36412 LE Sabre Way · Zephyrhills West, FL 33541

$155,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 10 Days on market

Built 1984 5,199 sqft lot Est $163k · at est. $66/mo HOA · 3% 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 +27.5/30.0
• DSCR +9.6/10.0
• ARV discount +9.6/15.0
• 1% rule +7.2/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come to sunny Florida and shed those Northern, winter blues. This nicely maintained double wide home is located in Oaks Royal III where you OWN your land. You enter the home from the 10x23 screen room into the kitchen which has laminate flooring, a closet pantry and disposal. The dining area, which is located right off the kitchen and is open to the living room, is carpeted and has a nice built-in China cabinet. The living room is very spacious with carpet and ceiling fan. The Florida room is at the front of the home and is accessed by sliding doors. It's has carpeting and offers a nice extra space to relax or entertain. The master bedroom is carpeted, has a ceiling fan and a walk-in closet. The en suite master bathroom has vinyl floor, dual sinks and a step-in shower. Bedroom two is also carpeted and offers a walk-in closet. The main bathroom has laminate floor and tub/shower combo. The laundry is located off the screen room, has concrete floor, washer and dryer and shelves for additional storage. The community has a heated pool, hot tub, club house and shuffleboard. This community also has sidewalks which is great for you morning exercise walk or an evening stroll. Call for an appointment today.

Key facts

• Dual sinks
• Huge walk-in closet
• Florida room

Tags

• FLORIDA ROOM
• SCREENED PORCH
• SOLID OAK COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• HUGE WALK-IN CLOSET
• DUAL SINKS

Property features AI

Finance

• Other: Furnished; Condo land included
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Larry Way) — annual fee $800 (approx. $66.67/month); Association approval required; Association amenities include pool, spa/hot tub, maintenance, recreation facilities, shuffleboard court, wheelchair access; Community features include clubhouse, park, dog park, community mailbox, sidewalks, street lights, deed restrictions, golf carts allowed, buyer approval required; Senior community; Pets allowed (cats and dogs) with breed restrictions; max pet weight 20 lbs

Exterior

• Parking: Covered parking; Driveway; Golf cart parking; Guest parking; 2-space carport
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available and connected; Cable available and connected; High-speed internet available; Phone available
• Home design: Manufactured home (double wide); One story; Faces north; Homesteaded
• Construction: Vinyl siding; Metal roof; Built on crawlspace with pillar/post/pier foundation
• Exterior features: Covered, enclosed front porch; Rear porch and patio; Awning(s); Hurricane shutters; Exterior lighting; Sidewalk; Sliding doors; Storage; Workshop

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Ice maker; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Cathedral ceilings; Ceiling fans; Eat-in kitchen; High ceilings; Kitchen/family room combo; Open floorplan; Solid surface counters; Solid wood cabinets; Walk-in closets; Blinds; Smoke detector(s)
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry room; Outside laundry access

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 9.8% 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 soft (-2.5%/yr); 856 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 40% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $97k; list at $155k implies a 60% 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.68%
• DSCR: 1.56
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $162,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5248 Antigua Dr	0.19mi	2/2.0 (-1)	1,036 (-2%)	1mo	$129,500	$125	82
36620 Kay Ave	0.26mi	2/2.0 (-1)	1,008 (-4%)	1mo	$220,000	$218	75
36708 Niles Dr	0.29mi	2/2.0 (-1)	1,008 (-4%)	2mo	$155,000	$154	72
5341 Powhattan St	0.17mi	2/2.0 (-1)	960 (-9%)	3mo	$170,000	$177	70
36946 Grace Ave	0.56mi	2/1.5 (-1)	1,063 (+1%)	0mo	$135,000	$127	65
5654 Arrowhead Dr	0.48mi	2/2.0 (-1)	1,144 (+8%)	1mo	$165,000	$144	58
36743 Tara Ave	0.58mi	3/2.0	1,152 (+9%)	0mo	$195,000	$169	58
36847 Jodi Ave	0.56mi	2/2.0 (-1)	1,152 (+9%)	2mo	$194,500	$169	52
37024 8th Ave	0.65mi	2/2.0 (-1)	960 (-9%)	2mo	$45,000	$47	48
36946 Tara Ave	0.70mi	2/2.0 (-1)	1,144 (+8%)	1mo	$197,000	$172	47
37100 8th Ave	0.72mi	2/2.0 (-1)	960 (-9%)	1mo	$138,000	$144	46
5015 Shirley Cir	0.74mi	2/2.0 (-1)	976 (-8%)	3mo	$95,000	$97	46

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,446
• Equity at exit: $23,111

10-year hold

• IRR: 5.4%
• Equity multiple: 1.34×
• Total profit: $14,954
• Equity at exit: $13,402

