35055 Dale Ave · Zephyrhills West, FL 33541

$72,500

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 13 Days on market

Built 1977 8,754 sqft lot Est $144k · 50% under $41/mo HOA · 2% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

ZEPHYR SHORES - A wonderful 55+ Active Retirement Community has this corner lot with a 2 bedroom 2 bath (DOG FRIENDLY) home available for you to purchase. The feel of this home is spacious with a flow easy floor plan. The home has gone through several updates, many of them major upgrades since last purchased, from appliances, electrical, flooring to kitchen and both bathrooms. The large laundry room is located between two florida rooms. A storage shed located in the back yard also gives additional storage space as well. The rear large florida room allows for workshop and plenty of space for your golf cart. (The golf cart here is also available for sale outside of this transaction. ) Dining Area is tiled with a built in hutch for added design or dish space. Both the bedrooms feature ample closet space. Main home windows have been replaced with New Vinyl Windows in 2019. A/C System and Duct work replaced in 2019. Upgraded 5/8 plywood sub-flooring replaces the original particle board with Laminate flooring as a premium choice of floor covering. Tile in the dining room and carpet in the two bedrooms. New ceiling fans, light fixtures throughout the main home. Both bathrooms have been upgraded with ceramic tile in the wet areas. There are 200 amps coming in off the street into a new 150 amp Electric Panel with new wiring. An upgraded kitchen in 2019 to include but not limited to cabinets, countertops, appliances (refrigerator, dishwasher, stove-range-vent) and custom lighting makes this home want for nothing. Compare the price of this home to the competition and truly see the VALUE in SQUARE FEET and UPGRADES for the lower price. The seller is motivated and hopes you are too. Call to see it for yourself, and if you're not in town you may request additional pictures. * * * * THE NORTH SIDE OF DALE AVE IS ONE OF ONLY THREE STREETS THAT IS DOG FRIENDLY * * * * if you are a dog owner then you want this house because if you buy on another street you will not be allowed to have your dog reside with you. Read the by-laws.

Key facts

• Clubhouse
• Large enclosed porch
• Shared pool

Tags

• LARGE ENCLOSED PORCH
• TWO ADDITION ENCLOSED ROOMS
• CORNER LOT
• SHARED POOL
• CLUBHOUSE
• RECREATIONAL AMENITIES

Property features AI

Finance

• Other: Total living area approx. 1,152 sq ft (public records); Building area reported as 2,208 sq ft (public records); Lot size approx. 0.2 acre
• Financial info: Lease restrictions apply
• HOA & community: Zephyr Shores Property Owners Association (annual fee $500 / $41.67 monthly); Association amenities include a pool; Association approval required; Deed restrictions; Senior community; Pets allowed (max ~20 lb)

Exterior

• Parking: Circular driveway; Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Manufactured double-wide home; Single-story; Entry faces north
• Construction: Metal frame construction; Shingle roof; Crawlspace foundation; Built as a manufactured home (fixer condition)
• Exterior features: Enclosed patio/porch; Corner lot; Shed(s); Paved road frontage; Lot dimensions approximately 74 x 117

Interior

• Kitchen: Includes appliances (unspecified/other)
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Ceiling fans; Walk-in closet(s); Florida room; Inside utility
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $72k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Cap rate 25.5% vs local median 7.8% in Zephyrhills West — 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 61/100 on livability (#772 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• 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); Zephyrhills High School (math 35% / reading 37%, grade F, #359 of 667 statewide, top 55%, 1,656 students, 70% FRL).
• Zoned-school proficiency averages 38% at this address vs 51% district-wide (-14 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• At $2,152/mo this rent would consume 46% of the median local household income ($57k/yr) (locally 393% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $501 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $72,500

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.97% ✓
• Cap rate: 25.48%
• Cash-on-cash: 68.52%
• DSCR: 4.05
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $144,000
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35148 Ada Ave	0.11mi	2/2.0 (-1)	1,152 (0%)	2mo	$89,900	$78	89
4655 Madison Ave	0.02mi	3/2.0	984 (-15%)	4mo	$135,000	$137	72
34915 Adam Ave	0.19mi	2/2.0 (-1)	1,008 (-12%)	1mo	$123,000	$122	65
35122 Mcculloughs Leap	0.63mi	2/2.0 (-1)	1,144 (-1%)	0mo	$161,000	$141	64
34925 Carl Ave	0.20mi	2/2.0 (-1)	1,056 (-8%)	13mo	$120,000	$114	61
35429 Chambers Dr	0.40mi	3/2.0	1,260 (+9%)	16mo	$253,000	$201	53
35026 Colony Hills Dr	0.67mi	2/2.0 (-1)	1,212 (+5%)	11mo	$152,000	$125	46
4100 Carefree Way	0.63mi	2/2.0 (-1)	1,302 (+13%)	1mo	$139,500	$107	43
4920 Blanco Dr	0.73mi	2/2.0 (-1)	1,008 (-12%)	1mo	$125,000	$124	39
35042 Colony Hills Dr	0.67mi	2/2.0 (-1)	1,248 (+8%)	13mo	$170,000	$136	39
35139 Wagner Way	0.69mi	2/2.0 (-1)	1,320 (+15%)	8mo	$169,900	$129	32

