6905 Pearson Ln · Wesley Chapel, FL 33544

$300,000

4 bd · 2.0 ba · 1,196 sqft · Manufactured public records · 107 Days on market

Built 1986 1.27 ac lot Est $252k · 19% over

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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 +14.9/30.0
• DSCR +4.6/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• 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

Affordable Wesley Chapel home on 1.27 acres. This is a 1986 4/2 doublewide with vaulted ceilings. Home is tucked away outside of the main Angus Valley area and here most homes are on multiple acre tracts. Great floor plan with open kitchen/dining/living and fireplace.  This home is ideal for a bargain shopper who is wanting to refinish and upgrade to make things new and how they like it. Lots of value in the home but there are needed repairs and A/C and dishwasher are currently not working. The lot size and location, location, location is really the big attraction here. Lots of room for a pool, outbuildings and parking for RVs, boats, equipment and such with the corner lot making for an easy drive through if needed. Newer flooring installed in living, kitchen, dining and hall and old carpet has been removed from bedrooms so you can see the plywood flooring (Buyer can pick and purchase desired flooring for these areas). Real nice, quiet and secluded country feel. Road currently serves only two other homes and there is "NO" through traffic. Area of mature trees and lots of natural open and wooded areas. Buyers need to inspect and make their best offers because the seller wants to close quickly and AS-IS.

Key facts

• 1.27 acres of land
• Corner lot
• Mature trees

Tags

• 1.27 ACRES OF LAND
• OPEN KITCHEN DINING LIVING
• CORNER LOT
• MATURE TREES
• NATURAL OPEN AND WOODED AREAS
• EASY ACCESS TO MAJOR ROADWAYS

Property features AI

Finance

• Other: Property classified as residential; On dirt road access; Approximately 1.27 acres (cleared)
• HOA & community: No association

Exterior

• Utilities: Well water; Septic tank; Electricity connected; Water connected
• Home design: Manufactured home (double wide); One story; Southeast-facing entry
• Construction: Vinyl siding; Other roof; Crawlspace foundation; Built as double wide manufactured home
• Exterior features: Storage shed(s); Cleared lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Ductless heating; Central air conditioning; Wall/Window unit(s)
• Interior features: Open floorplan; Living room/dining room combo; Split bedroom plan; Family room fireplace
• Laundry & utility: Interior laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (19.3% below list).
• Recommended offer: $242k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.7% in Wesley Chapel — 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 79/100 on livability (#143 in FL, #2,137 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: 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: Quail Hollow Elementary School (math 45% / reading 49%, grade D-, #1,191 of 2,144 statewide, top 57%, 543 students, 61% FRL); Thomas E. Weightman Middle School (math 48% / reading 53%, grade C, #246 of 571 statewide, top 44%, 1,250 students, 40% FRL); Wesley Chapel High School (math 52% / reading 58%, grade C, #135 of 667 statewide, top 20%, 1,826 students, 40% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents soft (-2.3%/yr); 192 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $9k 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 107 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $148k; list at $300k implies a 103% 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; 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 $241,983 (19.3% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.81% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $252,356
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26734 Deacon Loop	0.31mi	3/2.0 (-1)	1,188 (-1%)	12mo	$257,000	$216	69
6416 Candlewood Dr	0.57mi	3/2.0 (-1)	1,248 (+4%)	1mo	$263,250	$211	60
6527 Angus Valley Dr	0.52mi	3/2.0 (-1)	1,296 (+8%)	1mo	$290,000	$224	56
6812 Woodsman Dr	0.44mi	3/2.0 (-1)	1,296 (+8%)	14mo	$270,000	$208	49
26223 Chianina Dr	0.51mi	3/2.0 (-1)	1,352 (+13%)	3mo	$231,000	$171	47

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: -17.4%
• Equity multiple: 0.40×
• Total profit: $-50,209
• Equity at exit: $44,731

10-year hold

• IRR: -15.4%
• Equity multiple: 0.23×
• Total profit: $-64,375
• Equity at exit: $25,939

Cash invested: $84,000 (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 33544

• Home prices YoY: -24.1%
• Rents YoY: -2.3%
• Active inventory: 192
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,420 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$125 /mo · $1,504/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $88

Break-even live

Break-even rent $2,308

Max offer price $300,000

Occupancy floor 91%

Sensitivity live

Price	-10% $258	-5% $173	+0% $88	+5% $3	+10% $-82
Rent	-10% $-103	-5% $-7	+0% $88	+5% $184	+10% $279
Rate	-1.0pp $239	-0.5pp $164	base $88	+0.5pp $10	+1.0pp $-69

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Address Not Available PL Zephyrhills, FL	1.0–3.0	1.0–2.0	1011	$1,960	$1.94	1d	25	0.30mi
27560 York Harbor Pl Wesley Chapel, FL	3.0	2.5	1463	$2,142	$1.46	1d	7	1.38mi
5561 Post Oak Blvd Wesley Chapel, FL	3.0	1.0–2.0	1046	$2,055	$1.96	1d	11	1.45mi
5930 War Admiral Dr Wesley Chapel, FL	3.0	2.0	1485	$2,150	$1.45	20d	1	1.46mi

