9143 Otter Pass · Westchase, FL 33626

$179,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 16 Days on market

Built 1984 4,887 sqft lot $81/mo HOA · 3% 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. This is a very rare opportunity to own your land with a low HOA. Stop paying high lot rent and get ready to discover the vibrant lifestyle at Sheldon West, an amazing 55-plus community! Nestled among beautiful shade trees, this neighborhood offers everything you need for an active lifestyle. The community is located close to shopping, restaurants, medical facilities and Tampa International Airport . Enjoy the large community screened pool with clubhouse, Kitchen and shuffleboard. Best of all, you can take pride in owning your own land. The home had a new AC installed in 2022 , new roof 2025 and a new hot water heater. Plus, luxury vinyl plank througho

Key facts

• Luxury vinyl plank
• New hot water heater
• New ac installed

Tags

• LARGE COMMUNITY SCREENED POOL
• NEW AC INSTALLED
• NEW ROOF
• NEW HOT WATER HEATER
• LUXURY VINYL PLANK

Property features AI

Finance

• Other: Lease restrictions apply; Community fishing pier available
• Financial info: Total annual association fees noted
• HOA & community: Has HOA (Vanguard Management) — monthly fee approximately $81.67; quarterly fees noted; membership approval required; HOA amenities include clubhouse, pool and shuffleboard court; Community features: clubhouse, pool, street lights, golf carts allowed, buyer approval required; Senior community; Pets allowed (cats and dogs, weight limit ~35 lbs, number limit applies); Full-time management

Exterior

• Parking: Covered driveway; 1-car carport
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Residential mobile home (double wide); Attached property; One story; Faces south
• Construction: Vinyl siding with frame construction; Shingle roof; Other roof materials; Crawlspace foundation; Built as a double wide
• Exterior features: Covered screened front porch; Awning(s); Outdoor lighting; Private mailbox; Rain gutters; Storage; Shed(s)

Interior

• Kitchen: Built-in oven; Cooktop; Range; Range hood; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Walk-in closets; Window treatments; Aluminum window frames; Shutters
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $869 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $176k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#320 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Hillsborough (suburban): math 47% / reading 50% proficiency, ranked #41 of 73 in FL (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Deer Park Elementary School (math 78% / reading 75%, grade A, #185 of 2,144 statewide, top 9%, 989 students, 22% FRL); Sickles High School (math 52% / reading 65%, grade C, #116 of 667 statewide, top 18%, 2,368 students, 36% FRL) — zoned schools average 29% FRL vs 52% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 68% at this address vs 48% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Hillsborough average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents falling (-4.7%/yr); 205 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).

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.
• Hillsborough County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $179k implies a 353% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,315 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.43% ✓
• Cap rate: 12.12%
• Cash-on-cash: 20.81%
• DSCR: 1.93
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.38×
• Total profit: $18,829
• Equity at exit: $26,689

10-year hold

• IRR: 16.5%
• Equity multiple: 2.17×
• Total profit: $58,592
• Equity at exit: $15,477

Cash invested: $50,120 (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 →

ZIP-level market 33626

• Home prices YoY: -30.6%
• Rents YoY: -4.7%
• Active inventory: 205
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,565 high
• Mortgage (P&I): −$939
• Tax from tax record: −$63 /mo · $753/yr
• Insurance: −$75
• HOA: −$81
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $869

