37321 8th Ave · Zephyrhills West, FL 33542

$114,900

2 bd · 2.0 ba · 660 sqft · Manufactured public records · 77 Days on market

Built 1970 5,162 sqft lot Est $79k · 46% over $37/mo HOA · 3% of rent

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Why this score? — see what drove the D+ 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 +21.2/30.0
• DSCR +6.7/10.0
• 1% rule +5.9/10.0
• 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

Welcome to Betmar Acres, an active 55+ golf community where you OWN the land for a low annual fee of just $448—your perfect winter retreat or forever home in sunny Florida! This beautifully upgraded 2BR/1.5BA home offers exceptional curb appeal and a move-in ready interior designed for both comfort and entertaining. Step inside to an inviting open-concept layout featuring custom flooring and a thoughtfully updated kitchen complete with stone countertops, stainless steel appliances, and plenty of space to gather with family and friends. Both bathrooms have been tastefully remodeled with modern finishes, including stone vanity tops and a custom-tiled step-in shower that adds a touch of

Key facts

• Stone countertops
• Updated kitchen
• Custom tiled shower

Tags

• MOVE IN READY INTERIOR
• UPDATED KITCHEN
• STONE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• REMODELED BATHROOMS
• CUSTOM TILED SHOWER

Property features AI

Finance

• Other: Total building area reported in public records; Living area reported as estimated
• Financial info: Partially furnished; Lease restrictions apply
• HOA & community: Has HOA (monthly fee $37.33; annual $448); Association amenities include: clubhouse, pool, spa/hot tub, tennis courts, pickleball courts, basketball court, shuffleboard court, golf course and golf, trails, recreation facilities, security, optional additional fees; Association fee covers common area taxes and security; Deed restrictions; Golf carts allowed; Street lights; Senior community; Pets allowed; Association fee required

Exterior

• Parking: Covered parking; Driveway; 2-space carport
• Security: Community security
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Cable available; Broadband/high-speed internet available
• Home design: Mobile home (single wide); Residential property; One story; South-facing entry
• Construction: Metal siding; Metal roof; Roof over; Crawlspace foundation; Built in 1 story
• Exterior features: Enclosed patio; Patio; Side porch; Rain gutters; Outdoor storage; Workshop; Mature landscaping; Corner lot; Level lot; Paved; Public maintained road; Asphalt/paved road surface

Interior

• Kitchen: Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Vinyl
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Open floorplan; Living room/dining room combo; Window treatments; Double-pane windows; Storage rooms
• Laundry & utility: Washer; Dryer; Laundry room (outside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% 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: 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 31% 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 $794 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 77 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $115k implies a 360% 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.09% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $78,540
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5241 Bolton Dr	0.07mi	2/1.0	672 (+2%)	6mo	$80,000	$119	84
37113 Lois Ave	0.23mi	2/1.0	672 (+2%)	3mo	$75,000	$112	80
37137 Lois Ave	0.19mi	2/1.5	684 (+4%)	4mo	$66,000	$96	80
37112 Sandra Ave	0.22mi	2/1.5	664 (+1%)	8mo	$70,000	$105	80
37302 Carol Ave	0.16mi	1/1.0 (-1)	684 (+4%)	7mo	$55,000	$80	72
37020 Lois Ave	0.33mi	2/1.0	624 (-6%)	2mo	$73,000	$117	70
5400 Amanda St	0.36mi	2/1.0	672 (+2%)	8mo	$105,000	$156	69
5251 Flint St	0.13mi	2/1.0	600 (-9%)	8mo	$125,000	$208	68
37031 Karen Ave	0.32mi	2/1.5	720 (+9%)	1mo	$92,000	$128	67
37042 Lois Ave	0.29mi	2/2.0	748 (+13%)	8mo	$95,000	$127	58
4833 Royal Palm Dr	0.73mi	2/1.0	672 (+2%)	2mo	$78,000	$116	58
37105 Lois Ave	0.24mi	2/1.0	744 (+13%)	12mo	$96,000	$129	54

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: -10.3%
• Equity multiple: 0.64×
• Total profit: $-11,714
• Equity at exit: $17,132

10-year hold

• IRR: -6.0%
• Equity multiple: 0.67×
• Total profit: $-10,672
• Equity at exit: $9,934