Listing history 26 events

1. 2026-06-18
   days on market $300,000 Active 107 DOM
2. 2026-06-17
   days on market $300,000 Active 106 DOM
3. 2026-06-16
   days on market $300,000 Active 105 DOM
4. 2026-06-15
   days on market $300,000 Active 104 DOM
5. 2026-06-13
   days on market $300,000 Active 102 DOM
6. 2026-06-09
   days on market $300,000 Active 98 DOM
7. 2026-06-08
   days on market $300,000 Active 97 DOM
8. 2026-06-07
   days on market $300,000 Active 96 DOM
9. 2026-06-04
   days on market $300,000 Active 93 DOM
10. 2026-06-03
    days on market $300,000 Active 92 DOM
11. 2026-06-02
    days on market $300,000 Active 91 DOM
12. 2026-06-01
    days on market $300,000 Active 90 DOM
13. 2026-05-31
    days on market $300,000 Active 89 DOM
14. 2026-02-26
    listed $300,000 Active
15. 2021-04-27
    soldstatus $148,000
16. 2021-04-12
    soldstatus $148,000 Closed 1236-char remark

    Show marketing remark (1236 chars)

    Affordable Wesley Chapel home on 1.27 acres. This is a 1986 4/2 doublewide with vaulted ceilings. Home is tucked away outside of the main Angus Valley area and here most homes are on multiple acre tracts. Great floor plan with open kitchen/dining/living and fireplace.  This home is ideal for a bargain shopper who is wanting to refinish and upgrade to make things new and how they like it. Lots of value in the home but there are needed repairs and A/C and dishwasher are currently not working. The lot size and location, location, location is really the big attraction here. Lots of room for a pool, outbuildings and parking for RVs, boats, equipment and such with the corner lot making for an easy drive through if needed. Newer flooring installed in living, kitchen, dining and hall and old carpet has been removed from bedrooms so you can see the plywood flooring (Buyer can pick and purchase desired flooring for these areas). Real nice, quiet and secluded country feel. Road currently serves only two other homes and there is "NO" through traffic. Area of mature trees and lots of natural open and wooded areas. Buyers need to inspect and make their best offers because the seller wants to close quickly and AS-IS.

17. 2021-03-31
    status Pending 1236-char remark

    Show marketing remark (1236 chars)

    Affordable Wesley Chapel home on 1.27 acres. This is a 1986 4/2 doublewide with vaulted ceilings. Home is tucked away outside of the main Angus Valley area and here most homes are on multiple acre tracts. Great floor plan with open kitchen/dining/living and fireplace.  This home is ideal for a bargain shopper who is wanting to refinish and upgrade to make things new and how they like it. Lots of value in the home but there are needed repairs and A/C and dishwasher are currently not working. The lot size and location, location, location is really the big attraction here. Lots of room for a pool, outbuildings and parking for RVs, boats, equipment and such with the corner lot making for an easy drive through if needed. Newer flooring installed in living, kitchen, dining and hall and old carpet has been removed from bedrooms so you can see the plywood flooring (Buyer can pick and purchase desired flooring for these areas). Real nice, quiet and secluded country feel. Road currently serves only two other homes and there is "NO" through traffic. Area of mature trees and lots of natural open and wooded areas. Buyers need to inspect and make their best offers because the seller wants to close quickly and AS-IS.

18. 2021-02-04
    status Pending 1236-char remark

    Show marketing remark (1236 chars)

    Affordable Wesley Chapel home on 1.27 acres. This is a 1986 4/2 doublewide with vaulted ceilings. Home is tucked away outside of the main Angus Valley area and here most homes are on multiple acre tracts. Great floor plan with open kitchen/dining/living and fireplace.  This home is ideal for a bargain shopper who is wanting to refinish and upgrade to make things new and how they like it. Lots of value in the home but there are needed repairs and A/C and dishwasher are currently not working. The lot size and location, location, location is really the big attraction here. Lots of room for a pool, outbuildings and parking for RVs, boats, equipment and such with the corner lot making for an easy drive through if needed. Newer flooring installed in living, kitchen, dining and hall and old carpet has been removed from bedrooms so you can see the plywood flooring (Buyer can pick and purchase desired flooring for these areas). Real nice, quiet and secluded country feel. Road currently serves only two other homes and there is "NO" through traffic. Area of mature trees and lots of natural open and wooded areas. Buyers need to inspect and make their best offers because the seller wants to close quickly and AS-IS.

