37135 Sandra Ave · Zephyrhills West, FL 33542

$119,900

3 bd · 2.0 ba · 864 sqft · Manufactured public records · 49 Days on market

Built 1974 5,023 sqft lot Est $125k · at est. $40/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
• DSCR +10.0/10.0
• ARV discount +9.4/15.0
• 1% rule +8.8/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 37135 Sandra Avenue—where you own your land and enjoy incredibly low annual HOA fees of just $488! This beautifully updated home has undergone an extensive renovation and offers a fresh, modern feel throughout. Step inside to a bright, open-concept layout featuring a spacious living room, dining area, and eat-in kitchen—perfect for both relaxing and entertaining. The space is enhanced by luxury vinyl plank flooring, fresh interior paint, modern light fixtures, double-pane windows and two charming bay windows at the front that fill the home with abundant natural light. The primary bedroom, tucked at the rear of the home, features new flooring, fresh paint, a built-in d

Key facts

• 5,023 sq ft lot
• Parking
• Community pool

Property features AI

Finance

• Other: Total acreage 0.12 (less than 1/4 acre); Zoning: RMH; Furnished: Negotiable
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly fee $40.67; annual fee $488); Association amenities include clubhouse, golf course, pickleball courts, pool, shuffleboard court, spa/hot tub; Buyer/association approval not required; Association approval not required; Pets allowed (cats and dogs); Senior community; Community features: dog park, golf carts OK, golf, pool, buyer approval required

Exterior

• Parking: Has carport; 1 carport space
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Mobile home (double wide); Residential property; One story; South facing; Entry level: One
• Construction: Metal siding; Metal roof; Crawlspace foundation; Building area reported (public records)
• Exterior features: Rain gutters; Asphalt road access; Private maintained road

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Ceiling fans; Living room / dining room combo; 5 total rooms
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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; 21 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 $829 of loan paydown is wiped out by about $4k 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 49 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $62k; list at $120k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.38% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.29%
• DSCR: 1.72
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $125,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37240 Beverly Ave	0.19mi	2/2.0 (-1)	898 (+4%)	2mo	$130,500	$145	78
36905 Kay Ave	0.29mi	2/2.0 (-1)	864 (0%)	4mo	$148,500	$172	78
37229 Sandra Ave	0.09mi	2/2.0 (-1)	931 (+8%)	1mo	$106,900	$115	77
37100 8th Ave	0.07mi	2/2.0 (-1)	960 (+11%)	1mo	$138,000	$144	73
5250 Betmar Dr	0.21mi	3/1.5	936 (+8%)	3mo	$143,000	$153	72
5307 Flint St	0.12mi	2/2.0 (-1)	774 (-10%)	3mo	$134,000	$173	70
37024 8th Ave	0.13mi	2/2.0 (-1)	960 (+11%)	2mo	$45,000	$47	69
5722 Pawnne St	0.57mi	2/2.0 (-1)	869 (+1%)	4mo	$48,500	$56	64
5015 Shirley Cir	0.19mi	2/2.0 (-1)	976 (+13%)	3mo	$95,000	$97	62
37350 Tropical Dr	0.37mi	3/1.5	964 (+12%)	3mo	$54,000	$56	59
5341 Powhattan St	0.62mi	2/2.0 (-1)	960 (+11%)	3mo	$170,000	$177	45
5619 Dakota St	0.73mi	2/2.0 (-1)	960 (+11%)	3mo	$175,000	$182	40

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: -2.6%
• Equity multiple: 0.91×
• Total profit: $-3,112
• Equity at exit: $17,877

10-year hold

• IRR: 3.0%
• Equity multiple: 1.18×
• Total profit: $6,113
• Equity at exit: $10,367

Cash invested: $33,572 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,657 high
• Mortgage (P&I): −$629
• Tax from tax record: −$134 /mo · $1,613/yr
• Insurance: −$50
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$40
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $331

