4842 Britni Way #058 · Zephyrhills West, FL 33541

$99,000

1 bd · 1.0 ba · 734 sqft · Manufactured · 132 Days on market

Built 1984 3,561 sqft lot Est $84k · 17% over $130/mo HOA · 9% of rent ↓ 6% since listing

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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 +30.0/30.0
• 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 +1.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

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. No rent

Key facts

• Pond view
• Clubhouse
• Hot tub

Tags

• POND VIEW
• HEATED POOL
• CLUBHOUSE
• EXERCISE ROOM
• SAUNA
• HOT TUB

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 Sweeney; HOA includes pool, maintenance of grounds, private road, trash, escrow reserves, fidelity bond; Association amenities: clubhouse, fitness center, gated entry, laundry, park, pickleball, pool, recreation facilities, shuffleboard, spa/hot tub, tennis courts; vehicle restrictions apply; Community features: clubhouse, community mailbox, fitness center, park, pool, sidewalks, special community restrictions, tennis courts, street lights; senior community; Pets allowed (cats & dogs) with size limit up to 20 lbs

Exterior

• Parking: Private maintained asphalt road access
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity connected; Propane available; Broadband/High-speed internet available; Cable available; Fiber optics available; Phone service available; Underground utilities; Water connected; Sewer connected
• Home design: Manufactured single-wide home; Attached property; One story; North-facing
• Construction: Vinyl siding; Roof over; Crawl space foundation; Built as a manufactured home
• Exterior features: Patio; Rain gutters; Fishing allowed (catch & release); Pond view (Lake Lehigh); Seawall / other water improvements

Interior

• Kitchen: Range; Range hood; Refrigerator; Freezer; Exhaust fan
• Bedrooms: 1 bedroom
• Flooring: Laminate flooring; Linoleum flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Space heater; No central air / cooling
• Interior features: Eat-in kitchen; Open floorplan; Window treatments; Aluminum window frames; Drapes
• Laundry & utility: Washer (inside); Gas water heater; Propane available

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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).
• This rent runs 32% of the median local income ($57k/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 $684 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 132 days — a 12% lower offer ($87k) 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 1.52% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.13%
• DSCR: 1.72
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $84,410
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35238 Dodie Dr #09	0.12mi	1/2.0	726 (-1%)	2mo	$79,000	$109	87
35204 Ada Ave	0.20mi	2/1.0 (+1)	710 (-3%)	0mo	$80,000	$113	80
35246 Tiffani Lot 63 Ct	0.07mi	2/1.0 (+1)	687 (-6%)	5mo	$118,000	$172	76
35012 Dale Ave	0.27mi	2/2.0 (+1)	732 (-0%)	4mo	$95,000	$130	75
35142 Zephyr Shores Dr	0.19mi	2/2.0 (+1)	720 (-2%)	12mo	$83,000	$115	69
35934 Bueno Dr	0.75mi	2/2.0 (+1)	832 (+13%)	6mo	$145,000	$174	29
34840 Carl Ave	0.46mi	2/2.0 (+1)	840 (+14%)	20mo	$95,000	$113	29

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: -4.5%
• Equity multiple: 0.84×
• Total profit: $-4,504
• Equity at exit: $14,761

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $88
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,502 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$130
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $247

Break-even live

Break-even rent $1,189

Max offer price $99,000

Occupancy floor 79%

Sensitivity live

Price	-10% $316	-5% $282	+0% $247	+5% $213	+10% $179
Rent	-10% $129	-5% $188	+0% $247	+5% $307	+10% $366
Rate	-1.0pp $297	-0.5pp $273	base $247	+0.5pp $222	+1.0pp $196

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 17 events

1. 2026-06-18
   days on market $99,000 Active 132 DOM
2. 2026-06-17
   days on market $99,000 Active 131 DOM
3. 2026-06-16
   days on market $99,000 Active 130 DOM
4. 2026-06-15
   days on market $99,000 Active 129 DOM
5. 2026-06-13
   days on market $99,000 Active 127 DOM
6. 2026-06-09
   days on market $99,000 Active 123 DOM
7. 2026-06-08
   days on market $99,000 Active 122 DOM
8. 2026-06-07
   days on market $99,000 Active 121 DOM
9. 2026-06-04
   days on market $99,000 Active 118 DOM
10. 2026-06-03
    days on market $99,000 Active 117 DOM
11. 2026-06-02
    days on market $99,000 Active 116 DOM
12. 2026-06-01
    days on market $99,000 Active 115 DOM
13. 2026-05-31
    days on market $99,000 Active 114 DOM
14. 2026-05-04
    price $99,000
15. 2026-02-07
    price $104,900
16. 2026-02-06
    price $102,900
17. 2026-02-06
    listed $104,900 Active

ⓘ 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

Taxation est. · year 1

• Rental income: $18,028
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$1,997
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − HOA: −$1,560
• − Depreciation: −$2,880
• Taxable income: $1,676
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $2,568/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

-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