90,000 Active 29 DOM
4. 2026-06-15
   days on market $90,000 Active 28 DOM
5. 2026-06-13
   pricedays on market $90,000 Active 26 DOM
6. 2026-06-09
   days on market $99,995 Active 22 DOM
7. 2026-06-08
   days on market $99,995 Active 21 DOM
8. 2026-06-07
   days on market $99,995 Active 20 DOM
9. 2026-06-04
   days on market $99,995 Active 17 DOM
10. 2026-06-03
    days on market $99,995 Active 16 DOM
11. 2026-06-02
    days on market $99,995 Active 15 DOM
12. 2026-06-01
    days on market $99,995 Active 14 DOM
13. 2026-05-31
    days on market $99,995 Active 13 DOM
14. 2026-05-18
    listed $99,995 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: $334 · $28/mo
• Projected year-2 tax: $747 · $62/mo
• Expected delta: +$413/yr (+$34/mo · 123.6%)

ⓘ 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 3/10 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: $13,781
• − Mortgage interest: −$5,041
• − Property taxes: −$334
• − Insurance: −$450
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − HOA: −$1,680
• − Depreciation: −$2,618
• Taxable income: $1,452
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $2,411/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 North

• Score: 61/100
• State rank: #787
• US rank: #18026

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Zephyrhills North, 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

1 event — show timeline

• 2026-05-18 Listed $99,995 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.0%/yr

Latest (2025): $334 · +6.9% YoY. Source: county tax records.