3904 William Hume Dr · Zephyrhills, FL 33541

$162,900

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 179 Days on market

Built 1987 4,264 sqft lot Est $149k · 9% over $50/mo HOA · 3% of rent

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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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +6.1/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• ARV discount +3.3/15.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 1987 2BR 2 bath home in an active 55+ Community. Conveniently located down the street to the clubhouse this home features a bright and spacious kitchen, dining room open to the living room which has a sliding door access to the Florida room porch to enjoy the neighborhood activities. This FURNISHED home has a large master bedroom with walk in closet, several solid wood dressers, master bath has separate sink, vanity area with a step in shower. Main bath has tub/shower combo with INDOOR washer and dryer! Guest room is at the end of the hall and has a full bed and dressers. One owner home has maintained the Metal roofover, AC has been serviced and runs well, outside storage area has the electric hot water, water softener and whole house water filtration and irrigation system. Who is ready to move? Secure your winter or full time home today! Don't forget you OWN THE LAND! HOA FEE IS ONLY 480.00 PER YEAR Colony Hills has so much to offer: Swimming Pool, Heated Spa, Tennis, Shuffleboard, Recreation Building & lots of scheduled activities! Ride your bike around this great park, but sorry no golf carts allowed!

Key facts

• Replaced a/c
• En-suite bath
• Updated kitchen

Tags

• UPDATED KITCHEN
• BREAKFAST BAR
• EN-SUITE BATH
• INTERIOR LAUNDRY ROOM
• ENLARGED STORAGE SHED
• REPLACED A/C

Property features AI

Finance

• Other: Total lot about 0.1 acre (approx. 52 x 82, paved road access)
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Colony Hills Office) with required approval; HOA fee $600 annually ($50/month); Community clubhouse, pool, and tennis courts; Deed restrictions; Street lights; Senior community; Pets allowed (max ~20 lbs); Buyer approval required

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Manufactured home (double wide); Single-story; Faces west; Homestead exempt
• Construction: Other construction materials; Membrane roof; Other roof material; Crawlspace foundation; Built as a double wide; Approximate building area 1944 sq ft
• Exterior features: Rain gutters; Sliding doors; Outdoor storage

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Window treatments
• Laundry & utility: Washer; Dryer; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $163k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.8% 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 38% 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 179 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $94k; list at $163k implies a 73% 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 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 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. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.90%
• DSCR: 1.44
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $148,896
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35122 Mcculloughs Leap	0.20mi	2/2.0	1,144 (+8%)	0mo	$161,000	$141	76
35131 Mcculloughs Leap	0.22mi	2/2.0	960 (-9%)	2mo	$120,000	$125	73
3901 William Hume Dr	0.02mi	2/2.0	936 (-11%)	16mo	$149,900	$160	67
35051 Colony Hills Dr	0.22mi	2/2.0	960 (-9%)	11mo	$120,000	$125	65
35026 Colony Hills Dr	0.24mi	2/2.0	1,212 (+15%)	11mo	$152,000	$125	55
34925 Carl Ave	0.74mi	2/2.0	1,056 (0%)	13mo	$120,000	$114	55
4101 Joyful Ln	0.40mi	2/2.0	924 (-12%)	8mo	$155,000	$168	54
34701 Morning Glory Gln	0.71mi	2/2.0	1,056 (0%)	16mo	$165,000	$156	53
35148 Ada Ave	0.74mi	2/2.0	1,152 (+9%)	2mo	$89,900	$78	49
4051 Joyful Ln	0.40mi	2/2.0	924 (-12%)	20mo	$144,900	$157	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: -4.7%
• Equity multiple: 0.83×
• Total profit: $-7,731
• Equity at exit: $24,289

10-year hold

• IRR: 1.3%
• Equity multiple: 1.08×
• Total profit: $3,632
• Equity at exit: $14,085

Cash invested: $45,612 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,803 high
• Mortgage (P&I): −$854
• Tax from tax record: −$76 /mo · $908/yr
• Insurance: −$68
• HOA: −$50
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $376

Break-even live

Break-even rent $1,326

Max offer price $162,900

Occupancy floor 74%

Sensitivity live

Price	-10% $469	-5% $422	+0% $376	+5% $330	+10% $284
Rent	-10% $234	-5% $305	+0% $376	+5% $448	+10% $519
Rate	-1.0pp $458	-0.5pp $418	base $376	+0.5pp $334	+1.0pp $291