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: 60.1%
• Equity multiple: 3.54×
• Total profit: $51,635
• Equity at exit: $10,810

10-year hold

• IRR: 63.7%
• Equity multiple: 6.45×
• Total profit: $110,601
• Equity at exit: $6,268

Cash invested: $20,300 (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: 2.8×

Monthly cashflow live

• Estimated rent: $2,152 high
• Mortgage (P&I): −$380
• Tax from tax record: −$89 /mo · $1,072/yr
• Insurance: −$30
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$41
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $1,093

Break-even live

Break-even rent $769

Max offer price $72,500

Occupancy floor 44%

Sensitivity live

Price	-10% $1,134	-5% $1,113	+0% $1,093	+5% $1,072	+10% $1,052
Rent	-10% $923	-5% $1,008	+0% $1,093	+5% $1,178	+10% $1,263
Rate	-1.0pp $1,129	-0.5pp $1,111	base $1,093	+0.5pp $1,074	+1.0pp $1,055

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5019 Coopers Hawk Pl Zephyrhills, FL	3.0	2.0	1456	$1,699	$1.17	11d	1	0.34mi
34652 Blue Starling St Zephyrhills, FL	3.0	2.0	1352	$1,650	$1.22	6d	1	0.40mi
34747 Double Eagle Ct Zephyrhills, FL	2.0	2.0	1308	$1,650	$1.26	19d	1	0.46mi
36232 Lanier Oaks Pt , FL	3.0	2.0	1325	$1,700	$1.28	25d	1	0.75mi
35940 Inspiration Dr Zephyrhills, FL	1.0–3.0	1.0–2.0	1034	$2,201	$2.13	0d	22	0.95mi
33976 Lusitano Dr Wesley Chapel, FL	1.0–3.0	1.0–2.5	1251	$2,895	$2.31	13d	71	1.19mi
4111 Ryals Rd Zephyrhills, FL	4.0	3.0	1216	$2,195	$1.81	4d	1	1.25mi
34002 Painthorse Way Wesley Chapel, FL	1.0–3.0	1.0–2.0	1022	$2,945	$2.88	4d	46	1.44mi
33780 Charleston Club Cir Wesley Chapel, FL	1.0–3.0	1.0–2.0	1059	$2,360	$2.23	0d	13	1.47mi

HOA detail

• Monthly dues: $41 · $492/yr
• Likely covers: electric

Listing history 9 events

1. 2026-06-18
   days on market $72,500 Active 13 DOM
2. 2026-06-17
   days on market $72,500 Active 12 DOM
3. 2026-06-16
   days on market $72,500 Active 11 DOM
4. 2026-06-15
   days on market $72,500 Active 10 DOM
5. 2026-06-13
   days on market $72,500 Active 8 DOM
6. 2026-06-09
   days on market $72,500 Active 4 DOM
7. 2026-06-08
   days on market $72,500 Active 3 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $72,500 Active 2 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: $1,072 · $89/mo
• Projected year-2 tax: $1,072 · $89/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 7/10 Severe FEMA zone X (unshaded) · 76% 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: $25,820
• − Mortgage interest: −$4,061
• − Property taxes: −$1,072
• − Insurance: −$1,160
• − Repairs & maintenance: −$2,066
• − Management: −$2,066
• − HOA: −$492
• − Depreciation: −$2,109
• Taxable income: $12,795
• Est. tax owed @ 24.0%: −$3,071
• After-tax cash flow: $10,041/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

+12.4% since first listed

11 events — show timeline

• 2026-06-05 Listed $72,500 Stellar MLS as Distributed by MLS Grid
• 2020-10-28 Sold (Public Records) $85,000 Public Records
• 2020-10-06 Sold (MLS) $85,000 Stellar MLS as Distributed by MLS Grid
• 2020-08-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-08-16 Listed $87,000 Stellar MLS as Distributed by MLS Grid
• 2018-07-11 Sold (Public Records) $57,000 Public Records
• 2018-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-01-30 Price Changed $59,900 Stellar MLS as Distributed by MLS Grid
• 2017-11-22 Listed $62,000 Stellar MLS as Distributed by MLS Grid
• 2002-12-12 Sold (Public Records) $51,900 Public Records
• 1999-02-23 Sold (Public Records) $64,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,072 · +3.5% YoY. Source: county tax records.