34604 Petunia Pl · Zephyrhills, FL 33541

$144,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 133 Days on market

Built 1974 5,035 sqft lot Est $156k · 7% under $80/mo HOA · 4% 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
• ARV discount +10.6/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

MOVE IN READY! This 2 bedroom, 2 bath Double- wide is fully furnished and well cared for. Tippecanoe Village is a 55+ community the community where you own your land and have low monthly HOA fees. Your fees include use of the amenities plus water, sewer and trash pickup. If you love to cook and spend time in the kitchen you will love the spacious open feel with plenty of room to add a portable island and still have plenty of room with a dinette area at one end of the kitchen. A dining area in the front of the home lets in the sunlight. The large Livingroom can be accessed from the dining room or from the kitchen and leads out to the enclosed porch with many windows to let in the Florida sun

Key facts

• Low monthly hoa fees
• Spacious open feel
• Dining area

Tags

• OWN YOUR LAND
• LOW MONTHLY HOA FEES
• SPACIOUS OPEN FEEL
• DINING AREA
• LARGE LIVINGROOM
• ENCLOSED PORCH

Property features AI

Finance

• Other: Lot size approximately 0.12 acres (paved road); Total acreage: 0 to less than 1/4; Universal property ID available
• Financial info: Total monthly fees $80 / total annual fees $960; Furnished
• HOA & community: Has HOA (monthly fee $80); Association fee includes water, sewer and trash; Clubhouse; Deed restrictions; Senior community; Pets allowed; Association contact: Bernice Schlicht

Exterior

• Parking: Has carport; 1 carport space
• Utilities: Public water; Public sewer; Sewer connected
• Home design: Manufactured double wide; Residential property; One story; Faces north; Entry level: One
• Construction: Vinyl siding; Roof over; Crawlspace foundation; Building area (total) approximately 2,248 square feet; Living area approximately 1,152 (public records)
• Exterior features: Lighting; Storage

Interior

• Kitchen: Range; Range hood; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 3.7% 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: schools C-, crime C-, amenities 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 43% 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 $1k of loan paydown is wiped out by about $4k 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 133 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.41% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.63%
• DSCR: 1.74
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $155,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3041 Short Leaf St	0.35mi	3/2.0	1,170 (+2%)	11mo	$157,500	$135	72
34645 Lily Ln	0.08mi	2/2.0 (-1)	1,056 (-8%)	10mo	$127,500	$121	69
3324 Carnation Ln	0.13mi	2/2.0 (-1)	1,200 (+4%)	19mo	$170,000	$142	66
3145 Hickory Dr	0.60mi	2/2.0 (-1)	1,144 (-1%)	1mo	$155,000	$135	65
34701 Morning Glory Gln	0.14mi	2/2.0 (-1)	1,056 (-8%)	16mo	$165,000	$156	61
3010 Whispering Ln	0.43mi	3/2.0	1,104 (-4%)	15mo	$172,000	$156	61
3141 Great Oak St	0.50mi	2/2.0 (-1)	1,226 (+6%)	1mo	$125,000	$102	60
3045 Shady Creek Dr	0.47mi	2/2.0 (-1)	1,214 (+5%)	6mo	$130,000	$107	59
34135 Brown Byu	0.52mi	3/2.0	1,081 (-6%)	10mo	$160,000	$148	58
35043 Chancey Rd	0.50mi	3/2.0	1,248 (+8%)	7mo	$196,000	$157	57
34313 Countryside Dr	0.31mi	2/2.0 (-1)	1,040 (-10%)	16mo	$139,900	$135	51
34121 Tree Lake Dr	0.48mi	2/2.0 (-1)	988 (-14%)	9mo	$118,000	$119	42

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $6,415
• Equity at exit: $21,605

10-year hold

• IRR: 10.6%
• Equity multiple: 1.71×
• Total profit: $28,856
• Equity at exit: $12,528

Cash invested: $40,572 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,038 high
• Mortgage (P&I): −$760
• Tax from tax record: −$147 /mo · $1,767/yr
• Insurance: −$60
• HOA: −$80
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $562

