4812 Elwana Way · Zephyrhills West, FL 33541

$94,000

1 bd · 1.0 ba · 396 sqft · Manufactured public records · 105 Days on market

Built 1989 3,047 sqft lot Est $91k · at est. $130/mo HOA · 10% 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
• 1% rule +9.3/10.0
• ARV discount +5.9/15.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AMAZING OPPORTUNITY !! The Highly Sought after American Condo Parks!! This 1 Bedroom, 1 Bath W/ Bonus Room Has a Low monthly HOA and NO LOT RENT !!!, YOU OWN THE LAND !!! The Home features a Kitchen W/ Breakfast Bar and Full Size Appliances, Master Bedroom with Plenty of Closet Space and Bonus Room all With Newer Laminate Flooring!! There is an Outside Storage/Laundry Shed and Huge Carport with Space for your Cars and your Golf Cart. Fully Furnished and Just Waiting for a New Owner. Whether you are a Full Time or Seasonal Resident You will enjoy the Community Heated Pool, Hot Tub, Tennis Courts, Shuffleboard, Active Clubhouse, and So Much More!!.

Key facts

• New motor blower
• New siding
• 5 tiedowns added

Tags

• NEW MOTOR BLOWER
• FLORIDA ROOM REFRAMED
• NEW WINDOWS
• NEW SIDING
• 2 DOWNSPOUTS ADDED
• 5 TIEDOWNS ADDED

Property features AI

Finance

• Other: No home warranty; Furnished; Private maintained asphalt road; Homesteaded
• Financial info: Total annual association fees reported as $1,560
• HOA & community: Association: American Condo Park; Monthly association fee of $130; Association amenities include clubhouse, gated community, pool, pickleball and shuffleboard courts, and other recreational facilities; Association fee covers pool, common area taxes, escrow reserves, and recreational facilities; Buyer approval required; Senior community; Pets allowed (max ~25 lbs); Part-time management

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Public utilities
• Home design: Manufactured single-wide home; One story; Faces west
• Construction: Vinyl siding; Metal roof; Crawlspace foundation
• Exterior features: Other exterior features

Interior

• Kitchen: Range; Range hood; Refrigerator
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Blinds and window treatments
• Laundry & utility: Washer; Dryer; Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $94k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $86k (9.0% 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 soft (-2.5%/yr); 856 active listings in the ZIP; 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 $650 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 105 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago 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 $65k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,540 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.43% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.30%
• DSCR: 1.73
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $90,684
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35152 Dodie	0.17mi	1/1.0	432 (+9%)	5mo	$98,900	$229	72

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $3,667
• Equity at exit: $14,016

10-year hold

• IRR: 10.0%
• Equity multiple: 1.67×
• Total profit: $17,549
• Equity at exit: $8,127

Cash invested: $26,320 (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 33541

• Home prices YoY: -15.2%
• Rents YoY: -2.5%
• Active inventory: 856
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,341 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$39 /mo · $474/yr
• Insurance: −$39
• HOA: −$130
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $358

Break-even live

Break-even rent $888

Max offer price $94,000

Occupancy floor 68%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: pool

Listing history 32 events

1. 2026-06-18
   days on market $94,000 Active 105 DOM
2. 2026-06-17
   days on market $94,000 Active 104 DOM
3. 2026-06-16
   days on market $94,000 Active 103 DOM
4. 2026-06-15
   days on market $94,000 Active 102 DOM
5. 2026-06-13
   days on market $94,000 Active 100 DOM
6. 2026-06-09
   days on market $94,000 Active 96 DOM
7. 2026-06-08
   days on market $94,000 Active 95 DOM
8. 2026-06-07
   days on market $94,000 Active 94 DOM
9. 2026-06-04
   days on market $94,000 Active 91 DOM
10. 2026-06-03
    days on market $94,000 Active 90 DOM
11. 2026-06-02
    days on market $94,000 Active 89 DOM
12. 2026-06-01
    days on market $94,000 Active 88 DOM
13. 2026-05-31
    days on market $94,000 Active 87 DOM
14. 2026-04-14
    price $94,000
15. 2026-03-05
    listed $95,000 Active
16. 2026-01-15
    historical
17. 2025-11-04
    price $95,000
18. 2025-08-01
    listed $96,000 Active
19. 2021-10-12
    soldstatus $65,000
20. 2021-10-08
    soldstatus $65,000 Closed 655-char remark

    Show marketing remark (655 chars)

    AMAZING OPPORTUNITY !! The Highly Sought after American Condo Parks!! This 1 Bedroom, 1 Bath W/ Bonus Room Has a Low monthly HOA and NO LOT RENT !!!, YOU OWN THE LAND !!! The Home features a Kitchen W/ Breakfast Bar and Full Size Appliances, Master Bedroom with Plenty of Closet Space and Bonus Room all With Newer Laminate Flooring!! There is an Outside Storage/Laundry Shed and Huge Carport with Space for your Cars and your Golf Cart. Fully Furnished and Just Waiting for a New Owner. Whether you are a Full Time or Seasonal Resident You will enjoy the Community Heated Pool, Hot Tub, Tennis Courts, Shuffleboard, Active Clubhouse, and So Much More!!.

