36330 LE Sabre Way · Zephyrhills West, FL 33541

$159,900

2 bd · 2.0 ba · 1,320 sqft · Manufactured public records · 213 Days on market

Built 1988 6,609 sqft lot Est $195k · 18% under $66/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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.7/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Everything you are looking for in a home! Corner lot, Fruit Trees, Pet Friendly, Furnished, and a great floor plan! 2 bedroom, 2 bath home offers a beautifully windowed kitchen and separate breakfast area with plenty of cabinets all accented with laminateflooring. Formal Dining Room has a pretty built in china cabinet with easy access to the kitchen. Formal living room with berber carpet is just the right size for entertaining or relaxing. A built in desk accents the hall. Home has a good size master bedroom with walk in closets and a nice master bath. The Florida Room is glassed in and is a great place for morning coffee! Carport offers side by side parking. Home has an updated roof and newer A/C unit! Absolutely beautiful home and ready for you to move in. .. don't miss this one!

Key facts

• 6,609 sq ft lot
• 2 parking spots
• Built 1988

Property features AI

Finance

• Other: Total building area listed as 1512 (public records); Living area listed as 1320 (public records); Lot size approximately 0.15 acres (about 614 m²)
• Financial info: Lease restrictions apply
• HOA & community: Homeowners association required; annual fee of $800 (approximately $66.67/month); Association approval required; Senior community; Street lights; Pets allowed: cats and dogs; Association name listed

Exterior

• Parking: Carport with 2 spaces
• Security: Hurricane shutters
• Utilities: Public water; Public sewer; Broadband/High-speed internet available; Cable available; Electricity connected; Fire hydrant nearby; Sewer connected; Water connected
• Home design: Manufactured double-wide home; Single-story; North-facing entry
• Construction: Vinyl siding; Roof over; Slab foundation; Built as a manufactured home
• Exterior features: Awnings; Hurricane shutters; Rain gutters; Sidewalk; Outdoor storage; Public water access (Gulf/Ocean)

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Eat-in kitchen; Living room/dining room combo; Open floorplan; Walk-in closets; Window treatments
• Laundry & utility: Dedicated laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 7.8% in Zephyrhills West — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: amenities F, commute F, employment D-.
• 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: Chester W. Taylor Jr. Elementary School (math 33% / reading 37%, grade F, #1,697 of 2,144 statewide, top 80%, 654 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 73% FRL vs 48% district-wide (25 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); 856 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 40% 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 $5k 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 213 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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.
• Current owner paid $60k; list at $160k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.17% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.14%
• DSCR: 1.54
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $195,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5339 Montego Dr	0.08mi	2/2.0	1,248 (-6%)	4mo	$160,000	$128	84
5421 Powhattan St	0.23mi	2/2.0	1,232 (-7%)	3mo	$145,000	$118	76
36615 Dina Dr	0.39mi	2/2.0	1,360 (+3%)	3mo	$160,000	$118	74
5823 Navaho Ct	0.51mi	2/2.0	1,410 (+7%)	3mo	$210,000	$149	63
5350 Amanda St	0.67mi	2/2.0	1,268 (-4%)	2mo	$195,000	$154	60
36825 Kiowa Ave	0.64mi	2/2.0	1,404 (+6%)	4mo	$205,000	$146	56
5654 Arrowhead Dr	0.55mi	2/2.0	1,144 (-13%)	1mo	$165,000	$144	52
36847 Jodi Ave	0.62mi	2/2.0	1,152 (-13%)	2mo	$194,500	$169	48
36743 Kiowa Ave	0.59mi	2/2.0	1,511 (+14%)	1mo	$240,000	$159	48
5404 Waters St	0.52mi	3/2.0 (+1)	1,146 (-13%)	3mo	$146,000	$127	46
36743 Tara Ave	0.62mi	3/2.0 (+1)	1,152 (-13%)	0mo	$195,000	$169	44
5412 Amanda St	0.67mi	2/2.0	1,152 (-13%)	4mo	$170,500	$148	44

