Is 4842 Britni Way #058 in Zephyrhills, FL a good investment?

CashFlowRE grades it C with a 9.3% cap rate and $73/mo modeled cash flow at a $79,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 4842 Britni Way #058?

The modeled cap rate is 9.3% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,107/month, from CashFlowRE's rent model.

C Composite 57.3

Why this score? — see what drove the C 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 +20.5/30.0
ARV discount +14.1/15.0
1% rule +7.0/10.0
DSCR +6.9/10.0
Schools +3.6/10.0
Livability +3.6/5.0
Appreciation +2.5/10.0
Condition / age +2.2/5.0
Rent growth +1.9/5.0
Manufactured-home adj. -5.0

$79,000

4842 Britni Way #058 · Zephyrhills, FL 33541

1 bd · 1.0 ba · 734 sqft · Manufactured · 230 Days on market

Manufactured home 55+ age-restricted Built 1984 Fair condition 3,561 sqft lot $108/sqft · 15% below area Est $92k · 15% under $130/mo HOA · 12% of rent ↓ 6% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Cozy hideaway in American Condominium Park. No neighbors on either side & a great pond view and frontage from the spacious Florida room. This is a very tranquil setting, one of the prettiest lots in the park. Furnishings sold with the property. Washer in pantry. Previous owners installed a seawall to protect the view, and is owner-responsibility. American Condominium Park is a 55+ gated community with heated pool, clubhouse, exercise room, sauna, hot tub, tennis/pickleball courts, horse shoe pits, shuffleboard, and many more amenities. A friendly active community with dances, dinners, and entertainment. Perfect for full time affordable living and cost effective for snow birds.

Key facts

Pond view
Clubhouse
Hot tub

What this means for you Summary

Snapshot

This is a 1-bed/1.0-bath manufactured listed at $79k. Condition is rated fair.

Deal economics

At list price, monthly cash flow is $73 ($882/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($1k rent vs $79k).
Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
Cap rate 9.3% vs local median 3.9% in Zephyrhills — 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 72/100 on livability (#330 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime C-, 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.
Zoned schools: New River Elementary School (math 36% / reading 42%, grade F, #1,560 of 2,144 statewide, top 73%, 721 students, 57% 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 68% FRL vs 48% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
Zoned-school proficiency averages 36% at this address vs 51% district-wide (-16 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
Market conditions: Rents soft (-2.5%/yr); 1306 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 $546 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.

Negotiation context

It's been on market 230 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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.
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.
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: 1.40% ✓
Cap rate: 9.31%
Cash-on-cash: 10.78%
DSCR: 1.48
GRM: 5.9

CMA / ARV

ARV (median comp): $92,500
List price: $79,000
Delta: -14.59%
Verdict: UNDERPRICED
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4920 Britni Way #074	0.06mi	2/1.0 (+1)	723 (-2%)	0mo	$89,000	$123	89
35238 Dodie Dr #09	0.12mi	1/2.0	726 (-1%)	5mo	$79,000	$109	85
35220 Dodie Dr #13	0.11mi	1/1.0	680 (-7%)	0mo	$55,000	$81	82
4742 Stuey Dr Lot 305	0.13mi	2/1.0 (+1)	744 (+1%)	8mo	$100,000	$134	80
4845 Baker Ave	0.13mi	1/2.0	768 (+5%)	5mo	$98,000	$128	78
35204 Ada Ave	0.20mi	2/1.0 (+1)	710 (-3%)	4mo	$80,000	$113	77
35246 Tiffani Lot 63 Ct	0.07mi	2/1.0 (+1)	687 (-6%)	8mo	$118,000	$172	74
4747 Bobby Ave Lot 258	0.20mi	1/1.0	660 (-10%)	1mo	$65,000	$98	73
35012 Dale Ave	0.27mi	2/2.0 (+1)	732 (-0%)	7mo	$95,000	$130	72
4612 Clarice Ave	0.37mi	2/1.0 (+1)	700 (-5%)	2mo	$106,000	$151	69
35127 Danny Dr	0.10mi	1/2.0	629 (-14%)	8mo	$75,000	$119	61
35934 Bueno Dr	0.75mi	2/2.0 (+1)	832 (+13%)	9mo	$145,000	$174	27

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: -14.7%
Equity multiple: 0.49×
Total profit: $-11,192
Equity at exit: $11,779