21. 2021-09-24
    status Pending 655-char remark

    Show marketing remark (655 chars)

    AMAZING OPPORTUNITY !! The Highly Sought after American Condo Parks!! This 1 Bedroom, 1 Bath W/ Bonus Room Has a Low monthly HOA and NO LOT RENT !!!, YOU OWN THE LAND !!! The Home features a Kitchen W/ Breakfast Bar and Full Size Appliances, Master Bedroom with Plenty of Closet Space and Bonus Room all With Newer Laminate Flooring!! There is an Outside Storage/Laundry Shed and Huge Carport with Space for your Cars and your Golf Cart. Fully Furnished and Just Waiting for a New Owner. Whether you are a Full Time or Seasonal Resident You will enjoy the Community Heated Pool, Hot Tub, Tennis Courts, Shuffleboard, Active Clubhouse, and So Much More!!.

22. 2021-08-28
    listed $69,000 Active 655-char remark

    Show marketing remark (655 chars)

    AMAZING OPPORTUNITY !! The Highly Sought after American Condo Parks!! This 1 Bedroom, 1 Bath W/ Bonus Room Has a Low monthly HOA and NO LOT RENT !!!, YOU OWN THE LAND !!! The Home features a Kitchen W/ Breakfast Bar and Full Size Appliances, Master Bedroom with Plenty of Closet Space and Bonus Room all With Newer Laminate Flooring!! There is an Outside Storage/Laundry Shed and Huge Carport with Space for your Cars and your Golf Cart. Fully Furnished and Just Waiting for a New Owner. Whether you are a Full Time or Seasonal Resident You will enjoy the Community Heated Pool, Hot Tub, Tennis Courts, Shuffleboard, Active Clubhouse, and So Much More!!.

23. 2021-03-08
    soldstatus $53,000
24. 2021-03-04
    soldstatus $53,000 Sold
25. 2021-02-24
    status Pending
26. 2020-11-30
    status Active
27. 2020-11-10
    status Pending
28. 2020-06-25
    listed $55,000 Active
29. 2017-10-27
    soldstatus $25,000 Sold
30. 2017-10-06
    status Pending
31. 2017-08-24
    price $42,500
32. 2017-06-17
    listed $49,900 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: $474 · $39/mo
• Projected year-2 tax: $780 · $65/mo
• Expected delta: +$306/yr (+$26/mo · 64.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 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: $16,089
• − Mortgage interest: −$5,265
• − Property taxes: −$474
• − Insurance: −$470
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − HOA: −$1,560
• − Depreciation: −$2,735
• Taxable income: $3,011
• Est. tax owed @ 24.0%: −$723
• After-tax cash flow: $3,569/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

• County: Pasco County · 524,098 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 24,654
• Household income: $56,579
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 393.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 15% Two or more races 8% Black 5% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 9%
• Common ancestry: Lithuanian 4% Romanian 3% Serbian 3%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 9% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -55.21%
• Current HPI: 308.0619
• Rent YoY: ▼ -2.51%
• 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

+88.4% since first listed

19 events — show timeline

• 2026-04-14 Price Changed $94,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-04 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-01 Listed $96,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-12 Sold (Public Records) $65,000 Public Records
• 2021-10-08 Sold (MLS) $65,000 Stellar MLS as Distributed by MLS Grid
• 2021-09-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-08-28 Listed $69,000 Stellar MLS as Distributed by MLS Grid
• 2021-03-08 Sold (Public Records) $53,000 Public Records
• 2021-03-04 Sold (MLS) $53,000 Stellar MLS as Distributed by MLS Grid
• 2021-02-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-11-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-11-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-06-25 Listed $55,000 Stellar MLS as Distributed by MLS Grid
• 2017-10-27 Sold (MLS) $25,000 Stellar MLS as Distributed by MLS Grid
• 2017-10-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-08-24 Price Changed $42,500 Stellar MLS as Distributed by MLS Grid
• 2017-06-17 Listed $49,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $474 · +5.4% YoY. Source: county tax records.