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,583
• Equity at exit: $23,842

10-year hold

• IRR: 4.7%
• Equity multiple: 1.30×
• Total profit: $13,559
• Equity at exit: $13,825

Cash invested: $44,772 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,878 high
• Mortgage (P&I): −$839
• Tax from tax record: −$59 /mo · $713/yr
• Insurance: −$67
• HOA: −$66
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $453

Break-even live

Break-even rent $1,304

Max offer price $159,900

Occupancy floor 71%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35940 Inspiration Dr Zephyrhills, FL	1.0–3.0	1.0–2.0	1034	$1,694	$1.64	2d	21	0.45mi
5914 Willow Ridge Dr #101 Zephyrhills, FL	2.0	2.0	987	$1,500	$1.52	24d	1	0.51mi
36106 Lake Chase Blvd #102 Zephyrhills, FL	3.0	2.0	1170	$1,650	$1.41	5d	1	0.53mi
36106 Lake Chase Blvd Zephyrhills, FL	3.0	2.0	1325	$1,700	$1.28	24d	1	0.53mi
36321 Stonewood Ln #103 Zephyrhills, FL	2.0	2.0	987	$1,525	$1.55	24d	1	0.54mi
36243 Lake Chase Blvd #203 Zephyrhills, FL	3.0	2.0	1278	$1,775	$1.39	24d	1	0.54mi
36009 Deer Creek Dr #104 Zephyrhills, FL	2.0	2.0	1029	$1,450	$1.41	24d	1	0.62mi
36015 Deer Creek Dr #202 Zephyrhills, FL	2.0	2.0	1062	$1,450	$1.37	24d	1	0.64mi
36401 Camp Fire Ter Unit 36401 Zephyrhills, FL	3.0	2.5	1634	$1,895	$1.16	20d	1	0.94mi
36507 Camp Fire Ter Zephyrhills, FL	3.0	2.0	1537	$2,500	$1.63	24d	1	0.95mi
36352 Well Hill Way Zephyrhills, FL	3.0	2.5	1634	$1,950	$1.19	3d	1	0.96mi
36406 Well Hill Way Zephyrhills, FL	3.0	2.5	1634	$2,000	$1.22	18d	1	0.96mi
5521 Barbara St Zephyrhills, FL	2.0	2.0	1056	$1,800	$1.70	24d	1	0.99mi
36403 Well Hill Way Zephyrhills, FL	3.0	2.5	1528	$2,200	$1.44	24d	1	0.99mi
36095 Carriage Pine Ct Zephyrhills, FL	3.0	2.0	1461	$1,990	$1.36	24d	1	1.06mi
37373 Sharks Eye Ln Zephyrhills, FL	3.0	2.0	1560	$2,200	$1.41	10d	1	1.21mi
33529 Buttonweed Trl Zephyrhills, FL	3.0	2.0	1412	$2,500	$1.77	24d	1	1.28mi
37472 Sharks Eye Ln Zephyrhills, FL	3.0	2.0	1560	$2,100	$1.35	2d	1	1.30mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,732	$2.02	2d	142	1.33mi
35138 Meadow Reach Dr Zephyrhills, FL	3.0	2.0	1573	$2,500	$1.59	24d	1	1.34mi
37643 Leafside Ln Zephyrhills, FL	2.0	2.5	1541	$1,840	$1.19	22d	1	1.43mi
4850 Foliage Rd Zephyrhills, FL	2.0	2.5	1541	$1,780	$1.16	22d	1	1.46mi
34885 Daisy Meadow Loop Zephyrhills, FL	3.0	2.5	1605	$2,029	$1.26	13d	1	1.47mi
6773 Branham Mill Ct Zephyrhills, FL	3.0	2.0	1454	$1,950	$1.34	24d	1	1.48mi

