5323 Seville Dr · Zephyrhills West, FL 33541

$139,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 18 Days on market

Built 1982 4,000 sqft lot Est $130k · 7% over $37/mo HOA · 2% 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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Schools +4.3/10.0
• ARV discount +4.2/15.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. COME TO SUNNY FLORIDA! Whether you're escaping the winter chill or looking to enjoy year-round sunshine, this beautifully maintained 2-bedroom, 2-bath home in the pet-friendly Oaks Royal I & II community is ready to welcome you. This fully furnished home features a comfortable open-concept layout and thoughtful updates, including double-pane windows, updated entry door, and attractive laminate flooring in some of this home. The bright and inviting Florida room, filled with windows, is the perfect space for entertaining or simply relaxing in the sunshine. Step outside to the front patio, an ideal spot to enjoy the warm Florida breeze—whethe

Key facts

• Laminate flooring
• Front patio
• Owner's retreat

Tags

• DOUBLE PANE WINDOWS
• UPDATED ENTRY DOOR
• LAMINATE FLOORING
• FLORIDA ROOM
• FRONT PATIO
• OWNER'S RETREAT

Property features AI

Finance

• Other: Furnished; Public records list living area as 960 sq ft (building area listed as 1800 sq ft)
• Financial info: Lease/restrictions apply
• HOA & community: Has HOA; annual fee $445 (monthly approximately $37.08); Association amenities include clubhouse, pool, and recreation facilities; Association approval required; Association requires fees; Senior community; Community features: deed restrictions, street lights, golf carts allowed, association-owned recreation; Pets allowed (dogs and cats), max pet weight ~40 lbs

Exterior

• Parking: Covered parking; 1-car carport
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured double-wide home; Single-story; Faces east; One-level entry
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built as double wide
• Exterior features: Covered front porch; Covered patio; Rain gutters; Storage shed(s)

Interior

• Kitchen: Range; Range hood; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Double pane/thermal windows
• Interior features: Built-in features; Ceiling fans; Open floorplan; Living room/dining room combo; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Laundry room; Outside laundry access

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $137k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 7.8% in Zephyrhills West — 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 61/100 on livability (#772 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, 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.
• Market conditions: Rents soft (-2.5%/yr); 856 active listings in the ZIP; 9 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 36% 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 $961 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 18 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $139k implies a 231% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,915 (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. 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?
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: 1.23% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.86%
• DSCR: 1.66
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $129,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5341 Powhattan St	0.26mi	2/2.0	960 (0%)	3mo	$170,000	$177	86
5248 Antigua Dr	0.07mi	2/2.0	1,036 (+8%)	1mo	$129,500	$125	83
5619 Dakota St	0.39mi	2/2.0	960 (0%)	3mo	$175,000	$182	80
36620 Kay Ave	0.31mi	2/2.0	1,008 (+5%)	1mo	$220,000	$218	76
36708 Niles Dr	0.39mi	2/2.0	1,008 (+5%)	2mo	$155,000	$154	72
37024 8th Ave	0.73mi	2/2.0	960 (0%)	2mo	$45,000	$47	64
4920 Blanco Dr	0.70mi	2/2.0	1,008 (+5%)	1mo	$125,000	$124	58
36816 Hibiscus Ct	0.56mi	2/2.0	1,040 (+8%)	3mo	$140,000	$135	57
4912 Dorado St	0.62mi	2/2.0	888 (-8%)	2mo	$144,000	$162	57
36827 Grace Ave	0.51mi	2/2.0	1,056 (+10%)	4mo	$134,000	$127	56
36946 Grace Ave	0.65mi	2/1.5	1,063 (+11%)	0mo	$135,000	$127	49
35912 Verano Ln	0.69mi	2/2.0	1,056 (+10%)	2mo	$127,000	$120	49

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: 2.2%
• Equity multiple: 1.08×
• Total profit: $3,150
• Equity at exit: $20,725

10-year hold

• IRR: 8.8%
• Equity multiple: 1.59×
• Total profit: $22,841
• Equity at exit: $12,018

Cash invested: $38,920 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,704 high
• Mortgage (P&I): −$729
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$58
• HOA: −$37
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $482

Break-even live

Break-even rent $1,094

Max offer price $139,000

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.42mi
36801 Camelia Ct Zephyrhills, FL	2.0	2.0	864	$1,350	$1.56	24d	1	0.52mi
5914 Willow Ridge Dr #101 Zephyrhills, FL	2.0	2.0	987	$1,500	$1.52	24d	1	0.58mi
36321 Stonewood Ln #103 Zephyrhills, FL	2.0	2.0	987	$1,525	$1.55	24d	1	0.61mi
5168 Crooked Ln Zephyrhills, FL	2.0	1.0	600	$1,645	$2.74	22d	1	0.66mi
36009 Deer Creek Dr #104 Zephyrhills, FL	2.0	2.0	1029	$1,450	$1.41	24d	1	0.68mi
36015 Deer Creek Dr #202 Zephyrhills, FL	2.0	2.0	1062	$1,450	$1.37	24d	1	0.70mi
5521 Barbara St Zephyrhills, FL	2.0	2.0	1056	$1,800	$1.70	24d	1	1.00mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,732	$2.02	2d	142	1.38mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 3 events

1. 2026-05-05
   status Pending
2. 2026-04-17
   listed $139,000 Active
3. 1994-03-17
   soldstatus $42,000

ⓘ 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: $484 · $40/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$670/yr (+$56/mo · 138.6%)

ⓘ 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 · 24 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: $20,448
• − Mortgage interest: −$7,786
• − Property taxes: −$484
• − Insurance: −$695
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − HOA: −$444
• − Depreciation: −$4,044
• Taxable income: $3,724
• Est. tax owed @ 24.0%: −$894
• After-tax cash flow: $4,891/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

+231.0% since first listed

3 events — show timeline

• 2026-05-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Listed $139,000 Stellar MLS as Distributed by MLS Grid
• 1994-03-17 Sold (Public Records) $42,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $484 · +5.9% YoY. Source: county tax records.