35224 Dodie Dr Lot 12 · Zephyrhills, FL 33541

$89,000

1 bd · 1.5 ba · 408 sqft · Manufactured · 65 Days on market

Manufactured home Built 1987 Fair condition 2,928 sqft lot $218/sqft · at area comps Est $93k · at est. $130/mo HOA · 13% 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 +18.0/30.0
• ARV discount +9.6/15.0
• 1% rule +6.7/10.0
• DSCR +5.6/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Rent growth +1.9/5.0
• Manufactured-home adj. -4.3

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.

Key facts

• Florida room
• Bonus room
• Indoor laundry

Tags

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

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 $76 ($911/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: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.0% 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: crime C-, 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.
• 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); 1141 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 65 days — a 6% lower offer ($84k) 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 $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.17% ✓
• Cap rate: 7.32%
• Cash-on-cash: 3.66%
• DSCR: 1.16
• GRM: 7.1

CMA / ARV

• ARV (median comp): $93,450
• List price: $89,000
• Delta: -4.76%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35152 Dodie	0.05mi	1/1.0	432 (+6%)	7mo	$98,900	$229	80
35126 Danny Dr Lot 149	0.19mi	2/2.0 (+1)	424 (+4%)	7mo	$88,000	$208	72
35248 Tiffani Ct	0.10mi	2/1.0 (+1)	420 (+3%)	24mo	$179,900	$428	64
35171 Danny Dr	0.10mi	2/2.0 (+1)	384 (-6%)	27mo	$220,000	$573	59
35022 Sateen Dr	0.45mi	1/1.0	432 (+6%)	22mo	$32,000	$74	49
35119 Danny Dr Lot 122	0.22mi	1/1.0	490 (+20%)	29mo	$165,000	$337	43

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: -14.5%
• Equity multiple: 0.50×
• Total profit: $-12,534
• Equity at exit: $13,270

10-year hold

• IRR: -13.1%
• Equity multiple: 0.36×
• Total profit: $-16,067
• 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 →

Active competition Active MLS

• For sale now: 2 active
• Median asking: $79,950 ($181/sqft)
• Median days on market: 14 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +26.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33541

• Home prices YoY: -15.2%
• Rents YoY: -2.5%
• Active inventory: 1141
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,039 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$130
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $76

Break-even live

Break-even rent $943

Max offer price $89,000

Occupancy floor 88%

Sensitivity live

Price	-10% $137	-5% $107	+0% $76	+5% $45	+10% $14
Rent	-10% $-6	-5% $35	+0% $76	+5% $117	+10% $158
Rate	-1.0pp $121	-0.5pp $99	base $76	+0.5pp $53	+1.0pp $29

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

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

Exterior

• Parking: Covered parkingDriveway parkingGolf cart parkingGround-level parkingGuest parking1-car carport
• Security: Gated community
• Utilities: Public waterPublic sewerCable availableBroadband/high-speed internet availableElectricity connected
• Home design: Manufactured single-wide homeOne levelFaces northCompleted condition
• Construction: Vinyl sidingRoof overCrawlspace foundationBuilt as a manufactured home
• Exterior features: Covered patio/porchAwningsRain guttersStorage shedCleared, landscaped and level lotNear public transitPaved and private maintained roadPrivate lot

Interior

• Kitchen: MicrowaveRangeRefrigeratorElectric water heater
• Bedrooms: 1 bedroom
• Flooring: CarpetLaminateLinoleum
• Bathrooms: 1 full bath1 half bath
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Ceiling fansEat-in kitchenVaulted ceilingsWindow treatmentsAluminum window framesInside utility room
• Laundry & utility: WasherDryerElectric dryer hookupLaundry room inside