Cash invested: $32,172 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$603
• Tax from tax record: −$137 /mo · $1,649/yr
• Insurance: −$48
• HOA: −$37
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $165

Break-even live

Break-even rent $1,044

Max offer price $114,900

Occupancy floor 82%

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: $28,725
• Closing costs: $3,447
• 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	21d	1	0.41mi
5611 1st St Zephyrhills, FL	1.0	1.0	600	$1,095	$1.82	16d	1	0.69mi
4833 Royal Palm Dr Zephyrhills, FL	2.0	1.0	672	$1,090	$1.62	24d	1	0.72mi
38044 6th Ave Unit 38044 Zephyrhills, FL	1.0	1.0	494	$950	$1.92	24d	1	0.75mi
38010 14th Ave Apt 3 Zephyrhills, FL	1.0	1.0	537	$1,195	$2.23	24d	1	0.83mi
37925 Date Palm Dr Zephyrhills, FL	3.0	1.5	720	$1,300	$1.81	24d	1	0.93mi
5150 6th St Zephyrhills, FL	1.0	1.0	600	$925	$1.54	24d	1	1.03mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,732	$2.02	1d	142	1.04mi
5426 8th St #1 Zephyrhills, FL	1.0	1.0	432	$1,150	$2.66	24d	1	1.12mi
5208 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	5d	1	1.14mi
5214 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	5d	1	1.14mi
5214 7th St Zephyrhills, FL	1.0	1.0	550	$1,100	$2.00	16d	1	1.14mi
5206 7th St Zephyrhills, FL	1.0	1.0	550	$950	$1.73	5d	1	1.15mi
4412 Plum St Zephyrhills, FL	1.0	1.0	624	$1,100	$1.76	24d	1	1.30mi
4410 Plum St Zephyrhills, FL	1.0	1.0	624	$1,100	$1.76	24d	1	1.30mi
6052 10th St Zephyrhills, FL	2.0	1.0	644	$1,200	$1.86	24d	1	1.35mi
4352 6th St Zephyrhills, FL	1.0	1.0	494	$1,100	$2.23	24d	1	1.42mi
5217 17th St Zephyrhills, FL	1.0	1.0	540	$1,050	$1.94	24d	1	1.48mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 20 events

1. 2026-06-18
   days on market $114,900 Active 77 DOM
2. 2026-06-17
   days on market $114,900 Active 76 DOM
3. 2026-06-16
   days on market $114,900 Active 75 DOM
4. 2026-06-15
   days on market $114,900 Active 74 DOM
5. 2026-06-13
   days on market $114,900 Active 72 DOM
6. 2026-06-09
   days on market $114,900 Active 68 DOM
7. 2026-06-08
   days on market $114,900 Active 67 DOM
8. 2026-06-07
   days on market $114,900 Active 66 DOM
9. 2026-06-04
   days on market $114,900 Active 63 DOM
10. 2026-06-03
    days on market $114,900 Active 62 DOM
11. 2026-06-02
    days on market $114,900 Active 61 DOM
12. 2026-06-01
    days on market $114,900 Active 60 DOM
13. 2026-05-31
    days on market $114,900 Active 59 DOM
14. 2026-05-05
    price $114,900
15. 2026-04-02
    listed $124,900 Active
16. 2025-08-22
    historical
17. 2025-07-16
    price $119,000
18. 2025-03-20
    price $124,500
19. 2025-02-05
    listed $139,500 Active
20. 1999-03-08
    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: $1,649 · $137/mo
• Projected year-2 tax: $1,649 · $137/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $15,043
• − Mortgage interest: −$6,436
• − Property taxes: −$1,649
• − Insurance: −$574
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − HOA: −$444
• − Depreciation: −$3,343
• Taxable income: $190
• Est. tax owed @ 24.0%: −$46
• After-tax cash flow: $1,940/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

+359.6% since first listed

7 events — show timeline

• 2026-05-05 Price Changed $114,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-16 Price Changed $119,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-20 Price Changed $124,500 Stellar MLS as Distributed by MLS Grid
• 2025-02-05 Listed $139,500 Stellar MLS as Distributed by MLS Grid
• 1999-03-08 Sold (Public Records) $25,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,649 · +4.9% YoY. Source: county tax records.