4000 William Hume Dr · Zephyrhills West, FL 33541

$148,000

3 bd · 2.0 ba · 1,144 sqft · Manufactured public records · 282 Days on market

Built 1983 3,983 sqft lot Est $146k · at est. $60/mo HOA · 3% of rent ↓ 15% since listing

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.0/15.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

BACK ON THE MARKET. BUYER'S FINANCING FELL THROUGH! You own the land in this amenity-filled 55+ community!! Located right across from the clubhouse, this spacious 2 bedroom, 2 bath manufactured home is now available and is being sold fully furnished. Arrive to a 1 car carport, and an enclosed side porch that creates a warm welcome to the property. Inside, the living and dining rooms are combined, providing an open entertaining space highlighted by vaulted ceilings, built-in storage, and abundant natural light. The kitchen is nicely equipped with a 4 piece appliance package, pantry storage, and a breakfast bar. Both bedrooms are generously sized and have walk-in closets! The primary bedroom

Key facts

• Enclosed side porch
• Built in storage
• Natural light

Tags

• AMENITY FILLED COMMUNITY
• ACROSS FROM CLUBHOUSE
• ENCLOSED SIDE PORCH
• OPEN ENTERTAINING SPACE
• BUILT IN STORAGE
• NATURAL LIGHT

Property features AI

Finance

• Other: Total living area reported as 1,144 sq ft; Building area reported as 2,036 sq ft; Direction faces west
• Financial info: Lease restrictions apply; Furnished
• HOA & community: Colony Hills HOA (monthly fee $60 / annual $720); Association approval required; Buyer approval required; Clubhouse; Pool; Tennis courts; Shuffleboard court; Deed restrictions; Senior community; Pets allowed with limits

Exterior

• Parking: Has carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Broadband/high-speed internet available
• Home design: Manufactured home (double wide); One story; Faces west; Residential property
• Construction: Membrane roof; Other construction materials; Crawlspace foundation; Built on a 0.09 acre lot; Paved road access; In county lot
• Exterior features: Covered, enclosed patio; Side porch; Rain gutters; Sliding doors; Storage

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Built-in features; Ceiling fans; Living room/dining room combo; Vaulted ceilings; Walk-in closets
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $148k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $130k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 42% 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.

Negotiation context

• It's been on market 282 days — a 12% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 282 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. 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. 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.
7. 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.
8. 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: 1.35% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.43%
• DSCR: 1.64
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $146,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35122 Mcculloughs Leap	0.13mi	2/2.0 (-1)	1,144 (0%)	0mo	$161,000	$141	89
3838 Chah Dr	0.15mi	2/2.0 (-1)	1,248 (+9%)	2mo	$160,000	$128	71
35026 Colony Hills Dr	0.20mi	2/2.0 (-1)	1,212 (+6%)	11mo	$152,000	$125	67
3912 Damian Dr	0.09mi	2/2.0 (-1)	1,248 (+9%)	14mo	$160,000	$128	64
35148 Ada Ave	0.65mi	2/2.0 (-1)	1,152 (+1%)	2mo	$89,900	$78	62
35042 Colony Hills Dr	0.17mi	2/2.0 (-1)	1,248 (+9%)	13mo	$170,000	$136	61
4100 Carefree Way	0.27mi	2/2.0 (-1)	1,302 (+14%)	1mo	$139,500	$107	58
35043 Chancey Rd	0.51mi	3/2.0	1,248 (+9%)	8mo	$196,000	$157	55
35429 Chambers Dr	0.57mi	3/2.0	1,260 (+10%)	16mo	$253,000	$201	44
34915 Adam Ave	0.71mi	2/2.0 (-1)	1,008 (-12%)	1mo	$123,000	$122	42
4655 Madison Ave	0.71mi	3/2.0	984 (-14%)	4mo	$135,000	$137	40
34925 Carl Ave	0.66mi	2/2.0 (-1)	1,056 (-8%)	13mo	$120,000	$114	40

