34543 Sweetpea Ln · Zephyrhills, FL 33541

$113,900

2 bd · 2.0 ba · 684 sqft · Manufactured public records · 133 Days on market

Built 1973 5,035 sqft lot $80/mo HOA · 5% 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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Tippecanoe Village, a welcoming 55+ community designed for comfort, connection, and easy Florida living. Here, you own your land and enjoy an affordable HOA of just $80/month, which covers water, sewer, trash, and access to wonderful amenities including a community pool, shuffleboard courts, clubhouse, and convenient RV/boat parking. This move-in ready home has been thoughtfully updated with new subfloors, carpeting, laminate flooring, and drywall throughout, offering peace of mind and low-maintenance living. The kitchen is both functional and inviting, featuring two lazy Susans, pull-out pantry shelves, remote under-counter lighting, plus a new refrigerator and microwave—m

Key facts

• Shuffleboard courts
• Clubhouse
• Community pool

Tags

• LOW HOA
• COMMUNITY POOL
• SHUFFLEBOARD COURTS
• CLUBHOUSE
• RV BOAT PARKING
• UPDATED SUBFLOORS

Property features AI

Finance

• Other: Partially furnished
• Financial info: Lease restrictions present; Total monthly fees $80; total annual fees $960
• HOA & community: Has HOA (Bernice), $80/month; fee includes pool, sewer, trash, water; Clubhouse, pool, shuffleboard court; Deed restrictions; Golf carts allowed; Street lights; Pets allowed (cats and dogs; breed restrictions; number limit; max 30 lbs); Association approval required

Exterior

• Parking: Carport (1 space)
• Utilities: Well water; Private sewer; Electricity connected; Water connected; Sewer connected
• Home design: Residential mobile home; Single wide; Completed condition; Faces southwest; Three or more levels
• Construction: Metal siding; Other roof; One well
• Exterior features: Covered enclosed side porch; Sliding doors; Rain gutters; Paved lot; Mature landscaping

Interior

• Kitchen: Microwave; Range; Refrigerator; Stone counters; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Eat-in kitchen; Open floor plan; Stone counters; Window treatments
• Laundry & utility: Washer hookup; Dryer hookup; Electric dryer hookup; Laundry room; Outside access

🏷️ Possibly a rental listed for sale. The $113,900 price doesn't fit this home's estimated sale value (~$413,136) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $114k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $114k).
• Recommended offer: $100k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.7% 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: Chester W. Taylor Jr. Elementary School (math 33% / reading 37%, grade F, #1,697 of 2,144 statewide, top 80%, 654 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 73% FRL vs 48% district-wide (25 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); 856 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 33% 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 $787 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 133 days — a 12% lower offer ($100k) 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.
• Current owner paid $46k; list at $114k implies a 145% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,232 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.36% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.58%
• DSCR: 1.60
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $413,136
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34125 Chancey Rd	0.46mi	2/1.0	720 (+5%)	12mo	$435,000	$604	56
34251 Lodge Dr	0.47mi	1/1.0 (-1)	600 (-12%)	19mo	$109,000	$182	33

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $72
• Equity at exit: $16,983

10-year hold

• IRR: 6.1%
• Equity multiple: 1.39×
• Total profit: $12,441
• Equity at exit: $9,848

Cash invested: $31,892 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,545 medium
• Mortgage (P&I): −$597
• Tax from tax record: −$135 /mo · $1,619/yr
• Insurance: −$47
• HOA: −$80
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $361

Break-even live

Break-even rent $1,088

Max offer price $113,900

Occupancy floor 72%

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: $28,475
• Closing costs: $3,417
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3030 Beaver Creek Dr Wesley Chapel, FL	2.0	1.0	700	$950	$1.36	14d	1	0.41mi

HOA detail

• Monthly dues: $80 · $960/yr
• Likely covers: watersewertrashpool

Listing history 30 events

1. 2026-06-18
   days on market $113,900 Active 133 DOM
2. 2026-06-17
   days on market $113,900 Active 132 DOM
3. 2026-06-16
   days on market $113,900 Active 131 DOM
4. 2026-06-15
   days on market $113,900 Active 130 DOM
5. 2026-06-13
   days on market $113,900 Active 128 DOM
6. 2026-06-09
   days on market $113,900 Active 124 DOM
7. 2026-06-08
   days on market $113,900 Active 123 DOM
8. 2026-06-07
   days on market $113,900 Active 122 DOM
9. 2026-06-04
   days on market $113,900 Active 119 DOM
10. 2026-06-03
    days on market $113,900 Active 118 DOM
11. 2026-06-02
    days on market $113,900 Active 117 DOM
12. 2026-06-01
    days on market $113,900 Active 116 DOM
13. 2026-05-31
    days on market $113,900 Active 115 DOM
14. 2026-03-27
    price $113,900
15. 2026-02-22
    price $114,000
16. 2026-02-05
    listed $114,900 Active
17. 2025-12-27
    historical
18. 2025-08-21
    price $114,900
19. 2025-06-26
    listed $115,900 Active
20. 2025-06-26
    historical
21. 2025-05-10
    price $117,900
22. 2025-05-05
    price $123,900
23. 2025-03-25
    price $124,900
24. 2025-03-10
    price $127,900
25. 2025-02-21
    listed $129,900 Active
26. 2024-04-23
    historical
27. 2024-03-06
    listed $89,000 Active
28. 2007-03-26
    soldstatus $46,500
29. 1988-04-01
    soldstatus $29,500
30. 1987-03-01
    soldstatus $22,000

ⓘ 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: $1,619 · $135/mo
• Projected year-2 tax: $1,619 · $135/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 · 26 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: $18,542
• − Mortgage interest: −$6,380
• − Property taxes: −$1,619
• − Insurance: −$570
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − HOA: −$960
• − Depreciation: −$3,313
• Taxable income: $2,733
• Est. tax owed @ 24.0%: −$656
• After-tax cash flow: $3,676/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

• 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 · 524,098 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: 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

+417.7% since first listed

17 events — show timeline

• 2026-03-27 Price Changed $113,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-22 Price Changed $114,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Listed $114,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-21 Price Changed $114,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-26 Listed $115,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-10 Price Changed $117,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-05 Price Changed $123,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-25 Price Changed $124,900 Stellar MLS as Distributed by MLS Grid
• 2025-03-10 Price Changed $127,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-21 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2024-04-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-03-06 Listed $89,000 Stellar MLS as Distributed by MLS Grid
• 2007-03-26 Sold (Public Records) $46,500 Public Records
• 1988-04-01 Sold (Public Records) $29,500 Public Records
• 1987-03-01 Sold (Public Records) $22,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,619 · +323.3% YoY. Source: county tax records.