4842 Britni Way #058 · Zephyrhills, FL 33541

$79,000

1 bd · 1.0 ba · 734 sqft · Manufactured · 275 Days on market

Manufactured home 55+ age-restricted Built 1984 Fair condition 3,561 sqft lot $108/sqft · 18% below area Est $96k · 18% under $130/mo HOA · 11% 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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +7.3/10.0
• 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. -5.2

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

Tags

• POND VIEW
• HEATED POOL
• CLUBHOUSE
• EXERCISE ROOM
• SAUNA
• 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 $113 ($1k/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 9.9% 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); 1451 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 275 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

1. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.46% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.92%
• DSCR: 1.57
• GRM: 5.7

CMA / ARV

• ARV (median comp): $96,500
• List price: $79,000
• Delta: -18.13%
• Verdict: UNDERPRICED
• Comps: 18 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%)	2mo	$89,000	$123	88
35238 Dodie Dr #09	0.12mi	1/2.0	726 (-1%)	6mo	$79,000	$109	83
35220 Dodie Dr #13	0.11mi	1/1.0	680 (-7%)	2mo	$55,000	$81	81
4742 Stuey Dr Lot 305	0.13mi	2/1.0 (+1)	744 (+1%)	9mo	$100,000	$134	79
4845 Baker Ave	0.13mi	1/2.0	768 (+5%)	6mo	$98,000	$128	77
35204 Ada Ave	0.20mi	2/1.0 (+1)	710 (-3%)	5mo	$80,000	$113	76
35246 Tiffani Lot 63 Ct	0.07mi	2/1.0 (+1)	687 (-6%)	10mo	$118,000	$172	73
4747 Bobby Ave Lot 258	0.20mi	1/1.0	660 (-10%)	2mo	$65,000	$98	72
35012 Dale Ave	0.27mi	2/2.0 (+1)	732 (-0%)	9mo	$95,000	$130	71
4612 Clarice Ave	0.37mi	2/1.0 (+1)	700 (-5%)	3mo	$106,000	$151	68
35127 Danny Dr	0.10mi	1/2.0	629 (-14%)	9mo	$75,000	$119	60
35934 Bueno Dr	0.75mi	2/2.0 (+1)	832 (+13%)	10mo	$145,000	$174	26

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: -11.5%
• Equity multiple: 0.60×
• Total profit: $-8,829
• Equity at exit: $11,779

10-year hold

• IRR: -9.9%
• Equity multiple: 0.51×
• Total profit: $-10,827
• 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: 21 active · 5 under contract
• Months of supply: 25.2 mo (4%/mo absorbed)
• Median asking: $89,000 ($130/sqft)
• Median days on market: 81 d
• This list price: 24% of active listings are priced below it
• ARV vs active asking: +1.2% 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: 1451
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,157 medium
• 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: −$243
• Net cashflow: $113

Break-even live

Break-even rent $1,014

Max offer price $79,000

Occupancy floor 85%

Sensitivity live

Price	-10% $167	-5% $140	+0% $113	+5% $86	+10% $58
Rent	-10% $21	-5% $67	+0% $113	+5% $159	+10% $204
Rate	-1.0pp $153	-0.5pp $133	base $113	+0.5pp $92	+1.0pp $72

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: —

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

1. 2026-11-08
   days on market $79,000 Active 275 DOM
2. 2026-11-07
   days on market $79,000 Active 274 DOM
3. 2026-11-06
   days on market $79,000 Active 273 DOM
4. 2026-11-05
   days on market $79,000 Active 272 DOM
5. 2026-11-04
   days on market $79,000 Active 271 DOM
6. 2026-11-02
   days on market $79,000 Active 269 DOM
7. 2026-11-01
   days on market $79,000 Active 268 DOM
8. 2026-10-31
   days on market $79,000 Active 267 DOM
9. 2026-10-30
   days on market $79,000 Active 266 DOM
10. 2026-10-29
    days on market $79,000 Active 265 DOM
11. 2026-10-28
    days on market $79,000 Active 264 DOM
12. 2026-10-27
    days on market $79,000 Active 263 DOM
13. 2026-10-26
    days on market $79,000 Active 262 DOM
14. 2026-10-25
    days on market $79,000 Active 261 DOM
15. 2026-10-24
    days on market $79,000 Active 260 DOM
16. 2026-10-23
    days on market $79,000 Active 259 DOM
17. 2026-10-22
    days on market $79,000 Active 258 DOM
18. 2026-10-21
    days on market $79,000 Active 257 DOM
19. 2026-10-20
    days on market $79,000 Active 256 DOM
20. 2026-10-19
    days on market $79,000 Active 255 DOM
21. 2026-10-18
    days on market $79,000 Active 254 DOM
22. 2026-10-17
    days on market $79,000 Active 253 DOM
23. 2026-10-16
    days on market $79,000 Active 252 DOM
24. 2026-10-15
    days on market $79,000 Active 251 DOM
25. 2026-10-14
    days on market $79,000 Active 250 DOM
26. 2026-10-13
    days on market $79,000 Active 249 DOM
27. 2026-10-12
    days on market $79,000 Active 248 DOM
28. 2026-10-11
    days on market $79,000 Active 247 DOM
29. 2026-10-10
    days on market $79,000 Active 246 DOM
30. 2026-10-09
    days on market $79,000 Active 245 DOM
31. 2026-10-08
    days on market $79,000 Active 244 DOM
32. 2026-10-08
    days on market $79,000 Active 243 DOM
33. 2026-10-06
    days on market $79,000 Active 242 DOM
34. 2026-10-05
    days on market $79,000 Active 241 DOM
35. 2026-10-04
    days on market $79,000 Active 239 DOM
36. 2026-10-02
    days on market $79,000 Active 238 DOM
37. 2026-10-01
    days on market $79,000 Active 237 DOM
38. 2026-09-30
    days on market $79,000 Active 236 DOM
39. 2026-09-29
    days on market $79,000 Active 235 DOM
40. 2026-09-28
    days on market $79,000 Active 234 DOM
41. 2026-09-27
    days on market $79,000 Active 233 DOM
42. 2026-09-25
    days on market $79,000 Active 231 DOM
43. 2026-09-24
    days on market $79,000 Active 230 DOM
44. 2026-09-23
    days on market $79,000 Active 229 DOM
45. 2026-09-22
    days on market $79,000 Active 228 DOM
46. 2026-09-21
    days on market $79,000 Active 227 DOM
47. 2026-09-20
    days on market $79,000 Active 226 DOM
48. 2026-09-19
    days on market $79,000 Active 225 DOM
49. 2026-09-18
    days on market $79,000 Active 224 DOM
50. 2026-09-16
    days on market $79,000 Active 222 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

Taxation est. · year 1

• Rental income: $13,884
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$1,898
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − HOA: −$1,560
• − Depreciation: −$2,298
• Taxable income: $297
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $1,283/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

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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%

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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%
• Languages at home: 85% English-only · Spanish 9% Tagalog/Filipino 1% Other Asian/Pacific 1%

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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

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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

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

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