Listing history 48 events

1. 2026-08-08
   days on market $89,000 Active 65 DOM
2. 2026-08-06
   days on market $89,000 Active 63 DOM
3. 2026-08-05
   days on market $89,000 Active 62 DOM
4. 2026-08-04
   days on market $89,000 Active 61 DOM
5. 2026-08-03
   days on market $89,000 Active 60 DOM
6. 2026-07-31
   days on market $89,000 Active 57 DOM
7. 2026-07-30
   days on market $89,000 Active 55 DOM
8. 2026-07-28
   days on market $89,000 Active 54 DOM
9. 2026-07-26
   days on market $89,000 Active 52 DOM
10. 2026-07-24
    days on market $89,000 Active 50 DOM
11. 2026-07-23
    days on market $89,000 Active 49 DOM
12. 2026-07-22
    days on market $89,000 Active 48 DOM
13. 2026-07-21
    days on market $89,000 Active 47 DOM
14. 2026-07-20
    days on market $89,000 Active 46 DOM
15. 2026-07-18
    days on market $89,000 Active 44 DOM
16. 2026-07-18
    days on market $89,000 Active 43 DOM
17. 2026-07-16
    days on market $89,000 Active 42 DOM
18. 2026-07-15
    days on market $89,000 Active 41 DOM
19. 2026-07-14
    days on market $89,000 Active 40 DOM
20. 2026-07-13
    days on market $89,000 Active 39 DOM
21. 2026-07-13
    days on market $89,000 Active 38 DOM
22. 2026-07-11
    days on market $89,000 Active 37 DOM
23. 2026-07-10
    days on market $89,000 Active 36 DOM
24. 2026-07-09
    days on market $89,000 Active 35 DOM
25. 2026-07-07
    days on market $89,000 Active 33 DOM
26. 2026-07-06
    days on market $89,000 Active 32 DOM
27. 2026-07-06
    days on market $89,000 Active 31 DOM
28. 2026-07-05
    days on market $89,000 Active 30 DOM
29. 2026-07-03
    days on market $89,000 Active 29 DOM
30. 2026-07-02
    days on market $89,000 Active 28 DOM
31. 2026-07-01
    days on market $89,000 Active 27 DOM
32. 2026-06-30
    days on market $89,000 Active 26 DOM
33. 2026-06-29
    days on market $89,000 Active 25 DOM
34. 2026-06-28
    days on market $89,000 Active 24 DOM
35. 2026-06-27
    days on market $89,000 Active 23 DOM
36. 2026-06-26
    days on market $89,000 Active 22 DOM
37. 2026-06-24
    days on market $89,000 Active 20 DOM
38. 2026-06-22
    days on market $89,000 Active 18 DOM
39. 2026-06-22
    days on market $89,000 Active 17 DOM
40. 2026-06-18
    days on market $89,000 Active 14 DOM
41. 2026-06-17
    days on market $89,000 Active 13 DOM
42. 2026-06-16
    days on market $89,000 Active 12 DOM
43. 2026-06-15
    days on market $89,000 Active 11 DOM
44. 2026-06-13
    days on market $89,000 Active 9 DOM
45. 2026-06-09
    days on market $89,000 Active 5 DOM
46. 2026-06-08
    days on market $89,000 Active 4 DOM
47. 2026-06-07
    remarks 699-char remark
48. 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: $12,471
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$998
• − Management: −$998
• − HOA: −$1,560
• − Depreciation: −$2,589
• Taxable loss: −$439
• Est. tax savings @ 24.0%: +$105
• After-tax cash flow: $1,017/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 Est. rehab $2,040–$6,120 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary New River Elementary School F FL #1,560/2,144 Nat'l #20,819/41,679 Middle Raymond B. Stewart Middle School F FL #453/571 Nat'l #8,497/14,009 High Zephyrhills High School F FL #359/667 Nat'l #9,405/17,239

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

B Composite livability gradescore 72/100

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 · 570,045 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: 24% of renters

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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%

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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%

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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

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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

Property features AI

Finance

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

Exterior

• Parking: Covered parkingDriveway parkingGolf cart parkingGround-level parkingGuest parking1-car carport
• Security: Gated community
• Utilities: Public waterPublic sewerCable availableBroadband/high-speed internet availableElectricity connected
• Home design: Manufactured single-wide homeOne levelFaces northCompleted condition
• Construction: Vinyl sidingRoof overCrawlspace foundationBuilt as a manufactured home
• Exterior features: Covered patio/porchAwningsRain guttersStorage shedCleared, landscaped and level lotNear public transitPaved and private maintained roadPrivate lot

Interior

• Kitchen: MicrowaveRangeRefrigeratorElectric water heater
• Bedrooms: 1 bedroom
• Flooring: CarpetLaminateLinoleum
• Bathrooms: 1 full bath1 half bath
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Ceiling fansEat-in kitchenVaulted ceilingsWindow treatmentsAluminum window framesInside utility room
• Laundry & utility: WasherDryerElectric dryer hookupLaundry room inside

Price history

1 event — show timeline

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