19. 2021-01-27
    price $143,900 1236-char remark

    Show marketing remark (1236 chars)

    Affordable Wesley Chapel home on 1.27 acres. This is a 1986 4/2 doublewide with vaulted ceilings. Home is tucked away outside of the main Angus Valley area and here most homes are on multiple acre tracts. Great floor plan with open kitchen/dining/living and fireplace.  This home is ideal for a bargain shopper who is wanting to refinish and upgrade to make things new and how they like it. Lots of value in the home but there are needed repairs and A/C and dishwasher are currently not working. The lot size and location, location, location is really the big attraction here. Lots of room for a pool, outbuildings and parking for RVs, boats, equipment and such with the corner lot making for an easy drive through if needed. Newer flooring installed in living, kitchen, dining and hall and old carpet has been removed from bedrooms so you can see the plywood flooring (Buyer can pick and purchase desired flooring for these areas). Real nice, quiet and secluded country feel. Road currently serves only two other homes and there is "NO" through traffic. Area of mature trees and lots of natural open and wooded areas. Buyers need to inspect and make their best offers because the seller wants to close quickly and AS-IS.

20. 2020-12-18
    listed $153,000 Active 1236-char remark

    Show marketing remark (1236 chars)

    Affordable Wesley Chapel home on 1.27 acres. This is a 1986 4/2 doublewide with vaulted ceilings. Home is tucked away outside of the main Angus Valley area and here most homes are on multiple acre tracts. Great floor plan with open kitchen/dining/living and fireplace.  This home is ideal for a bargain shopper who is wanting to refinish and upgrade to make things new and how they like it. Lots of value in the home but there are needed repairs and A/C and dishwasher are currently not working. The lot size and location, location, location is really the big attraction here. Lots of room for a pool, outbuildings and parking for RVs, boats, equipment and such with the corner lot making for an easy drive through if needed. Newer flooring installed in living, kitchen, dining and hall and old carpet has been removed from bedrooms so you can see the plywood flooring (Buyer can pick and purchase desired flooring for these areas). Real nice, quiet and secluded country feel. Road currently serves only two other homes and there is "NO" through traffic. Area of mature trees and lots of natural open and wooded areas. Buyers need to inspect and make their best offers because the seller wants to close quickly and AS-IS.

21. 2006-06-28
    soldstatus $75,000
22. 2006-02-06
    soldstatus $74,900
23. 2006-01-27
    soldstatus $74,900 201-char remark

    Show marketing remark (201 chars)

    WESLEY CHAPEL- MH, SITS ON 1.27 ACRES, HANDY MAN SPECIAL. HIGH AND DRY! SPECIAL ADDENDUM REQUIRED, ALL OFFERS MUST BE SUBMITTED W/ PRE-QUALIFIED LETTER. BEING SOLD AS-IS. THERE IS NO WELL ON PROPERTY.

24. 2005-12-31
    listed $74,900 201-char remark

    Show marketing remark (201 chars)

    WESLEY CHAPEL- MH, SITS ON 1.27 ACRES, HANDY MAN SPECIAL. HIGH AND DRY! SPECIAL ADDENDUM REQUIRED, ALL OFFERS MUST BE SUBMITTED W/ PRE-QUALIFIED LETTER. BEING SOLD AS-IS. THERE IS NO WELL ON PROPERTY.

25. 2002-09-06
    soldstatus $59,400
26. 2000-06-20
    soldstatus $89,750

ⓘ 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: $1,504 · $125/mo
• Projected year-2 tax: $2,490 · $208/mo
• Expected delta: +$986/yr (+$82/mo · 65.6%)

ⓘ 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 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,038
• − Mortgage interest: −$16,805
• − Property taxes: −$1,504
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,323
• − Management: −$2,323
• − Depreciation: −$8,727
• Taxable loss: −$4,144
• Est. tax savings @ 24.0%: +$995
• After-tax cash flow: $2,052/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 — Wesley Chapel

• Score: 79/100
• State rank: #143
• US rank: #2137

Category grades

Amenities C Commute F Cost of living B- Crime A- Employment A+ Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pasco County · 524,098 people
• City population: 100,771
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 29,901
• Household income: $104,573
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 378.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 56% Hispanic / Latino 24% Two or more races 20% Black 9% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9% Cuban 6% Dominican 1%
• Common ancestry: Romanian 2% Italian 2% Lithuanian 2%
• Foreign-born: 15% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 17% Other Indo-European 2% Arabic 2%

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: ▼ -84.76%
• Current HPI: 266.5191
• Rent YoY: ▼ -2.30%
• 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

+234.3% since first listed

13 events — show timeline

• 2026-02-26 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-27 Sold (Public Records) $148,000 Public Records
• 2021-04-12 Sold (MLS) $148,000 Stellar MLS as Distributed by MLS Grid
• 2021-03-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-02-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-01-27 Price Changed $143,900 Stellar MLS as Distributed by MLS Grid
• 2020-12-18 Listed $153,000 Stellar MLS as Distributed by MLS Grid
• 2006-06-28 Sold (Public Records) $75,000 Public Records
• 2006-02-06 Sold (Public Records) $74,900 Public Records
• 2006-01-27 Sold (MLS) $74,900 Stellar MLS as Distributed by MLS Grid
• 2005-12-31 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2002-09-06 Sold (Public Records) $59,400 Public Records
• 2000-06-20 Sold (Public Records) $89,750 Public Records

Property tax history

+10.2%/yr

Latest (2025): $1,504 · -0.2% YoY. Source: county tax records.