35909 Bueno Dr · Zephyrhills West, FL 33541

$185,900

2 bd · 2.0 ba · 1,508 sqft · Manufactured public records · 99 Days on market

Built 1987 3,630 sqft lot Est $140k · 33% over $41/mo HOA · 2% of rent

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Why this score? — see what drove the D+ 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 +24.3/30.0
• DSCR +7.9/10.0
• 1% rule +5.4/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Corner lot close to the clubhouse, curb appeal plus! Quality abounds in this unit with island kitchen, lite wet bar in the family room, large open living and dining area with built-in china/buffet and bookcases. Each bedroom has a bath, master bath 7 x 11 with his/her sinks. 9/6 office area with built-in desk. Perfect Florida home with plenty of windows for natural light. Unit sold completely furnished.

Key facts

• 3,630 sq ft lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Partially furnished
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly $41.67; annual fee $500); Association requires approval; Association amenities: clubhouse, pool, shuffleboard court; Buyer approval required; Deed restrictions; Golf carts allowed; Senior community; No pets allowed

Exterior

• Parking: Parking pad; 2-space carport
• Utilities: Public water; Public sewer; Cable available; Electricity available; Sewer connected; Water connected
• Home design: Manufactured home (double wide); Single-story; South-facing entry
• Construction: Metal siding; Metal roof; Roof over; Crawlspace foundation; Built as FUGU make
• Exterior features: Covered, enclosed side porch; Corner lot; Paved access; Other exterior features

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full baths
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Kitchen/family room combo; Living room/dining room combo; Walk-in closets; Wet bar
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $186k.

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 $186k).
• Recommended offer: $169k (9.0% below list) — sets the bar for market timing.

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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 41% 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 $6k 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 99 days — a 9% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 $85k; list at $186k implies a 119% 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 $169,169 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.66%
• DSCR: 1.39
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $140,244
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35811 Pradera Dr	0.13mi	2/2.0	1,539 (+2%)	2mo	$138,100	$90	89
35444 Darlene Dr	0.70mi	3/2.0 (+1)	1,464 (-3%)	5mo	$136,000	$93	53
36338 Coronado Way	0.67mi	3/2.0 (+1)	1,560 (+3%)	15mo	$120,000	$77	45
5245 Seville Dr	0.66mi	3/2.0 (+1)	1,374 (-9%)	13mo	$144,900	$105	38
36052 Aster Ave	0.65mi	2/2.0	1,290 (-14%)	15mo	$160,000	$124	33

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: -6.4%
• Equity multiple: 0.77×
• Total profit: $-11,923
• Equity at exit: $27,718

10-year hold

• IRR: -0.6%
• Equity multiple: 0.97×
• Total profit: $-1,731
• Equity at exit: $16,073

Cash invested: $52,052 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$975
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$77
• HOA: −$41
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $376

Break-even live

Break-even rent $1,464

Max offer price $185,900

Occupancy floor 76%

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: $46,475
• Closing costs: $5,577
• Reserves months: —
• Total cash needed: —

Rent comps 20 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
4235 Ryals Rd Zephyrhills, FL	3.0	1.0	2000	$2,250	$1.12	11d	1	0.59mi
5019 Coopers Hawk Pl Zephyrhills, FL	3.0	2.0	1456	$1,699	$1.17	10d	1	1.05mi
36106 Lake Chase Blvd #102 Zephyrhills, FL	3.0	2.0	1170	$1,650	$1.41	4d	1	1.13mi
36106 Lake Chase Blvd Zephyrhills, FL	3.0	2.0	1325	$1,700	$1.28	24d	1	1.13mi
34873 Robins Song Rd Zephyrhills, FL	3.0	2.0	1575	$1,749	$1.11	2d	1	1.14mi
34747 Double Eagle Ct Zephyrhills, FL	2.0	2.0	1308	$1,650	$1.26	17d	1	1.15mi
34652 Blue Starling St Zephyrhills, FL	3.0	2.0	1352	$1,650	$1.22	4d	1	1.17mi
36015 Deer Creek Dr #202 Zephyrhills, FL	2.0	2.0	1062	$1,450	$1.37	24d	1	1.18mi
36243 Lake Chase Blvd #203 Zephyrhills, FL	3.0	2.0	1278	$1,775	$1.39	24d	1	1.21mi
34796 Robins Song Rd Zephyrhills, FL	3.0	2.0	1575	$1,799	$1.14	19d	1	1.21mi
36232 Lanier Oaks Pt , FL	3.0	2.0	1325	$1,700	$1.28	24d	1	1.29mi
34916 Mulrion Dr Zephyrhills, FL	3.0	2.0	1516	$2,100	$1.39	24d	1	1.30mi
34325 Smart Dr Zephyrhills, FL	3.0	2.0	1505	$2,065	$1.37	3d	1	1.36mi
37357 Sharks Eye Ln Zephyrhills, FL	3.0	2.5	1961	$2,600	$1.33	24d	1	1.37mi
37373 Sharks Eye Ln Zephyrhills, FL	3.0	2.0	1560	$2,200	$1.41	10d	1	1.39mi
35138 Meadow Reach Dr Zephyrhills, FL	3.0	2.0	1573	$2,500	$1.59	24d	1	1.48mi
3346 Lapis Lake Dr Zephyrhills, FL	3.0	2.5	1760	$2,199	$1.25	24d	1	1.48mi
37472 Sharks Eye Ln Zephyrhills, FL	3.0	2.0	1560	$2,100	$1.35	1d	1	1.48mi
3328 Lapis Lake Dr Zephyrhills, FL	3.0	2.5	1597	$1,999	$1.25	10d	1	1.50mi

