37100 8th Ave · Zephyrhills West, FL 33542

$129,500

3 bd · 2.0 ba · 864 sqft · Manufactured public records · 66 Days on market

Built 1974 4,500 sqft lot Est $125k · at est. $37/mo HOA · 2% of rent

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Why this score? — see what drove the C+ 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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +7.9/10.0
• ARV discount +6.0/15.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Welcome to one of the best-priced opportunities in Betmar Acres—where you own your land and enjoy an incredibly low annual fee of just $448. This well-maintained, move-in ready home offers space, updates, and flexibility—perfect for seasonal or full-time living. Inside, you’ll find a bright and inviting layout with abundant natural light, a spacious living area, and a seamless flow into the dining space and kitchen. The kitchen features painted wood cabinetry, beadboard backsplash, a closet pantry, and newer appliances, while the dining area includes a classic built-in hutch for added charm and storage. The generously sized primary

Key facts

• Beadboard backsplash
• Newer appliances
• Laminate countertops

Tags

• PAINTED WOOD CABINETS
• LAMINATE COUNTERTOPS
• BEADBOARD BACKSPLASH
• CLOSET PANTRY
• NEWER APPLIANCES
• BUILT-IN HUTCH

Property features AI

Finance

• Other: Partially furnished; Total acreage: less than 1/4 acre
• Financial info: Lease restrictions apply
• HOA & community: Has HOA; monthly fee $37.33 (annual $448); Association amenities: Clubhouse, Golf Course, Pickleball courts, Pool, Shuffleboard court, Spa/Hot Tub; Pets allowed: Cats and dogs; Association name listed

Exterior

• Parking: Ground level parking; Carport (1 space)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Phone available; Water connected; Sewer connected
• Home design: Residential mobile home (double wide); One story; Faces north; Completed condition; Crawlspace foundation
• Construction: Metal siding; Vinyl siding; Metal roof; Built as double wide; Building area listed (Public Records)
• Exterior features: Enclosed patio; Patio; Side porch; Hurricane shutters; Rain gutters; Landscaped lot; Level lot; Asphalt road (public maintained)

Interior

• Kitchen: Dishwasher; Range; Range hood; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric/heat pump); Central air conditioning
• Interior features: Built-in features; Ceiling fans; High ceilings; Living room / dining room combo
• Laundry & utility: Laundry room; Laundry in garage; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 7.8% in Zephyrhills West — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 falling (-3.6%/yr); 294 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 ($49k/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 $895 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 66 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $130k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $121,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.29% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.37%
• DSCR: 1.59
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $125,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37240 Beverly Ave	0.22mi	2/2.0 (-1)	898 (+4%)	2mo	$130,500	$145	76
37100 8th Ave	0.00mi	2/2.0 (-1)	960 (+11%)	1mo	$138,000	$144	76
37229 Sandra Ave	0.15mi	2/2.0 (-1)	931 (+8%)	1mo	$106,900	$115	74
37024 8th Ave	0.07mi	2/2.0 (-1)	960 (+11%)	2mo	$45,000	$47	72
5250 Betmar Dr	0.27mi	3/1.5	936 (+8%)	3mo	$143,000	$153	69
5307 Flint St	0.14mi	2/2.0 (-1)	774 (-10%)	3mo	$134,000	$173	68
5722 Pawnne St	0.53mi	2/2.0 (-1)	869 (+1%)	4mo	$48,500	$56	66
5015 Shirley Cir	0.18mi	2/2.0 (-1)	976 (+13%)	3mo	$95,000	$97	63
37350 Tropical Dr	0.43mi	3/1.5	964 (+12%)	3mo	$54,000	$56	56
5341 Powhattan St	0.55mi	2/2.0 (-1)	960 (+11%)	3mo	$170,000	$177	49
36413 Teakwood Ave	0.71mi	2/1.0 (-1)	812 (-6%)	4mo	$159,000	$196	45
5619 Dakota St	0.67mi	2/2.0 (-1)	960 (+11%)	3mo	$175,000	$182	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: -6.2%
• Equity multiple: 0.78×
• Total profit: $-8,009
• Equity at exit: $19,309

10-year hold

• IRR: -1.2%
• Equity multiple: 0.93×
• Total profit: $-2,550
• Equity at exit: $11,197

Cash invested: $36,260 (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 33542

• Home prices YoY: -20.6%
• Rents YoY: -3.6%
• Active inventory: 294
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,668 high
• Mortgage (P&I): −$679
• Tax from tax record: −$144 /mo · $1,729/yr
• Insurance: −$54
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$37
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $279