HOA detail

• Monthly dues: $66 · $792/yr

Listing history 21 events

1. 2026-06-18
   days on market $159,900 Active 213 DOM
2. 2026-06-17
   days on market $159,900 Active 212 DOM
3. 2026-06-16
   days on market $159,900 Active 211 DOM
4. 2026-06-15
   days on market $159,900 Active 210 DOM
5. 2026-06-13
   days on market $159,900 Active 208 DOM
6. 2026-06-09
   days on market $159,900 Active 204 DOM
7. 2026-06-08
   days on market $159,900 Active 203 DOM
8. 2026-06-07
   days on market $159,900 Active 202 DOM
9. 2026-06-04
   days on market $159,900 Active 199 DOM
10. 2026-06-03
    days on market $159,900 Active 198 DOM
11. 2026-06-02
    days on market $159,900 Active 197 DOM
12. 2026-06-01
    days on market $159,900 Active 196 DOM
13. 2026-05-31
    days on market $159,900 Active 195 DOM
14. 2025-11-17
    status Active
15. 2025-11-11
    historical
16. 2025-11-06
    listed $159,900
17. 2010-06-29
    soldstatus $60,000
18. 2010-06-28
    soldstatus $60,000 792-char remark

    Show marketing remark (792 chars)

    Everything you are looking for in a home! Corner lot, Fruit Trees, Pet Friendly, Furnished, and a great floor plan! 2 bedroom, 2 bath home offers a beautifully windowed kitchen and separate breakfast area with plenty of cabinets all accented with laminateflooring. Formal Dining Room has a pretty built in china cabinet with easy access to the kitchen. Formal living room with berber carpet is just the right size for entertaining or relaxing. A built in desk accents the hall. Home has a good size master bedroom with walk in closets and a nice master bath. The Florida Room is glassed in and is a great place for morning coffee! Carport offers side by side parking. Home has an updated roof and newer A/C unit! Absolutely beautiful home and ready for you to move in. .. don't miss this one!

19. 2010-04-09
    listed $72,500 792-char remark

    Show marketing remark (792 chars)

    Everything you are looking for in a home! Corner lot, Fruit Trees, Pet Friendly, Furnished, and a great floor plan! 2 bedroom, 2 bath home offers a beautifully windowed kitchen and separate breakfast area with plenty of cabinets all accented with laminateflooring. Formal Dining Room has a pretty built in china cabinet with easy access to the kitchen. Formal living room with berber carpet is just the right size for entertaining or relaxing. A built in desk accents the hall. Home has a good size master bedroom with walk in closets and a nice master bath. The Florida Room is glassed in and is a great place for morning coffee! Carport offers side by side parking. Home has an updated roof and newer A/C unit! Absolutely beautiful home and ready for you to move in. .. don't miss this one!

20. 2008-03-05
    listed $89,900
21. 1988-04-01
    soldstatus $13,700

ⓘ 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: $713 · $59/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: +$614/yr (+$51/mo · 86.2%)

ⓘ 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 4/10 Moderate
• 🌡 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: $22,534
• − Mortgage interest: −$8,957
• − Property taxes: −$713
• − Insurance: −$800
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − HOA: −$792
• − Depreciation: −$4,652
• Taxable income: $3,016
• Est. tax owed @ 24.0%: −$724
• After-tax cash flow: $4,712/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

+1067.2% since first listed

8 events — show timeline

• 2025-11-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-06 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2010-06-29 Sold (Public Records) $60,000 Public Records
• 2010-06-28 Sold (MLS) $60,000 Stellar MLS as Distributed by MLS Grid
• 2010-04-09 Listed $72,500 Stellar MLS as Distributed by MLS Grid
• 2008-03-05 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 1988-04-01 Sold (Public Records) $13,700 Public Records

Property tax history

+2.2%/yr

Latest (2025): $713 · +2.1% YoY. Source: county tax records.