HOA detail

• Monthly dues: $41 · $492/yr

Listing history 18 events

1. 2026-06-18
   days on market $185,900 Active 99 DOM
2. 2026-06-17
   days on market $185,900 Active 98 DOM
3. 2026-06-16
   days on market $185,900 Active 97 DOM
4. 2026-06-15
   days on market $185,900 Active 96 DOM
5. 2026-06-13
   days on market $185,900 Active 94 DOM
6. 2026-06-09
   days on market $185,900 Active 90 DOM
7. 2026-06-08
   days on market $185,900 Active 89 DOM
8. 2026-06-07
   days on market $185,900 Active 88 DOM
9. 2026-06-04
   days on market $185,900 Active 85 DOM
10. 2026-06-03
    days on market $185,900 Active 84 DOM
11. 2026-06-02
    days on market $185,900 Active 83 DOM
12. 2026-06-01
    days on market $185,900 Active 82 DOM
13. 2026-05-31
    days on market $185,900 Active 81 DOM
14. 2026-03-11
    listed $185,900 Active
15. 2007-11-08
    soldstatus $85,000
16. 2007-11-07
    soldstatus $85,000 407-char remark

    Show marketing remark (407 chars)

    Corner lot close to the clubhouse, curb appeal plus! Quality abounds in this unit with island kitchen, lite wet bar in the family room, large open living and dining area with built-in china/buffet and bookcases. Each bedroom has a bath, master bath 7 x 11 with his/her sinks. 9/6 office area with built-in desk. Perfect Florida home with plenty of windows for natural light. Unit sold completely furnished.

17. 2007-08-06
    listed $89,500 407-char remark

    Show marketing remark (407 chars)

    Corner lot close to the clubhouse, curb appeal plus! Quality abounds in this unit with island kitchen, lite wet bar in the family room, large open living and dining area with built-in china/buffet and bookcases. Each bedroom has a bath, master bath 7 x 11 with his/her sinks. 9/6 office area with built-in desk. Perfect Florida home with plenty of windows for natural light. Unit sold completely furnished.

18. 1987-05-01
    soldstatus $14,900

ⓘ 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: $757 · $63/mo
• Projected year-2 tax: $1,543 · $129/mo
• Expected delta: +$785/yr (+$65/mo · 103.7%)

ⓘ 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 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: $23,275
• − Mortgage interest: −$10,413
• − Property taxes: −$757
• − Insurance: −$930
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − HOA: −$492
• − Depreciation: −$5,408
• Taxable income: $1,550
• Est. tax owed @ 24.0%: −$372
• After-tax cash flow: $4,137/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

• Census place: Zephyrhills West, FL
• 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

+1147.7% since first listed

5 events — show timeline

• 2026-03-11 Listed $185,900 Stellar MLS as Distributed by MLS Grid
• 2007-11-08 Sold (Public Records) $85,000 Public Records
• 2007-11-07 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid
• 2007-08-06 Listed $89,500 Stellar MLS as Distributed by MLS Grid
• 1987-05-01 Sold (Public Records) $14,900 Public Records

Property tax history

+1.6%/yr

Latest (2025): $757 · +2.1% YoY. Source: county tax records.