35224 Dodie Dr Lot 12 · Zephyrhills West, FL 33541

$89,000

1 bd · 1.5 ba · 408 sqft · Manufactured · 17 Days on market

Built 1987 Fair condition 2,928 sqft lot Est $93k · at est. $130/mo HOA · 10% 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 +29.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Condition / age +2.2/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming park model has it all - a cozy, well insulated Florida room serves as a comfortable living room that is easy to keep conditioned. The bright dining room is open to the nicely appointed kitchen and there is a pantry closet to the rear of the kitchen. The master bathroom has been updated with a step-in shower. The master bedroom has a large built-in closet for all your clothes. Nestled behind the living room is a half bath and a bonus room that serves this owner as an indoor laundry with a washer and dryer and a spare bedroom when the grandkids come down to visit. This property includes a small shed for extra storage or workspace. American Condominium Park is an over-55, gated c

Key facts

• Florida room
• Bonus room
• Indoor laundry

Tags

• FLORIDA ROOM
• PANTRY CLOSET
• STEP-IN SHOWER
• LARGE BUILT-IN CLOSET
• BONUS ROOM
• INDOOR LAUNDRY

Property features AI

Finance

• Other: Property type: Residential — Manufactured Home; Other structures: Shed(s); Zoning: AR; Lot size approximately 0.07 acre (45'x65')
• Financial info: Total monthly fees $130; total annual fees $1,560; Lease restrictions apply
• HOA & community: Has HOA; monthly fee $130; Association amenities include clubhouse, fitness center, pool, tennis, pickleball and shuffleboard courts, sauna, spa/hot tub, recreation facilities, laundry, wheelchair access; Association fee includes common area taxes, pool, escrow reserves, fidelity bond, insurance, private road maintenance, recreational facilities and trash; Buyer/association approval required; Deed restrictions; Senior community; Golf carts allowed; Vehicle restrictions; pet limits apply

Exterior

• Parking: Covered parking; Driveway parking; Golf cart parking; Ground-level parking; Guest parking; 1-car carport
• Security: Gated community
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available; Electricity connected
• Home design: Manufactured single-wide home; One level; Faces north; Completed condition
• Construction: Vinyl siding; Roof over; Crawlspace foundation; Built as a manufactured home
• Exterior features: Covered patio/porch; Awnings; Rain gutters; Storage shed; Cleared, landscaped and level lot; Near public transit; Paved and private maintained road; Private lot

Interior

• Kitchen: Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Vaulted ceilings; Window treatments; Aluminum window frames; Inside utility room
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Laundry room inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath manufactured listed at $89k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: amenities F, commute F, employment D-.
• 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: New River Elementary School (math 36% / reading 42%, grade F, #1,560 of 2,144 statewide, top 73%, 721 students, 57% FRL); Raymond B. Stewart Middle School (math 33% / reading 30%, grade F, #453 of 571 statewide, top 81%, 988 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 68% FRL vs 48% district-wide (19 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); 862 active listings in the ZIP; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k 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 17 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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: 1.52% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.53%
• DSCR: 1.69
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $93,432
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35152 Dodie	0.05mi	1/1.0	432 (+6%)	5mo	$98,900	$229	81

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $2,253
• Equity at exit: $13,270

10-year hold

• IRR: 8.4%
• Equity multiple: 1.54×
• Total profit: $13,507
• Equity at exit: $7,695

Cash invested: $24,920 (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: 862
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$130
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $322

Break-even live

Break-even rent $943

Max offer price $89,000

Occupancy floor 71%

Sensitivity live

Price	-10% $384	-5% $353	+0% $322	+5% $292	+10% $261
Rent	-10% $216	-5% $269	+0% $322	+5% $376	+10% $429
Rate	-1.0pp $367	-0.5pp $345	base $322	+0.5pp $299	+1.0pp $276

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: security

Listing history 10 events

1. 2026-06-22
   days on market $89,000 Active 17 DOM
2. 2026-06-18
   days on market $89,000 Active 14 DOM
3. 2026-06-17
   days on market $89,000 Active 13 DOM
4. 2026-06-16
   days on market $89,000 Active 12 DOM
5. 2026-06-15
   days on market $89,000 Active 11 DOM
6. 2026-06-13
   days on market $89,000 Active 9 DOM
7. 2026-06-09
   days on market $89,000 Active 5 DOM
8. 2026-06-08
   days on market $89,000 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $89,000 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $16,215
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − HOA: −$1,560
• − Depreciation: −$2,589
• Taxable income: $2,706
• Est. tax owed @ 24.0%: −$649
• After-tax cash flow: $3,220/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.

Condition & rehab AI · 13 photos

Fair 45/100 Cosmetic rehab

This park model has a fair condition with minor repairs and maintenance needed. It offers a cozy living space with a Florida room and a half bath, but could benefit from fresh paint and landscaping to enhance its curb appeal and value.

Repairs flagged

• Minor Exterior siding — Weathered appearance suggests minor wear.
• Minor Landscaping — Shrubs and garden bed appear somewhat unkempt.
• Minor Interior paint — No specific details visible, but could benefit from touch-up or fresh paint.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance.
• Resale Trim exterior siding — Fresh paint and trim can enhance curb appeal.
• Both Landscaping maintenance — A well-maintained garden can improve both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance suggests minor wear.	Minor	$500–3,000
Landscaping · Shrubs and garden bed appear somewhat unkempt.	Minor	$500–3,000
Interior paint · No specific details visible, but could benefit from touch-up or fresh paint.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance. ↑
• Resale Trim exterior siding — Fresh paint and trim can enhance curb appeal. ↑
• Both Landscaping maintenance — A well-maintained garden can improve both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-04 Listed $89,000 Stellar MLS as Distributed by MLS Grid