33505 Tammy Ln · Wesley Chapel, FL 33543

$40,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 5 Days on market

Built 1999 1.02 ac lot ↓ 45% since listing

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Own your own Mini Farm. This 1.02 acre parcel has a "1999" Palm Harbor built double wide mobile home with a huge back porch. Half the back porch is screen enclosed and the other half unscreened. You are going to love coming home and cooling off in the large oval above ground pool or sunbathe on the pool deck. This lovely 3 bedroom 2 bath home features a split bedroom floor plan, open floor plan and a fire place in the dining room. The BONUS is this house has a whole house Generac Generator that powers the entire home and is run off a 250 gallon propane tank, so you will never be without power. There is also 200 amp service, a 10 X 12 Metal Building & a 16 X 30 Pole barn and a detached metal carport. The entire 1.02 acres is fenced and is zoned agricultural so you can have farm animals a horse and a garden. This home is tucked back of the street down a private lane and has lovely mature oak trees.

Key facts

• Private gated access
• 1.02 acre lot
• 4 parking spots

Tags

• PRIVATE GATED ACCESS
• SPACIOUS OUTDOOR AREAS
• APPROXIMATELY 1.02 ACRES

Property features AI

Finance

• Other: Pets allowed (dogs OK)

Exterior

• Parking: Unpaved parking; Total parking for 4 vehicles
• Security: Fire alarm
• Utilities: Well water; Septic tank; 100 amp electric service with 220V in garage; Cable available; Electricity available; Sewer available; Water available; Private maintained road
• Home design: Mobile home; One story; Faces south; Resale condition; Entry level: main level
• Construction: Vinyl siding; Shingle roof; Built as single-story unit; Total living area approximately 1,152
• Exterior features: Fenced yard with wood fencing; Private road frontage; Not waterfront

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning; Ceiling paddle fans
• Interior features: No notable interior built-ins or special features listed; Bay windows
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Cap rate 50.7% vs local median 3.7% in Wesley Chapel — 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 79/100 on livability (#143 in FL, #2,137 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: 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 (-0.4%/yr); 649 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $277 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 5.83% ✓
• Cap rate: 50.72%
• Cash-on-cash: 158.66%
• DSCR: 8.06
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $157,824
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3915 Kiah Dr	0.45mi	3/2.0	1,152 (0%)	5mo	$225,000	$195	75
3924 Kiah Dr	0.48mi	3/2.0	1,144 (-1%)	12mo	$215,000	$188	67
3741 New River Rd	0.21mi	3/2.0	1,248 (+8%)	13mo	$260,000	$208	65
3145 Hickory Dr	0.73mi	2/2.0 (-1)	1,144 (-1%)	1mo	$155,000	$135	59
3946 Ernest Dr	0.26mi	2/2.0 (-1)	1,248 (+8%)	13mo	$235,000	$188	59
3825 Julie Dr	0.38mi	2/2.0 (-1)	1,188 (+3%)	17mo	$160,000	$135	58
3921 Chris Dr	0.38mi	2/2.0 (-1)	1,056 (-8%)	8mo	$142,500	$135	56
3914 Kim Dr	0.37mi	2/2.0 (-1)	1,056 (-8%)	12mo	$145,000	$137	54
3841 Julie Dr	0.39mi	2/2.0 (-1)	1,248 (+8%)	13mo	$135,000	$108	52
3819 Kim Dr	0.30mi	2/2.0 (-1)	1,318 (+14%)	6mo	$99,900	$76	52

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: —
• Equity multiple: 5.84×
• Total profit: $54,186
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 10.70×
• Total profit: $108,664
• Equity at exit: $3,458

Cash invested: $11,200 (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 33543

• Home prices YoY: -24.0%
• Rents YoY: -0.4%
• Active inventory: 649
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $2,332 high
• Mortgage (P&I): −$210
• Tax from tax record: −$135 /mo · $1,615/yr
• Insurance: −$17
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $1,054

Break-even live

Break-even rent $997

Max offer price $40,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,077	-5% $1,066	+0% $1,054	+5% $1,043	+10% $1,032
Rent	-10% $870	-5% $962	+0% $1,054	+5% $1,146	+10% $1,239
Rate	-1.0pp $1,074	-0.5pp $1,065	base $1,054	+0.5pp $1,044	+1.0pp $1,033