Break-even live

Break-even rent $1,238

Max offer price $119,900

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5168 Crooked Ln Zephyrhills, FL	2.0	1.0	600	$1,645	$2.74	22d	1	0.21mi
5521 Barbara St Zephyrhills, FL	2.0	2.0	1056	$1,800	$1.70	24d	1	0.36mi
36801 Camelia Ct Zephyrhills, FL	2.0	2.0	864	$1,350	$1.56	24d	1	0.53mi
37902 7th Ave Zephyrhills, FL	3.0	1.0	900	$1,775	$1.97	24d	1	0.74mi
5237 1st St Zephyrhills, FL	3.0	1.0	964	$1,700	$1.76	24d	1	0.83mi
4833 Royal Palm Dr Zephyrhills, FL	2.0	1.0	672	$1,090	$1.62	24d	1	0.85mi
37812 15th Ave Zephyrhills, FL	2.0	2.0	1000	$1,850	$1.85	24d	1	0.87mi
4639 Coral St Zephyrhills, FL	2.0	2.0	1056	$1,250	$1.18	24d	1	0.90mi
37819 Alissa Dr Zephyrhills, FL	2.0	2.0	864	$1,450	$1.68	18d	1	0.93mi
37925 Date Palm Dr Zephyrhills, FL	3.0	1.5	720	$1,300	$1.81	24d	1	1.01mi
5441 6th St Zephyrhills, FL	2.0	1.0	1014	$1,650	$1.63	24d	1	1.08mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,999	$2.34	2d	142	1.11mi
36321 Stonewood Ln #103 Zephyrhills, FL	2.0	2.0	987	$1,525	$1.55	24d	1	1.14mi
5914 Willow Ridge Dr #101 Zephyrhills, FL	2.0	2.0	987	$1,500	$1.52	24d	1	1.15mi
4940 4th St Zephyrhills, FL	2.0	2.0	900	$1,350	$1.50	24d	1	1.18mi
5022 5th St Zephyrhills, FL	2.0	1.5	974	$1,595	$1.64	24d	1	1.21mi
35940 Inspiration Dr Zephyrhills, FL	1.0–3.0	1.0–2.0	1034	$1,988	$1.92	2d	21	1.25mi
37732 Cecil Ln Zephyrhills, FL	3.0	1.0	1040	$1,800	$1.73	24d	1	1.25mi
36009 Deer Creek Dr #104 Zephyrhills, FL	2.0	2.0	1029	$1,450	$1.41	24d	1	1.39mi
36015 Deer Creek Dr #202 Zephyrhills, FL	2.0	2.0	1062	$1,450	$1.37	24d	1	1.40mi
38236 Fir Ave Zephyrhills, FL	2.0	1.0	950	$1,350	$1.42	24d	1	1.46mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 26 events

1. 2026-06-18
   days on market $119,900 Active 49 DOM
2. 2026-06-17
   days on market $119,900 Active 48 DOM
3. 2026-06-16
   days on market $119,900 Active 47 DOM
4. 2026-06-15
   days on market $119,900 Active 46 DOM
5. 2026-06-13
   days on market $119,900 Active 44 DOM
6. 2026-06-09
   days on market $119,900 Active 40 DOM
7. 2026-06-08
   days on market $119,900 Active 39 DOM
8. 2026-06-07
   days on market $119,900 Active 38 DOM
9. 2026-06-04
   days on market $119,900 Active 35 DOM
10. 2026-06-03
    days on market $119,900 Active 34 DOM
11. 2026-06-02
    days on market $119,900 Active 33 DOM
12. 2026-06-01
    days on market $119,900 Active 32 DOM
13. 2026-05-31
    days on market $119,900 Active 31 DOM
14. 2026-04-30
    listed $119,900 Active
15. 2026-04-22
    historical
16. 2026-03-28
    listed $120,000 Active
17. 2026-01-05
    status Active
18. 2025-12-19
    historical
19. 2025-09-12
    price $99,500
20. 2025-07-30
    status Active
21. 2025-07-30
    price $110,000
22. 2025-06-29
    historical
23. 2025-05-04
    listed $115,000 Active
24. 2007-02-23
    soldstatus $61,500
25. 1996-04-09
    soldstatus $38,000
26. 1994-12-02
    soldstatus $35,000

ⓘ 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: $1,613 · $134/mo
• Projected year-2 tax: $1,613 · $134/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 3/10 Moderate FEMA zone A · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $19,883
• − Mortgage interest: −$6,716
• − Property taxes: −$1,613
• − Insurance: −$2,102
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − HOA: −$480
• − Depreciation: −$3,488
• Taxable income: $2,302
• Est. tax owed @ 24.0%: −$553
• After-tax cash flow: $3,415/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

+242.6% since first listed

13 events — show timeline

• 2026-04-30 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-28 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-12 Price Changed $99,500 Stellar MLS as Distributed by MLS Grid
• 2025-07-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-07-30 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-04 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2007-02-23 Sold (Public Records) $61,500 Public Records
• 1996-04-09 Sold (Public Records) $38,000 Public Records
• 1994-12-02 Sold (Public Records) $35,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,613 · +4.9% YoY. Source: county tax records.