10-year hold

IRR: -15.4%
Equity multiple: 0.30×
Total profit: $-15,554
Equity at exit: $6,830

Cash invested: $22,120 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 17 active · 6 under contract
Months of supply: 11.3 mo (9%/mo absorbed)
Median asking: $87,000 ($130/sqft)
Median days on market: 174 d
This list price: 29% of active listings are priced below it
ARV vs active asking: -3.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33541

Home prices YoY: -15.2%
Rents YoY: -2.5%
Active inventory: 1306
Price-to-rent: 5.9×

Monthly cashflow live

Estimated rent: $1,107 medium interval (Pro) →
Mortgage (P&I): −$414
Tax est. 1.5%: −$99 /mo · $1,185/yr
Insurance: −$33
Flood insurance flood zone: −$125 /mo · $1,502/yr
HOA: −$130
Lot rent leased land?: −$0
Vacancy / Maint / Mgmt: −$232
Net cashflow: $73

Break-even live

Break-even rent $1,014

Max offer price $79,000

Occupancy floor 88%

Sensitivity live

Price	-10% $128	-5% $101	+0% $73	+5% $46	+10% $19
Rent	-10% $-14	-5% $30	+0% $73	+5% $117	+10% $161
Rate	-1.0pp $113	-0.5pp $94	base $73	+0.5pp $53	+1.0pp $32

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: $19,750
Closing costs: $2,370
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Property features AI

Finance

Other: Buyer approval required for association
Financial info: Total annual fees $1,560 (monthly $130)
HOA & community: Monthly HOA $130 (required) — association name: Lynn SweeneyHOA includes pool, maintenance of grounds, private road, trash, escrow reserves, fidelity bondAssociation amenities: clubhouse, fitness center, gated entry, laundry, park, pickleball, pool, recreation facilities, shuffleboard, spa/hot tub, tennis courts; vehicle restrictions applyCommunity features: clubhouse, community mailbox, fitness center, park, pool, sidewalks, special community restrictions, tennis courts, street lights; senior communityPets allowed (cats & dogs) with size limit up to 20 lbs

Exterior

Parking: Private maintained asphalt road access
Security: Gated community
Utilities: Public waterPublic sewerElectricity connectedPropane availableBroadband/High-speed internet availableCable availableFiber optics availablePhone service availableUnderground utilitiesWater connectedSewer connected
Home design: Manufactured single-wide homeAttached propertyOne storyNorth-facing
Construction: Vinyl sidingRoof overCrawl space foundationBuilt as a manufactured home
Exterior features: PatioRain guttersFishing allowed (catch & release)Pond view (Lake Lehigh)Seawall / other water improvements

Interior

Kitchen: RangeRange hoodRefrigeratorFreezerExhaust fan
Bedrooms: 1 bedroom
Flooring: Laminate flooringLinoleum flooring
Bathrooms: 1 full bathroom
Heating & cooling: Propane heatingSpace heaterNo central air / cooling
Interior features: Eat-in kitchenOpen floorplanWindow treatmentsAluminum window framesDrapes
Laundry & utility: Washer (inside)Gas water heaterPropane available