Break-even live

Break-even rent $1,465

Max offer price $179,000

Occupancy floor 61%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11905 Cypress Vista Tampa, FL	2.0	1.5	1200	$2,495	$2.08	5d	1	0.13mi
9744 Lake Chase Island Way Tampa, FL	2.0	2.0	1140	$1,900	$1.67	17d	1	0.17mi
10412 White Lake Ct #10412 Tampa, FL	2.0	2.0	1140	$2,500	$2.19	24d	1	0.23mi
10462 White Lake Ct Tampa, FL	2.0	2.0	1168	$1,975	$1.69	24d	1	0.23mi
10534 White Lake Ct #10534 Tampa, FL	2.0	2.0	1373	$1,995	$1.45	24d	1	0.24mi
9646 Lake Chase Island Way Unit 9646 Tampa, FL	3.0	2.0	1373	$2,200	$1.60	5d	1	0.24mi
10440 White Lake Ct Tampa, FL	2.0	2.0	1140	$1,700	$1.49	1d	1	0.25mi
9068 Lake Chase Island Way Tampa, FL	2.0	2.0	1140	$2,000	$1.75	24d	1	0.25mi
9020 Lake Chase Island Way Tampa, FL	3.0	2.0	1578	$2,395	$1.52	24d	1	0.25mi
8801 Citrus Village Dr Tampa, FL	1.0–3.0	1.0–2.0	1144	$2,515	$2.20	1d	36	0.26mi
10440 White Lake Ct #10440 Tampa, FL	2.0	2.0	1140	$1,700	$1.49	2d	1	0.26mi
9210 Fox Sparrow Rd Tampa, FL	3.0	2.5	1933	$2,975	$1.54	14d	1	0.28mi
11617 Crowned Sparrow Ln Tampa, FL	3.0	3.0	2200	$3,600	$1.64	24d	1	0.31mi
11451 Crowned Sparrow Ln Tampa, FL	3.0	2.5	1933	$2,799	$1.45	24d	1	0.38mi
9412 Lake Chase Island Way #9412 Tampa, FL	3.0	2.0	1578	$2,750	$1.74	14d	1	0.46mi
11013 Blaine Top Pl Tampa, FL	2.0	2.5	1147	$2,100	$1.83	5d	1	0.56mi
11003 Blaine Top Pl Tampa, FL	2.0	2.5	1147	$2,200	$1.92	24d	1	0.58mi
12011 Citrus Falls Cir Tampa, FL	1.0–3.0	1.0–2.0	966	$2,353	$2.43	2d	27	0.69mi
9105 Crystal Commons Way Tampa, FL	4.0	2.5	2125	$3,675	$1.73	24d	1	0.77mi
10506 Chelmsford Way Tampa, FL	4.0	3.0	2162	$4,700	$2.17	5d	1	0.86mi
8741 Exposition Dr Tampa, FL	3.0	2.0	1366	$2,450	$1.79	2d	1	0.93mi
10142 Montague St Unit 1475289P Westchase, FL	2.0	2.0	1345	$4,115	$3.06	16d	1	0.93mi
8735 Exposition Dr Tampa, FL	3.0	2.0	1250	$2,699	$2.16	17d	1	0.94mi
9506 Cavendish Dr Tampa, FL	3.0	2.0	1546	$3,295	$2.13	24d	1	0.95mi
8321 Praise Dr Tampa, FL	4.0	2.5	2045	$4,500	$2.20	17d	1	0.99mi
9508 W Park Village Dr #107 Tampa, FL	3.0	2.0	1279	$2,475	$1.94	23d	1	1.02mi
8820 Thomas Oaks Dr Tampa, FL	1.0–3.0	1.0–2.0	1043	$2,675	$2.56	1d	22	1.06mi
8748 Hampden Dr Tampa, FL	4.0	2.0	1780	$2,700	$1.52	24d	1	1.11mi
9874 Montague St Unit 1475279P Tampa, FL	3.0	2.0	1345	$4,126	$3.07	2d	1	1.11mi
10020 Tate Ln Tampa, FL	2.0	2.5	1276	$2,650	$2.08	17d	1	1.20mi
9902 Brompton Dr Tampa, FL	1.0–3.0	1.0–2.5	1303	$2,670	$2.05	2d	38	1.21mi
9781 Magnolia Blossom Dr Unit 1475280P Westchase, FL	2.0	2.0	1345	$3,624	$2.69	16d	1	1.21mi
9533 Magnolia Blossom Dr Unit 1504550P Tampa, FL	2.0	2.0	1119	$5,304	$4.74	24d	1	1.23mi
9763 Magnolia Blossom Dr Unit 1475288P Tampa, FL	2.0	2.0	1345	$3,522	$2.62	16d	1	1.24mi
9763 Magnolia Blossom Dr Unit 1475282P Tampa, FL	2.0	2.0	1345	$3,608	$2.68	5d	1	1.24mi
9763 Magnolia Blossom Dr Unit 1475286P Tampa, FL	2.0	2.0	1345	$3,559	$2.65	20d	1	1.24mi
8517 Fawn Creek Dr Tampa, FL	3.0	2.0	1549	$2,550	$1.65	24d	1	1.30mi
8613 Fawn Creek Dr Tampa, FL	3.0	2.0	1797	$2,600	$1.45	21d	1	1.34mi
8134 Colonial Village Dr Tampa, FL	1.0–3.0	1.0–2.0	1113	$2,385	$2.14	1d	12	1.37mi
8636 Manassas Rd Tampa, FL	3.0	2.0	1552	$2,550	$1.64	24d	1	1.44mi

HOA detail

• Monthly dues: $81 · $972/yr
• Likely covers: waterpool

Listing history 3 events

1. 2026-05-12
   listed $179,000 Active 710-char remark
2. 1991-05-01
   soldstatus $39,500
3. 1986-06-01
   soldstatus $13,400

ⓘ 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: $753 · $63/mo
• Projected year-2 tax: $1,486 · $124/mo
• Expected delta: +$733/yr (+$61/mo · 97.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,778
• − Mortgage interest: −$10,027
• − Property taxes: −$753
• − Insurance: −$895
• − Repairs & maintenance: −$2,462
• − Management: −$2,462
• − HOA: −$972
• − Depreciation: −$5,207
• Taxable income: $8,000
• Est. tax owed @ 24.0%: −$1,920
• After-tax cash flow: $8,511/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: Hillsborough
• NCES district ID: 1200870
• Math proficiency: 47% ▼ -8.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $50,622
• Composite: 41.6/100
• National rank: #3435
• State rank: #41 of 73 in FL

Livability — Westchase

• Score: 73/100
• State rank: #320
• US rank: #5558

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westchase, FL
• County: Hillsborough County · 1,540,968 people
• City population: 30,575
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 30,575
• Household income: $127,118
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 1072.0

Population outlook (Hillsborough County) Hauer SSP2

• Today (2025): 1,607,022 people
• By 2030: 1,733,968 · +7.9%
• By 2040: 1,979,565 · +23.2%
• By 2050: 2,203,427 · +37.1%
• By 2075: 2,667,893 · +66.0%
• By 2100: 2,891,558 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 21% Two or more races 16% Asian 9% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Cuban 3% Dominican 2%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 2%
• Foreign-born: 23% · Canada, Jamaica, China
• Languages at home: 68% English-only · Spanish 16% Other Indo-European 8% Russian/Polish/Slavic 3%

Political lean MEDSL · Hillsborough

• 2024 margin: Toss-up / Even · D 47.8% · R 50.9% · Other 1.3%
• 2008→2024 swing: -10.2pp toward R · 2008: 7.1pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: D+6.9 2016: D+6.8 2012: D+6.7 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -106.80%
• Current HPI: 241.882
• Rent YoY: ▼ -4.66%
• 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

+1235.8% since first listed

4 events — show timeline

• 2026-05-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 1991-05-01 Sold (Public Records) $39,500 Public Records
• 1986-06-01 Sold (Public Records) $13,400 Public Records

Property tax history

+1.7%/yr

Latest (2025): $753 · +8.2% YoY. Source: county tax records.