Cash invested: $43,400 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,892 high
• Mortgage (P&I): −$813
• Tax from tax record: −$92 /mo · $1,109/yr
• Insurance: −$65
• HOA: −$66
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $459

Break-even live

Break-even rent $1,311

Max offer price $155,000

Occupancy floor 71%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36801 Camelia Ct Zephyrhills, FL	2.0	2.0	864	$1,350	$1.56	24d	1	0.38mi
5914 Willow Ridge Dr #101 Zephyrhills, FL	2.0	2.0	987	$1,500	$1.52	24d	1	0.54mi
36321 Stonewood Ln #103 Zephyrhills, FL	2.0	2.0	987	$1,525	$1.55	24d	1	0.55mi
35940 Inspiration Dr Zephyrhills, FL	1.0–3.0	1.0–2.0	1034	$1,988	$1.92	2d	21	0.56mi
36243 Lake Chase Blvd #203 Zephyrhills, FL	3.0	2.0	1278	$1,775	$1.39	24d	1	0.57mi
36106 Lake Chase Blvd #102 Zephyrhills, FL	3.0	2.0	1170	$1,650	$1.41	4d	1	0.59mi
36106 Lake Chase Blvd Zephyrhills, FL	3.0	2.0	1325	$1,700	$1.28	24d	1	0.59mi
36009 Deer Creek Dr #104 Zephyrhills, FL	2.0	2.0	1029	$1,450	$1.41	24d	1	0.69mi
36015 Deer Creek Dr #202 Zephyrhills, FL	2.0	2.0	1062	$1,450	$1.37	24d	1	0.71mi
5521 Barbara St Zephyrhills, FL	2.0	2.0	1056	$1,800	$1.70	24d	1	0.87mi
36095 Carriage Pine Ct Zephyrhills, FL	3.0	2.0	1461	$1,990	$1.36	24d	1	1.09mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,999	$2.34	1d	142	1.24mi
4111 Ryals Rd Zephyrhills, FL	4.0	3.0	1216	$2,195	$1.81	3d	1	1.36mi
33529 Buttonweed Trl Zephyrhills, FL	3.0	2.0	1412	$2,500	$1.77	24d	1	1.36mi
37812 15th Ave Zephyrhills, FL	2.0	2.0	1000	$1,850	$1.85	24d	1	1.44mi
6773 Branham Mill Ct Zephyrhills, FL	3.0	2.0	1454	$1,950	$1.34	24d	1	1.44mi
6633 Foxmoor Dr Zephyrhills, FL	3.0	2.0	1300	$2,000	$1.54	24d	1	1.45mi
6262 Maisie Rd Zephyrhills, FL	3.0	2.5	1363	$1,700	$1.25	24d	1	1.46mi
6335 Maisie Rd Zephyrhills, FL	3.0	2.5	1363	$1,650	$1.21	20d	1	1.48mi
37902 7th Ave Zephyrhills, FL	3.0	1.0	900	$1,775	$1.97	24d	1	1.49mi

HOA detail

• Monthly dues: $66 · $792/yr
• Likely covers: pool

Listing history 7 events

1. 2026-06-18
   days on market $155,000 Active 10 DOM
2. 2026-06-17
   days on market $155,000 Active 9 DOM
3. 2026-06-16
   days on market $155,000 Active 8 DOM
4. 2026-06-15
   days on market $155,000 Active 7 DOM
5. 2026-06-13
   days on market $155,000 Active 5 DOM
6. 2026-06-08
   remarks 699-char remark
7. 2026-06-08
   listed $155,000 Active 1 DOM

ⓘ 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: $1,109 · $92/mo
• Projected year-2 tax: $1,286 · $107/mo
• Expected delta: +$178/yr (+$15/mo · 16.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $22,700
• − Mortgage interest: −$8,682
• − Property taxes: −$1,109
• − Insurance: −$775
• − Repairs & maintenance: −$1,816
• − Management: −$1,816
• − HOA: −$792
• − Depreciation: −$4,509
• Taxable income: $3,201
• Est. tax owed @ 24.0%: −$768
• After-tax cash flow: $4,735/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

• 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

+240.7% since first listed

7 events — show timeline

• 2026-06-08 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2021-03-23 Sold (Public Records) $97,000 Public Records
• 2021-03-04 Sold (MLS) $97,000 Stellar MLS as Distributed by MLS Grid
• 2021-01-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-01-07 Listed $97,000 Stellar MLS as Distributed by MLS Grid
• 2012-02-03 Sold (Public Records) $55,000 Public Records
• 2001-04-03 Sold (Public Records) $45,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,109 · +3.5% YoY. Source: county tax records.