Break-even live

Break-even rent $1,326

Max offer price $144,900

Occupancy floor 67%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3030 Beaver Creek Dr Wesley Chapel, FL	2.0	1.0	700	$950	$1.36	15d	1	0.46mi
36232 Lanier Oaks Pt , FL	3.0	2.0	1325	$1,700	$1.28	24d	1	0.71mi
3829 Kim Dr Wesley Chapel, FL	2.0	1.0	832	$1,395	$1.68	24d	1	0.95mi
2516 Paravane Way Wesley Chapel, FL	3.0	2.5	1373	$2,000	$1.46	24d	1	0.99mi
2415 Paravane Way Wesley Chapel, FL	3.0	2.5	1373	$2,300	$1.68	5d	1	1.02mi
2407 Paravane Way Wesley Chapel, FL	3.0	2.5	1373	$1,849	$1.35	24d	1	1.03mi
2407 Paravane Way Wesley Chapel, FL	3.0	2.5	1373	$1,849	$1.35	17d	1	1.03mi
2407 Paravane Way Wesley Chapel, FL	3.0	3.0	1373	$1,849	$1.35	12d	1	1.03mi
2358 Paravane Way Wesley Chapel, FL	3.0	2.5	1373	$2,000	$1.46	3d	1	1.07mi
33780 Charleston Club Cir Wesley Chapel, FL	1.0–2.0	1.0–2.0	977	$2,135	$2.19	2d	11	1.11mi
2308 Alee Ln Wesley Chapel, FL	3.0	2.5	1373	$1,825	$1.33	17d	1	1.15mi
2264 Paravane Way Wesley Chapel, FL	3.0	2.5	1373	$2,000	$1.46	24d	1	1.15mi
34142 Polacca Ln Wesley Chapel, FL	3.0	2.5	1373	$2,100	$1.53	24d	1	1.24mi
2191 Hallier Cv Wesley Chapel, FL	3.0	2.5	1373	$1,999	$1.46	24d	1	1.26mi
2191 Hallier Cv Wesley Chapel, FL	3.0	2.5	1373	$1,999	$1.46	22d	1	1.26mi
2191 Hallier Cv Wesley Chapel, FL	3.0	2.5	1373	$1,900	$1.38	11d	1	1.26mi
2187 Hallier Cv Wesley Chapel, FL	3.0	3.0	1373	$1,945	$1.42	15d	1	1.27mi
2085 Hallier Cv Wesley Chapel, FL	3.0	2.5	1373	$2,200	$1.60	5d	1	1.35mi
33976 Lusitano Dr Wesley Chapel, FL	1.0–3.0	1.0–2.5	1251	$2,895	$2.31	12d	71	1.39mi

HOA detail

• Monthly dues: $80 · $960/yr
• Likely covers: watersewertrash

Listing history 14 events

1. 2026-06-18
   days on market $144,900 Active 133 DOM
2. 2026-06-17
   days on market $144,900 Active 132 DOM
3. 2026-06-16
   days on market $144,900 Active 131 DOM
4. 2026-06-15
   days on market $144,900 Active 130 DOM
5. 2026-06-13
   days on market $144,900 Active 128 DOM
6. 2026-06-09
   days on market $144,900 Active 124 DOM
7. 2026-06-08
   days on market $144,900 Active 123 DOM
8. 2026-06-07
   days on market $144,900 Active 122 DOM
9. 2026-06-04
   days on market $144,900 Active 119 DOM
10. 2026-06-03
    days on market $144,900 Active 118 DOM
11. 2026-06-02
    days on market $144,900 Active 117 DOM
12. 2026-06-01
    days on market $144,900 Active 116 DOM
13. 2026-05-31
    days on market $144,900 Active 115 DOM
14. 2026-02-05
    listed $144,900 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: $1,767 · $147/mo
• Projected year-2 tax: $1,767 · $147/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 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 · 25 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: $24,451
• − Mortgage interest: −$8,117
• − Property taxes: −$1,767
• − Insurance: −$724
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − HOA: −$960
• − Depreciation: −$4,215
• Taxable income: $4,756
• Est. tax owed @ 24.0%: −$1,141
• After-tax cash flow: $5,605/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

• 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 · 524,098 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: 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

1 event — show timeline

• 2026-02-05 Listed $144,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+15.9%/yr

Latest (2025): $1,767 · +8.0% YoY. Source: county tax records.