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3829 Kim Dr Wesley Chapel, FL	2.0	1.0	832	$1,395	$1.68	25d	1	0.31mi
33780 Charleston Club Cir Wesley Chapel, FL	1.0–3.0	1.0–2.0	1059	$2,360	$2.23	0d	13	0.47mi
34002 Painthorse Way Wesley Chapel, FL	1.0–3.0	1.0–2.0	1022	$2,945	$2.88	3d	46	0.96mi
33976 Lusitano Dr Wesley Chapel, FL	1.0–3.0	1.0–2.5	1251	$2,895	$2.31	13d	71	0.96mi
3030 Beaver Creek Dr Wesley Chapel, FL	2.0	1.0	700	$950	$1.36	16d	1	1.01mi
36232 Lanier Oaks Pt , FL	3.0	2.0	1325	$1,700	$1.28	25d	1	1.39mi
2516 Paravane Way Wesley Chapel, FL	3.0	2.5	1373	$2,000	$1.46	25d	1	1.48mi

Listing history 28 events

1. 2026-05-21
   listed $40,000 Active
2. 2022-07-07
   soldstatus $230,000
3. 2022-06-30
   soldstatus $230,000 Closed 925-char remark

   Show marketing remark (925 chars)

   Own your own Mini Farm. This 1.02 acre parcel has a "1999" Palm Harbor built double wide mobile home with a huge back porch. Half the back porch is screen enclosed and the other half unscreened. You are going to love coming home and cooling off in the large oval above ground pool or sunbathe on the pool deck. This lovely 3 bedroom 2 bath home features a split bedroom floor plan, open floor plan and a fire place in the dining room. The BONUS is this house has a whole house Generac Generator that powers the entire home and is run off a 250 gallon propane tank, so you will never be without power. There is also 200 amp service, a 10 X 12 Metal Building & a 16 X 30 Pole barn and a detached metal carport. The entire 1.02 acres is fenced and is zoned agricultural so you can have farm animals a horse and a garden. This home is tucked back of the street down a private lane and has lovely mature oak trees.

4. 2022-05-12
   status Pending 925-char remark

   Show marketing remark (925 chars)

   Own your own Mini Farm. This 1.02 acre parcel has a "1999" Palm Harbor built double wide mobile home with a huge back porch. Half the back porch is screen enclosed and the other half unscreened. You are going to love coming home and cooling off in the large oval above ground pool or sunbathe on the pool deck. This lovely 3 bedroom 2 bath home features a split bedroom floor plan, open floor plan and a fire place in the dining room. The BONUS is this house has a whole house Generac Generator that powers the entire home and is run off a 250 gallon propane tank, so you will never be without power. There is also 200 amp service, a 10 X 12 Metal Building & a 16 X 30 Pole barn and a detached metal carport. The entire 1.02 acres is fenced and is zoned agricultural so you can have farm animals a horse and a garden. This home is tucked back of the street down a private lane and has lovely mature oak trees.

5. 2022-04-28
   listed $235,000 Active 925-char remark

   Show marketing remark (925 chars)

   Own your own Mini Farm. This 1.02 acre parcel has a "1999" Palm Harbor built double wide mobile home with a huge back porch. Half the back porch is screen enclosed and the other half unscreened. You are going to love coming home and cooling off in the large oval above ground pool or sunbathe on the pool deck. This lovely 3 bedroom 2 bath home features a split bedroom floor plan, open floor plan and a fire place in the dining room. The BONUS is this house has a whole house Generac Generator that powers the entire home and is run off a 250 gallon propane tank, so you will never be without power. There is also 200 amp service, a 10 X 12 Metal Building & a 16 X 30 Pole barn and a detached metal carport. The entire 1.02 acres is fenced and is zoned agricultural so you can have farm animals a horse and a garden. This home is tucked back of the street down a private lane and has lovely mature oak trees.

6. 2020-01-03
   soldstatus $130,000
7. 2019-12-30
   soldstatus $130,000 Sold 750-char remark

   Show marketing remark (750 chars)

   You just found your Private Retreat. .. Manufactured Home on 1.02 Acres, Nestled away from the street down a private driveway with a lockable gate! The 200 Amp Electrical service installed in 2016, can accommodate a second residence and the larger septic system can easily handle the addition as well. Property Zoned for 2 Buildings!!! There is a 20KW Generac Generator with a 250 gallon propane tank to keep the lights on when times get tough. ENJOY spending time out in the 385 SQ/FT+/- Screened Patio Bring all your TOYS, there is a 10x12 metal building for storage and 16x30 covered Boat/RV/ Work Area that you could convert into a horse stall, YES. .. you are allowed a horse on this property. * * * Power Wheel Chair Accessible Property

8. 2019-10-31
   status Pending 750-char remark

   Show marketing remark (750 chars)