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,972
• Equity at exit: $22,067

10-year hold

• IRR: 7.5%
• Equity multiple: 1.49×
• Total profit: $20,268
• Equity at exit: $12,796

Cash invested: $41,440 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,992 high
• Mortgage (P&I): −$776
• Tax from tax record: −$178 /mo · $2,131/yr
• Insurance: −$62
• HOA: −$60
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $498

Break-even live

Break-even rent $1,361

Max offer price $148,000

Occupancy floor 70%

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36232 Lanier Oaks Pt , FL	3.0	2.0	1325	$1,700	$1.28	24d	1	0.36mi
4111 Ryals Rd Zephyrhills, FL	4.0	3.0	1216	$2,195	$1.81	4d	1	0.96mi
34652 Blue Starling St Zephyrhills, FL	3.0	2.0	1352	$1,650	$1.22	5d	1	1.03mi
5019 Coopers Hawk Pl Zephyrhills, FL	3.0	2.0	1456	$1,699	$1.17	10d	1	1.05mi
34747 Double Eagle Ct Zephyrhills, FL	2.0	2.0	1308	$1,650	$1.26	18d	1	1.16mi
3030 Beaver Creek Dr Wesley Chapel, FL	2.0	1.0	700	$950	$1.36	15d	1	1.33mi
33976 Lusitano Dr Wesley Chapel, FL	1.0–3.0	1.0–2.5	1251	$2,895	$2.31	13d	71	1.42mi
35940 Inspiration Dr Zephyrhills, FL	1.0–3.0	1.0–2.0	1034	$1,988	$1.92	2d	21	1.43mi
3829 Kim Dr Wesley Chapel, FL	2.0	1.0	832	$1,395	$1.68	24d	1	1.43mi
33780 Charleston Club Cir Wesley Chapel, FL	1.0–2.0	1.0–2.0	977	$2,135	$2.19	2d	11	1.44mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 22 events

1. 2026-06-18
   days on market $148,000 Active 282 DOM
2. 2026-06-17
   days on market $148,000 Active 281 DOM
3. 2026-06-16
   days on market $148,000 Active 280 DOM
4. 2026-06-15
   days on market $148,000 Active 279 DOM
5. 2026-06-13
   days on market $148,000 Active 277 DOM
6. 2026-06-09
   days on market $148,000 Active 273 DOM
7. 2026-06-08
   days on market $148,000 Active 272 DOM
8. 2026-06-07
   days on market $148,000 Active 271 DOM
9. 2026-06-04
   days on market $148,000 Active 268 DOM
10. 2026-06-03
    days on market $148,000 Active 267 DOM
11. 2026-06-02
    days on market $148,000 Active 266 DOM
12. 2026-06-01
    days on market $148,000 Active 265 DOM
13. 2026-05-31
    days on market $148,000 Active 264 DOM
14. 2026-03-30
    price $148,000
15. 2026-03-01
    status Active
16. 2026-02-28
    historical
17. 2026-01-16
    status Active
18. 2026-01-05
    status Pending
19. 2025-08-28
    listed $155,000 Active
20. 2025-05-19
    historical
21. 2025-01-07
    price $169,900
22. 2024-11-22
    listed $174,900 Active

ⓘ 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: $2,131 · $178/mo
• Projected year-2 tax: $2,131 · $178/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7 d/yr ≥108°F today · 25 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: $23,901
• − Mortgage interest: −$8,290
• − Property taxes: −$2,131
• − Insurance: −$740
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − HOA: −$720
• − Depreciation: −$4,305
• Taxable income: $3,891
• Est. tax owed @ 24.0%: −$934
• After-tax cash flow: $5,044/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

-15.4% since first listed

9 events — show timeline

• 2026-03-30 Price Changed $148,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-28 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-07 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2024-11-22 Listed $174,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+14.2%/yr

Latest (2025): $2,131 · +314.8% YoY. Source: county tax records.