HOA detail $130/mo · $1,560/yr

Likely covers: poolsecurity

Listing history 50 events

2026-09-24

days on market $79,000 Active 230 DOM
2026-09-23

days on market $79,000 Active 229 DOM
2026-09-22

days on market $79,000 Active 228 DOM
2026-09-21

days on market $79,000 Active 227 DOM
2026-09-20

days on market $79,000 Active 226 DOM
2026-09-19

days on market $79,000 Active 225 DOM
2026-09-18

days on market $79,000 Active 224 DOM
2026-09-16

days on market $79,000 Active 222 DOM
2026-09-15

days on market $79,000 Active 221 DOM
2026-09-13

days on market $79,000 Active 219 DOM
2026-09-12

days on market $79,000 Active 218 DOM
2026-09-11

days on market $79,000 Active 217 DOM
2026-09-05

days on market $79,000 Active 211 DOM
2026-09-04

days on market $79,000 Active 210 DOM
2026-09-03

days on market $79,000 Active 209 DOM
2026-08-31

days on market $79,000 Active 206 DOM
2026-08-30

days on market $79,000 Active 205 DOM
2026-08-29

days on market $79,000 Active 204 DOM
2026-08-28

pricedays on market $79,000 Active 203 DOM
2026-08-26

days on market $99,000 Active 201 DOM
2026-08-25

days on market $99,000 Active 200 DOM
2026-08-24

days on market $99,000 Active 199 DOM
2026-08-23

days on market $99,000 Active 198 DOM
2026-08-22

days on market $99,000 Active 197 DOM
2026-08-20

days on market $99,000 Active 195 DOM
2026-08-19

days on market $99,000 Active 194 DOM
2026-08-18

days on market $99,000 Active 193 DOM
2026-08-17

days on market $99,000 Active 192 DOM
2026-08-16

days on market $99,000 Active 191 DOM
2026-08-15

days on market $99,000 Active 190 DOM
2026-08-14

days on market $99,000 Active 189 DOM
2026-08-13

days on market $99,000 Active 188 DOM
2026-08-12

days on market $99,000 Active 187 DOM
2026-08-11

days on market $99,000 Active 186 DOM
2026-08-10

days on market $99,000 Active 185 DOM
2026-08-09

days on market $99,000 Active 184 DOM
2026-08-08

days on market $99,000 Active 183 DOM
2026-08-06

days on market $99,000 Active 181 DOM
2026-08-05

days on market $99,000 Active 180 DOM
2026-08-04

days on market $99,000 Active 179 DOM
2026-08-03

days on market $99,000 Active 178 DOM
2026-07-31

days on market $99,000 Active 175 DOM
2026-07-30

days on market $99,000 Active 173 DOM
2026-07-28

days on market $99,000 Active 172 DOM
2026-07-26

days on market $99,000 Active 170 DOM
2026-07-24

days on market $99,000 Active 168 DOM
2026-07-23

days on market $99,000 Active 167 DOM
2026-07-22

days on market $99,000 Active 166 DOM
2026-07-21

days on market $99,000 Active 165 DOM
2026-07-20

days on market $99,000 Active 164 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

🌊 Flood 6/10 Major FEMA zone A · 73% 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $13,286
− Mortgage interest: −$4,425
− Property taxes: −$1,185
− Insurance: −$1,898
− Repairs & maintenance: −$1,063
− Management: −$1,063
− HOA: −$1,560
− Depreciation: −$2,298
Taxable loss: −$206

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$49
After-tax cash flow: $931/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.

Condition & rehab AI · 13 photos

Fair 45/100 Cosmetic rehab Est. rehab $3,670–$11,010 screening

The home is in fair condition with some minor repairs and maintenance needed. Painting and landscaping can significantly increase its value for both resale and rental.

Repairs flagged

Minor Landscaping — The landscaping is minimal and could be improved with some additional plants and shrubs.
Minor Paint — The kitchen and living area could benefit from a fresh coat of paint to brighten the space.

Value-add opportunities

Both Painting the interior and exterior — Painting can significantly improve the appearance of the home, making it more appealing to potential buyers or renters. ↑
Both Landscaping — A well-maintained and landscaped exterior can enhance the curb appeal and make the home more attractive to potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary New River Elementary School F FL #1,560/2,144 Nat'l #20,819/41,679 Middle Raymond B. Stewart Middle School F FL #453/571 Nat'l #8,497/14,009 High Zephyrhills High School F FL #359/667 Nat'l #9,405/17,239

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

B Composite livability gradescore 72/100

Livability — Zephyrhills

Score: 72/100
State rank: #330
US rank: #5760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

County: Pasco County · 570,045 people
City population: 48,266
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: 24% of renters

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
#159 Carrier Global Palm Beach Gardens $22.2B #376 Roper Technologies Sarasota $6.8B
Insurance	2	$17B
#348 Fidelity National Financial Jacksonville $12.1B #494 Brown & Brown Daytona Beach $4.6B
Retail	1	$60B
#71 Publix Super Markets Lakeland $60.2B
Technology Distribution	1	$58B
#73 TD Synnex Clearwater $58.5B
Homebuilding	1	$35B
#185 Lennar Miami $35.4B
Technology Manufacturing	1	$35B
#122 Jabil St. Petersburg $34.7B

Price history

-5.6% since first listed

4 events — show timeline

2026-05-04 Price Changed $99,000 Stellar MLS as Distributed by MLS Grid
2026-02-07 Price Changed $104,900 Stellar MLS as Distributed by MLS Grid
2026-02-06 Price Changed $102,900 Stellar MLS as Distributed by MLS Grid
2026-02-06 Listed $104,900 Stellar MLS as Distributed by MLS Grid

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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