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: $40,725
• Closing costs: $4,887
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36232 Lanier Oaks Pt , FL	3.0	2.0	1325	$1,700	$1.28	25d	1	0.37mi
34652 Blue Starling St Zephyrhills, FL	3.0	2.0	1352	$1,650	$1.22	6d	1	1.09mi
5019 Coopers Hawk Pl Zephyrhills, FL	3.0	2.0	1456	$1,699	$1.17	11d	1	1.12mi
34747 Double Eagle Ct Zephyrhills, FL	2.0	2.0	1308	$1,650	$1.26	18d	1	1.23mi
3030 Beaver Creek Dr Wesley Chapel, FL	2.0	1.0	700	$950	$1.36	15d	1	1.28mi
3829 Kim Dr Wesley Chapel, FL	2.0	1.0	832	$1,395	$1.68	25d	1	1.43mi
33780 Charleston Club Cir Wesley Chapel, FL	1.0–3.0	1.0–2.0	1059	$1,956	$1.85	0d	13	1.45mi
33976 Lusitano Dr Wesley Chapel, FL	1.0–3.0	1.0–2.5	1251	$2,284	$1.82	13d	71	1.45mi
35940 Inspiration Dr Zephyrhills, FL	1.0–3.0	1.0–2.0	1034	$1,788	$1.73	0d	22	1.49mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: waterelectricpool

Listing history 22 events

1. 2026-06-18
   days on market $162,900 Active 179 DOM
2. 2026-06-17
   days on market $162,900 Active 178 DOM
3. 2026-06-16
   days on market $162,900 Active 177 DOM
4. 2026-06-15
   days on market $162,900 Active 176 DOM
5. 2026-06-13
   days on market $162,900 Active 174 DOM
6. 2026-06-04
   days on market $162,900 Active 170 DOM
7. 2026-06-03
   days on market $162,900 Active 169 DOM
8. 2026-06-02
   days on market $162,900 Active 168 DOM
9. 2026-06-01
   days on market $162,900 Active 167 DOM
10. 2026-05-31
    days on market $162,900 Active 166 DOM
11. 2026-05-07
    price $162,900
12. 2026-05-07
    status Active
13. 2026-05-07
    price $162,500
14. 2026-05-01
    status Pending
15. 2026-02-20
    price $164,900
16. 2025-12-10
    listed $169,900 Active
17. 2021-06-12
    soldstatus $94,000
18. 2021-06-09
    soldstatus $94,000 Closed 1144-char remark

    Show marketing remark (1144 chars)

    Check out this 1987 2BR 2 bath home in an active 55+ Community. Conveniently located down the street to the clubhouse this home features a bright and spacious kitchen, dining room open to the living room which has a sliding door access to the Florida room porch to enjoy the neighborhood activities. This FURNISHED home has a large master bedroom with walk in closet, several solid wood dressers, master bath has separate sink, vanity area with a step in shower. Main bath has tub/shower combo with INDOOR washer and dryer! Guest room is at the end of the hall and has a full bed and dressers. One owner home has maintained the Metal roofover, AC has been serviced and runs well, outside storage area has the electric hot water, water softener and whole house water filtration and irrigation system. Who is ready to move? Secure your winter or full time home today! Don't forget you OWN THE LAND! HOA FEE IS ONLY 480.00 PER YEAR Colony Hills has so much to offer: Swimming Pool, Heated Spa, Tennis, Shuffleboard, Recreation Building & lots of scheduled activities! Ride your bike around this great park, but sorry no golf carts allowed!

19. 2021-05-09
    status Pending 1144-char remark

    Show marketing remark (1144 chars)

    Check out this 1987 2BR 2 bath home in an active 55+ Community. Conveniently located down the street to the clubhouse this home features a bright and spacious kitchen, dining room open to the living room which has a sliding door access to the Florida room porch to enjoy the neighborhood activities. This FURNISHED home has a large master bedroom with walk in closet, several solid wood dressers, master bath has separate sink, vanity area with a step in shower. Main bath has tub/shower combo with INDOOR washer and dryer! Guest room is at the end of the hall and has a full bed and dressers. One owner home has maintained the Metal roofover, AC has been serviced and runs well, outside storage area has the electric hot water, water softener and whole house water filtration and irrigation system. Who is ready to move? Secure your winter or full time home today! Don't forget you OWN THE LAND! HOA FEE IS ONLY 480.00 PER YEAR Colony Hills has so much to offer: Swimming Pool, Heated Spa, Tennis, Shuffleboard, Recreation Building & lots of scheduled activities! Ride your bike around this great park, but sorry no golf carts allowed!