   You just found your Private Retreat. .. Manufactured Home on 1.02 Acres, Nestled away from the street down a private driveway with a lockable gate! The 200 Amp Electrical service installed in 2016, can accommodate a second residence and the larger septic system can easily handle the addition as well. Property Zoned for 2 Buildings!!! There is a 20KW Generac Generator with a 250 gallon propane tank to keep the lights on when times get tough. ENJOY spending time out in the 385 SQ/FT+/- Screened Patio Bring all your TOYS, there is a 10x12 metal building for storage and 16x30 covered Boat/RV/ Work Area that you could convert into a horse stall, YES. .. you are allowed a horse on this property. * * * Power Wheel Chair Accessible Property

9. 2019-10-25
   listed $135,000 Active 750-char remark

   Show marketing remark (750 chars)

   You just found your Private Retreat. .. Manufactured Home on 1.02 Acres, Nestled away from the street down a private driveway with a lockable gate! The 200 Amp Electrical service installed in 2016, can accommodate a second residence and the larger septic system can easily handle the addition as well. Property Zoned for 2 Buildings!!! There is a 20KW Generac Generator with a 250 gallon propane tank to keep the lights on when times get tough. ENJOY spending time out in the 385 SQ/FT+/- Screened Patio Bring all your TOYS, there is a 10x12 metal building for storage and 16x30 covered Boat/RV/ Work Area that you could convert into a horse stall, YES. .. you are allowed a horse on this property. * * * Power Wheel Chair Accessible Property

10. 2019-10-24
    historical
11. 2019-09-23
    status Active
12. 2019-09-19
    status Pending
13. 2019-09-13
    price $139,900
14. 2019-08-28
    price $147,900
15. 2019-08-21
    listed $155,000 Active
16. 2016-05-27
    soldstatus $83,000
17. 2016-05-25
    soldstatus $83,000 Sold
18. 2016-04-30
    status Pending
19. 2016-04-30
    status Active
20. 2016-04-29
    historical
21. 2016-04-29
    status Active
22. 2016-04-26
    historical
23. 2016-04-15
    listed $84,900 Active
24. 2007-02-06
    soldstatus $116,500
25. 2007-01-26
    soldstatus $116,500
26. 2006-07-26
    listed $124,900
27. 2006-02-20
    listed $139,900
28. 2005-02-15
    soldstatus $72,133

ⓘ 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: $1,615 · $135/mo
• Projected year-2 tax: $1,615 · $135/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 6/10 Major FEMA zone AE · 68% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,979
• − Mortgage interest: −$2,241
• − Property taxes: −$1,615
• − Insurance: −$5,318
• − Repairs & maintenance: −$2,238
• − Management: −$2,238
• − Depreciation: −$1,164
• Taxable income: $13,164
• Est. tax owed @ 24.0%: −$3,159
• After-tax cash flow: $9,493/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 — Wesley Chapel

• Score: 79/100
• State rank: #143
• US rank: #2137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wesley Chapel, FL
• County: Pasco County · 524,098 people
• City population: 100,771
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 40,648
• Household income: $107,349
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 407.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 51% Hispanic / Latino 22% Two or more races 15% Black 12% Asian 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8% Cuban 2% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 71% English-only · Spanish 16% Other Indo-European 2% Tagalog/Filipino 2%

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: ▼ -83.13%
• Current HPI: 263.2513
• Rent YoY: ▼ -0.37%
• 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

-44.5% since first listed

28 events — show timeline

• 2026-05-21 Listed $40,000 Beaches MLS
• 2022-07-07 Sold (Public Records) $230,000 Public Records
• 2022-06-30 Sold (MLS) $230,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-28 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2020-01-03 Sold (Public Records) $130,000 Public Records
• 2019-12-30 Sold (MLS) $130,000 Stellar MLS as Distributed by MLS Grid
• 2019-10-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-10-25 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2019-10-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-09-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-09-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-09-13 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2019-08-28 Price Changed $147,900 Stellar MLS as Distributed by MLS Grid
• 2019-08-21 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-27 Sold (Public Records) $83,000 Public Records
• 2016-05-25 Sold (MLS) $83,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-04-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-04-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-04-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-04-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-04-15 Listed $84,900 Stellar MLS as Distributed by MLS Grid
• 2007-02-06 Sold (Public Records) $116,500 Public Records
• 2007-01-26 Sold (MLS) $116,500 Stellar MLS as Distributed by MLS Grid
• 2006-07-26 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2006-02-20 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2005-02-15 Sold (Public Records) $72,133 Public Records

Property tax history

+8.9%/yr

Latest (2025): $1,615 · +3.1% YoY. Source: county tax records.