34642 Sweetpea Lane Ln · Zephyrhills, FL 33541

$145,000

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 48 Days on market

Built 1981 5,035 sqft lot Est $146k · at est. $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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.7/15.0
• 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

Charming & Move-In Ready Home in Tippecanoe Village – You Own the Land! Welcome to this beautifully maintained 2-bedroom, 2-bath home located in the highly desirable Tippecanoe Village 55+ community, where you own the land and enjoy low-maintenance living. With a new roof (2025) and being partially furnished, this home is ready for its next owner to move right in and start enjoying the Florida lifestyle. Step inside to a bright and inviting interior featuring a spacious living area, a cozy dining space, and a functional kitchen with plenty of cabinetry. The home offers two comfortable bedrooms, including a generous primary suite, along with two full bathrooms for added convenie

Key facts

• Storage room
• Covered carport
• Florida room

Tags

• YOU OWN THE LAND
• NEW ROOF
• FLORIDA ROOM
• COVERED PATIO
• STORAGE ROOM
• COVERED CARPORT

Property features AI

Finance

• Other: Partially furnished; Private maintained paved road access; Homesteaded
• Financial info: Lease restrictions apply
• HOA & community: Monthly HOA fee of $80 (includes pool, sewer, trash, water); Association amenities: clubhouse, pool, shuffleboard court; Association approval required; Senior community; Street lights; Pets allowed (cats and dogs) with limits; max pet weight 30 lbs

Exterior

• Parking: Has a 1-car carport
• Utilities: Private well water; Septic tank; Cable connected; Water connected; Sewer connected
• Home design: Manufactured double-wide home; Single-story; Faces north; Completed condition
• Construction: Vinyl siding; Other roof; Crawlspace foundation; Built as a manufactured home
• Exterior features: Covered rear porch; Rain gutters; Storage shed; Mature landscaping with trees

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Blinds and window treatments; Sliding doors
• Laundry & utility: Laundry closet; Washer; Dryer

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 $672 ($8k/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: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: 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: 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; 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $145k implies a 93% 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; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.40% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.88%
• DSCR: 1.88
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $145,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34645 Lily Ln	0.06mi	2/2.0 (-1)	1,056 (-2%)	10mo	$127,500	$121	80
34701 Morning Glory Gln	0.07mi	2/2.0 (-1)	1,056 (-2%)	16mo	$165,000	$156	74
34616 Morning Glory Gln	0.07mi	2/2.0 (-1)	960 (-11%)	8mo	$53,000	$55	67
34135 Brown Byu	0.60mi	3/2.0	1,081 (+0%)	10mo	$160,000	$148	64
3010 Whispering Ln	0.51mi	3/2.0	1,104 (+2%)	15mo	$172,000	$156	60
34313 Countryside Dr	0.39mi	2/2.0 (-1)	1,040 (-4%)	16mo	$139,900	$135	58
3041 Short Leaf St	0.42mi	3/2.0	1,170 (+8%)	11mo	$157,500	$135	57
3145 Hickory Dr	0.68mi	2/2.0 (-1)	1,144 (+6%)	1mo	$155,000	$135	53
34121 Tree Lake Dr	0.56mi	2/2.0 (-1)	988 (-8%)	9mo	$118,000	$119	47
3141 Great Oak St	0.58mi	2/2.0 (-1)	1,226 (+14%)	1mo	$125,000	$102	44
3045 Shady Creek Dr	0.55mi	2/2.0 (-1)	1,214 (+12%)	6mo	$130,000	$107	44
3901 William Hume Dr	0.75mi	2/2.0 (-1)	936 (-13%)	16mo	$149,900	$160	24

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: 8.7%
• Equity multiple: 1.33×
• Total profit: $13,364
• Equity at exit: $21,620

10-year hold

• IRR: 15.3%
• Equity multiple: 2.08×
• Total profit: $43,719
• Equity at exit: $12,537

Cash invested: $40,600 (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: $2,033 high
• Mortgage (P&I): −$760
• Tax from tax record: −$33 /mo · $391/yr
• Insurance: −$60
• HOA: −$80
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $672