Break-even live

Break-even rent $1,316

Max offer price $129,500

Occupancy floor 78%

Sensitivity live

Price	-10% $352	-5% $315	+0% $279	+5% $242	+10% $205
Rent	-10% $147	-5% $213	+0% $279	+5% $345	+10% $411
Rate	-1.0pp $344	-0.5pp $312	base $279	+0.5pp $245	+1.0pp $211

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5168 Crooked Ln Zephyrhills, FL	2.0	1.0	600	$1,645	$2.74	22d	1	0.15mi
5521 Barbara St Zephyrhills, FL	2.0	2.0	1056	$1,800	$1.70	25d	1	0.39mi
36801 Camelia Ct Zephyrhills, FL	2.0	2.0	864	$1,350	$1.56	25d	1	0.49mi
37902 7th Ave Zephyrhills, FL	3.0	1.0	900	$1,775	$1.97	25d	1	0.80mi
5237 1st St Zephyrhills, FL	3.0	1.0	964	$1,700	$1.76	25d	1	0.89mi
4833 Royal Palm Dr Zephyrhills, FL	2.0	1.0	672	$1,090	$1.62	25d	1	0.91mi
37812 15th Ave Zephyrhills, FL	2.0	2.0	1000	$1,850	$1.85	25d	1	0.92mi
4639 Coral St Zephyrhills, FL	2.0	2.0	1056	$1,250	$1.18	25d	1	0.95mi
37819 Alissa Dr Zephyrhills, FL	2.0	2.0	864	$1,450	$1.68	18d	1	0.98mi
37925 Date Palm Dr Zephyrhills, FL	3.0	1.5	720	$1,300	$1.81	25d	1	1.06mi
36321 Stonewood Ln #103 Zephyrhills, FL	2.0	2.0	987	$1,525	$1.55	25d	1	1.09mi
5914 Willow Ridge Dr #101 Zephyrhills, FL	2.0	2.0	987	$1,500	$1.52	25d	1	1.10mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,999	$2.34	2d	142	1.12mi
5441 6th St Zephyrhills, FL	2.0	1.0	1014	$1,650	$1.63	25d	1	1.13mi
35940 Inspiration Dr Zephyrhills, FL	1.0–3.0	1.0–2.0	1034	$2,201	$2.13	0d	22	1.19mi
4940 4th St Zephyrhills, FL	2.0	2.0	900	$1,350	$1.50	25d	1	1.24mi
5022 5th St Zephyrhills, FL	2.0	1.5	974	$1,595	$1.64	25d	1	1.27mi
37732 Cecil Ln Zephyrhills, FL	3.0	1.0	1040	$1,800	$1.73	25d	1	1.28mi
36009 Deer Creek Dr #104 Zephyrhills, FL	2.0	2.0	1029	$1,450	$1.41	25d	1	1.34mi
36015 Deer Creek Dr #202 Zephyrhills, FL	2.0	2.0	1062	$1,450	$1.37	25d	1	1.35mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 11 events

1. 2026-05-04
   status Pending
2. 2026-04-10
   price $129,500
3. 2026-04-09
   price $134,900
4. 2026-04-09
   price $129,500
5. 2026-03-24
   price $134,900
6. 2026-02-27
   status Active
7. 2026-02-26
   listed $139,900 Active
8. 2026-02-26
   historical
9. 2015-08-14
   soldstatus $59,000
10. 2004-03-25
    soldstatus $57,500
11. 1998-05-06
    soldstatus $39,500

ⓘ 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: $1,729 · $144/mo
• Projected year-2 tax: $1,729 · $144/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 4/10 Moderate FEMA zone A · 20% 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: $20,022
• − Mortgage interest: −$7,254
• − Property taxes: −$1,729
• − Insurance: −$2,150
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − HOA: −$444
• − Depreciation: −$3,767
• Taxable income: $1,474
• Est. tax owed @ 24.0%: −$354
• After-tax cash flow: $2,991/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): 23,612
• Household income: $49,316
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 831.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 8% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Common ancestry: Lithuanian 3% Romanian 2% Iranian 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 12% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -81.25%
• Current HPI: 313.3993
• Rent YoY: ▼ -3.56%
• 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

+227.8% since first listed

11 events — show timeline

• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $129,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $134,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $129,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $134,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Listed $139,900 Stellar MLS as Distributed by MLS Grid
• 2015-08-14 Sold (Public Records) $59,000 Public Records
• 2004-03-25 Sold (Public Records) $57,500 Public Records
• 1998-05-06 Sold (Public Records) $39,500 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,729 · +5.0% YoY. Source: county tax records.