20. 2021-05-07
    status Active 1144-char remark

    Show marketing remark (1144 chars)

    Check out this 1987 2BR 2 bath home in an active 55+ Community. Conveniently located down the street to the clubhouse this home features a bright and spacious kitchen, dining room open to the living room which has a sliding door access to the Florida room porch to enjoy the neighborhood activities. This FURNISHED home has a large master bedroom with walk in closet, several solid wood dressers, master bath has separate sink, vanity area with a step in shower. Main bath has tub/shower combo with INDOOR washer and dryer! Guest room is at the end of the hall and has a full bed and dressers. One owner home has maintained the Metal roofover, AC has been serviced and runs well, outside storage area has the electric hot water, water softener and whole house water filtration and irrigation system. Who is ready to move? Secure your winter or full time home today! Don't forget you OWN THE LAND! HOA FEE IS ONLY 480.00 PER YEAR Colony Hills has so much to offer: Swimming Pool, Heated Spa, Tennis, Shuffleboard, Recreation Building & lots of scheduled activities! Ride your bike around this great park, but sorry no golf carts allowed!

21. 2021-05-04
    status Pending 1144-char remark

    Show marketing remark (1144 chars)

    Check out this 1987 2BR 2 bath home in an active 55+ Community. Conveniently located down the street to the clubhouse this home features a bright and spacious kitchen, dining room open to the living room which has a sliding door access to the Florida room porch to enjoy the neighborhood activities. This FURNISHED home has a large master bedroom with walk in closet, several solid wood dressers, master bath has separate sink, vanity area with a step in shower. Main bath has tub/shower combo with INDOOR washer and dryer! Guest room is at the end of the hall and has a full bed and dressers. One owner home has maintained the Metal roofover, AC has been serviced and runs well, outside storage area has the electric hot water, water softener and whole house water filtration and irrigation system. Who is ready to move? Secure your winter or full time home today! Don't forget you OWN THE LAND! HOA FEE IS ONLY 480.00 PER YEAR Colony Hills has so much to offer: Swimming Pool, Heated Spa, Tennis, Shuffleboard, Recreation Building & lots of scheduled activities! Ride your bike around this great park, but sorry no golf carts allowed!

22. 2021-04-30
    listed $96,000 Active 1144-char remark

    Show marketing remark (1144 chars)

    Check out this 1987 2BR 2 bath home in an active 55+ Community. Conveniently located down the street to the clubhouse this home features a bright and spacious kitchen, dining room open to the living room which has a sliding door access to the Florida room porch to enjoy the neighborhood activities. This FURNISHED home has a large master bedroom with walk in closet, several solid wood dressers, master bath has separate sink, vanity area with a step in shower. Main bath has tub/shower combo with INDOOR washer and dryer! Guest room is at the end of the hall and has a full bed and dressers. One owner home has maintained the Metal roofover, AC has been serviced and runs well, outside storage area has the electric hot water, water softener and whole house water filtration and irrigation system. Who is ready to move? Secure your winter or full time home today! Don't forget you OWN THE LAND! HOA FEE IS ONLY 480.00 PER YEAR Colony Hills has so much to offer: Swimming Pool, Heated Spa, Tennis, Shuffleboard, Recreation Building & lots of scheduled activities! Ride your bike around this great park, but sorry no golf carts allowed!

ⓘ 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: $908 · $76/mo
• Projected year-2 tax: $1,352 · $113/mo
• Expected delta: +$444/yr (+$37/mo · 48.9%)

ⓘ 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 6 d/yr ≥108°F today · 19 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: $21,633
• − Mortgage interest: −$9,125
• − Property taxes: −$908
• − Insurance: −$814
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − HOA: −$600
• − Depreciation: −$4,739
• Taxable income: $1,985
• Est. tax owed @ 24.0%: −$476
• After-tax cash flow: $4,040/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

+69.7% since first listed

12 events — show timeline

• 2026-05-07 Price Changed $162,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $162,500 Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Price Changed $164,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-10 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2021-06-12 Sold (Public Records) $94,000 Public Records
• 2021-06-09 Sold (MLS) $94,000 Stellar MLS as Distributed by MLS Grid
• 2021-05-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-05-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-04-30 Listed $96,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2025): $908 · +3.8% YoY. Source: county tax records.