Break-even live

Break-even rent $1,181

Max offer price $145,000

Occupancy floor 62%

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: $36,250
• Closing costs: $4,350
• 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	14d	1	0.50mi
36232 Lanier Oaks Pt , FL	3.0	2.0	1325	$1,700	$1.28	24d	1	0.69mi
3829 Kim Dr Wesley Chapel, FL	2.0	1.0	832	$1,395	$1.68	24d	1	1.00mi
2516 Paravane Way Wesley Chapel, FL	3.0	2.5	1373	$2,000	$1.46	24d	1	1.02mi
2415 Paravane Way Wesley Chapel, FL	3.0	2.5	1373	$2,300	$1.68	4d	1	1.04mi
2407 Paravane Way Wesley Chapel, FL	3.0	2.5	1373	$1,849	$1.35	16d	1	1.05mi
2407 Paravane Way Wesley Chapel, FL	3.0	2.5	1373	$1,849	$1.35	24d	1	1.05mi
2407 Paravane Way Wesley Chapel, FL	3.0	3.0	1373	$1,849	$1.35	12d	1	1.05mi
2358 Paravane Way Wesley Chapel, FL	3.0	2.5	1373	$2,000	$1.46	2d	1	1.09mi
33780 Charleston Club Cir Wesley Chapel, FL	1.0–2.0	1.0–2.0	977	$2,135	$2.19	2d	11	1.15mi
2308 Alee Ln Wesley Chapel, FL	3.0	2.5	1373	$1,825	$1.33	16d	1	1.17mi
2264 Paravane Way Wesley Chapel, FL	3.0	2.5	1373	$2,000	$1.46	24d	1	1.17mi
34142 Polacca Ln Wesley Chapel, FL	3.0	2.5	1373	$2,100	$1.53	24d	1	1.27mi
2191 Hallier Cv Wesley Chapel, FL	3.0	2.5	1373	$1,999	$1.46	24d	1	1.28mi
2191 Hallier Cv Wesley Chapel, FL	3.0	2.5	1373	$1,900	$1.38	10d	1	1.28mi
2191 Hallier Cv Wesley Chapel, FL	3.0	2.5	1373	$1,999	$1.46	21d	1	1.28mi
2187 Hallier Cv Wesley Chapel, FL	3.0	3.0	1373	$1,945	$1.42	14d	1	1.29mi
2085 Hallier Cv Wesley Chapel, FL	3.0	2.5	1373	$2,200	$1.60	4d	1	1.37mi
33976 Lusitano Dr Wesley Chapel, FL	1.0–3.0	1.0–2.5	1251	$2,895	$2.31	12d	71	1.42mi

HOA detail

• Monthly dues: $80 · $960/yr

Listing history 15 events

1. 2026-06-18
   days on market $145,000 Active 48 DOM
2. 2026-06-17
   days on market $145,000 Active 47 DOM
3. 2026-06-16
   days on market $145,000 Active 46 DOM
4. 2026-06-15
   days on market $145,000 Active 45 DOM
5. 2026-06-13
   days on market $145,000 Active 43 DOM
6. 2026-06-09
   days on market $145,000 Active 39 DOM
7. 2026-06-08
   days on market $145,000 Active 38 DOM
8. 2026-06-07
   days on market $145,000 Active 37 DOM
9. 2026-06-04
   days on market $145,000 Active 34 DOM
10. 2026-06-03
    days on market $145,000 Active 33 DOM
11. 2026-06-02
    days on market $145,000 Active 32 DOM
12. 2026-06-01
    days on market $145,000 Active 31 DOM
13. 2026-05-31
    days on market $145,000 Active 30 DOM
14. 2026-05-01
    listed $145,000 Active
15. 2020-11-10
    soldstatus $75,000

ⓘ 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: $391 · $33/mo
• Projected year-2 tax: $1,204 · $100/mo
• Expected delta: +$813/yr (+$68/mo · 208.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 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: $24,392
• − Mortgage interest: −$8,122
• − Property taxes: −$391
• − Insurance: −$725
• − Repairs & maintenance: −$1,951
• − Management: −$1,951
• − HOA: −$960
• − Depreciation: −$4,218
• Taxable income: $6,073
• Est. tax owed @ 24.0%: −$1,458
• After-tax cash flow: $6,612/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

+93.3% since first listed

2 events — show timeline

• 2026-05-01 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2020-11-10 Sold (Public Records) $75,000 Public Records

Property tax history

-5.0%/yr

Latest (2025): $391 · -19.8% YoY. Source: county tax records.