5105 Curran St · Zephyrhills West, FL 33542

$64,500

2 bd · 2.0 ba · 600 sqft · Manufactured public records · 189 Days on market

Built 1967 4,950 sqft lot Est $70k · 8% under $37/mo HOA · 3% of rent

---

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 +11.2/15.0
• 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

Looking for an affordable seasonal escape in sunny Florida or a budget-friendly permanent home in a vibrant 55+ community? This charming 2-bedroom, 1-bathroom home with additions might be just what you need. A freshly painted exterior offers a cheerful welcome as you arrive, with a long driveway and attached carport perfect for parking or entertaining, plus a covered front walkway leading to a vinyl-enclosed screen porch. Inside, there’s a bonus room accessible from the porch or open to the central living room, which features decorative lighting, laminate floors, and a built-in display hutch, which flows into a spacious eat-in kitchen at the front of the home. Toward the back, you&rsq

Key facts

• Attached carport
• Bonus room
• Long driveway

Tags

• FRESHLY PAINTED EXTERIOR
• LONG DRIVEWAY
• ATTACHED CARPORT
• COVERED FRONT WALKWAY
• VINYL-ENCLOSED SCREEN PORCH
• BONUS ROOM

Property features AI

Finance

• Other: Partially furnished; Other structures on lot: storage and workshop; Lot roughly 55x85 (about 0.11 acres)
• Financial info: Lease restrictions apply
• HOA & community: Has HOA; monthly fee approximately $37.33 (annual $448); Association requires approval; Association amenities include clubhouse, pool, spa/hot tub, tennis and pickleball courts, basketball court, shuffleboard, golf course access, park, storage, recreation facilities, maintenance, security, sidewalks, street lights; Senior community; Golf carts allowed; Deed restrictions; buyer approval required; pets not allowed

Exterior

• Parking: Driveway; Off-street parking; Carport (1 space); Workshop space in garage; Golf cart parking
• Security: Security lights; Community security available
• Utilities: Public water; Septic tank; Electricity connected; Fiber optics available; Cable and phone available; BB/HS Internet available; Water connected; Fire hydrant nearby
• Home design: Mobile home (single wide); One level; Facing east; Completed condition; Crawlspace foundation with pillar/post/pier
• Construction: Metal siding; Metal roof; Built as a single wide mobile home; Year built not provided
• Exterior features: Enclosed and screened side porch / Florida room; Shade shutters and awnings; Rain gutters; Chain link fencing; Near golf course; Paved, asphalt road

Interior

• Kitchen: Dishwasher; Range; Range hood; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Carpet; Linoleum; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Window treatments and blinds; Built-in features; Ceiling fans; Eat-in kitchen; Thermostat
• Laundry & utility: Washer hook-up; Electric dryer hook-up; Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $64k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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: 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; 18 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $446 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $64k implies a 158% 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 $56,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.95% ✓
• Cap rate: 16.59%
• Cash-on-cash: 36.79%
• DSCR: 2.64
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $70,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5251 Flint St	0.25mi	2/1.0	600 (0%)	8mo	$125,000	$208	77
37020 Lois Ave	0.36mi	2/1.0	624 (+4%)	2mo	$73,000	$117	71
5241 Bolton Dr	0.17mi	2/1.0	672 (+12%)	7mo	$80,000	$119	62
37113 Lois Ave	0.26mi	2/1.0	672 (+12%)	3mo	$75,000	$112	62
37137 Lois Ave	0.22mi	2/1.5	684 (+14%)	4mo	$66,000	$96	61
37112 Sandra Ave	0.27mi	2/1.5	664 (+11%)	8mo	$70,000	$105	61
37437 Ray Dr	0.18mi	2/1.5	680 (+13%)	17mo	$74,900	$110	53
37302 Carol Ave	0.31mi	1/1.0 (-1)	684 (+14%)	7mo	$55,000	$80	47
4632 Coral St	0.71mi	1/1.0 (-1)	588 (-2%)	9mo	$82,650	$141	47
5400 Amanda St	0.47mi	2/1.0	672 (+12%)	8mo	$105,000	$156	47
4833 Royal Palm Dr	0.62mi	2/1.0	672 (+12%)	2mo	$78,000	$116	45
37706 March Ln	0.67mi	2/1.5	672 (+12%)	9mo	$80,000	$119	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: 18.9%
• Equity multiple: 1.73×
• Total profit: $13,240
• Equity at exit: $9,617

10-year hold

• IRR: 24.8%
• Equity multiple: 2.81×
• Total profit: $32,773
• Equity at exit: $5,577

Cash invested: $18,060 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,261 high
• Mortgage (P&I): −$338
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$27
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$37
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $429

Break-even live

Break-even rent $719

Max offer price $64,500

Occupancy floor 61%

Sensitivity live

Price	-10% $465	-5% $447	+0% $429	+5% $410	+10% $392
Rent	-10% $329	-5% $379	+0% $429	+5% $478	+10% $528
Rate	-1.0pp $461	-0.5pp $445	base $429	+0.5pp $412	+1.0pp $395

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: $16,125
• Closing costs: $1,935
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5168 Crooked Ln Zephyrhills, FL	2.0	1.0	600	$1,645	$2.74	23d	1	0.40mi
4833 Royal Palm Dr Zephyrhills, FL	2.0	1.0	672	$1,090	$1.62	26d	1	0.65mi
38044 6th Ave Unit 38044 Zephyrhills, FL	1.0	1.0	494	$950	$1.92	26d	1	0.74mi
5611 1st St Zephyrhills, FL	1.0	1.0	600	$1,095	$1.82	18d	1	0.77mi
37925 Date Palm Dr Zephyrhills, FL	3.0	1.5	720	$1,300	$1.81	26d	1	0.83mi
38010 14th Ave Apt 3 Zephyrhills, FL	1.0	1.0	537	$1,195	$2.23	26d	1	0.92mi
5150 6th St Zephyrhills, FL	1.0	1.0	600	$925	$1.54	26d	1	1.02mi
5208 7th St Zephyrhills, FL	1.0	1.0	550	$1,100	$2.00	0d	1	1.14mi
5214 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	6d	1	1.14mi
5214 7th St Zephyrhills, FL	1.0	1.0	550	$1,100	$2.00	18d	1	1.14mi
5426 8th St #1 Zephyrhills, FL	1.0	1.0	432	$1,150	$2.66	26d	1	1.15mi
5206 7th St Zephyrhills, FL	1.0	1.0	550	$1,100	$2.00	0d	1	1.15mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,732	$2.02	0d	141	1.18mi
4412 Plum St Zephyrhills, FL	1.0	1.0	624	$1,100	$1.76	26d	1	1.21mi
4410 Plum St Zephyrhills, FL	1.0	1.0	624	$1,100	$1.76	26d	1	1.22mi
4352 6th St Zephyrhills, FL	1.0	1.0	494	$1,100	$2.23	26d	1	1.34mi
6052 10th St Zephyrhills, FL	2.0	1.0	644	$1,200	$1.86	26d	1	1.43mi
5217 17th St Zephyrhills, FL	1.0	1.0	540	$1,050	$1.94	26d	1	1.48mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 17 events

1. 2026-06-18
   days on market $64,500 Active 189 DOM
2. 2026-06-17
   days on market $64,500 Active 188 DOM
3. 2026-06-16
   days on market $64,500 Active 187 DOM
4. 2026-06-15
   days on market $64,500 Active 186 DOM
5. 2026-06-13
   days on market $64,500 Active 184 DOM
6. 2026-06-09
   days on market $64,500 Active 180 DOM
7. 2026-06-08
   days on market $64,500 Active 179 DOM
8. 2026-06-07
   days on market $64,500 Active 178 DOM
9. 2026-06-04
   days on market $64,500 Active 175 DOM
10. 2026-06-03
    days on market $64,500 Active 174 DOM
11. 2026-06-02
    days on market $64,500 Active 173 DOM
12. 2026-06-01
    days on market $64,500 Active 172 DOM
13. 2026-05-31
    days on market $64,500 Active 171 DOM
14. 2026-03-04
    price $69,000
15. 2026-01-16
    price $74,500
16. 2025-12-11
    listed $76,900 Active
17. 1999-01-21
    soldstatus $25,000

ⓘ 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: $484 · $40/mo
• Projected year-2 tax: $535 · $45/mo
• Expected delta: +$52/yr (+$4/mo · 10.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $15,131
• − Mortgage interest: −$3,613
• − Property taxes: −$484
• − Insurance: −$1,825
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − HOA: −$444
• − Depreciation: −$1,876
• Taxable income: $4,468
• Est. tax owed @ 24.0%: −$1,072
• After-tax cash flow: $4,070/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

+176.0% since first listed

4 events — show timeline

• 2026-03-04 Price Changed $69,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $74,500 Stellar MLS as Distributed by MLS Grid
• 2025-12-11 Listed $76,900 Stellar MLS as Distributed by MLS Grid
• 1999-01-21 Sold (Public Records) $25,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $484 · +5.2% YoY. Source: county tax records.