None · Zephyrhills West, FL 33541

$102,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 129 Days on market

Built 1977 5,200 sqft lot Est $149k · 31% under $50/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 - This two-bedroom, two bath home comes furnished and ready to move into. In the kitchen you have stove-top range, built- in oven, dishwasher, and refrigerator. It has a breakfast nook and a dining room with built in hutch that flows to your living room. Off the living room there is a slider into your glassed-in Florida room for added living space. On the other end of the home, you have the two bedrooms. The master is spacious with two closets and master bath has shower and large walk- in closet. On the outside you have your utility/storage room at the end of carport. In the back of home is another shed for storage with area to do small projects. The HOA is only $410.00 a year which has a clubhouse, community pool, and shuffleboard. Trash pickup is also included in the fee. You own the lot here. No lot rent. You are allowed 1 cat here but no dogs in this section. Check with HOA about comfort animal etc. Call for your appointment to view this property.

Key facts

• Eat-in dining area
• Laundry area
• Formal dining space

Tags

• FLORIDA ROOM
• EAT-IN DINING AREA
• FORMAL DINING SPACE
• STORAGE SHED
• LAUNDRY AREA
• BACKYARD SITTING AREA

Property features AI

Finance

• Other: Total monthly fees $50; total annual fees $600
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly $50; annual $600); Pool included in association amenities; Association fee covers pool and trash; Association approval required; Buyer approval required; Clubhouse; Deed restrictions; Golf carts allowed; Senior community; Pets allowed (cats OK, max pet weight 20 lbs)

Exterior

• Parking: Covered parking; Driveway; Carport with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Manufactured home (double wide); One story; Faces north; Entry level: One
• Construction: Metal roof; Other construction materials; Crawlspace foundation; Building area about 2,030 sq ft (living area 1,152 sq ft)
• Exterior features: Enclosed patio/porch; Private mailbox; Shed(s); Paved road access; Lot approximately 52 x 117 (0.12 acre)

Interior

• Kitchen: Built-in oven; Dishwasher; Range
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Florida room; Formal dining room (separate)
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $103k.

Deal economics

• At list price, monthly cash flow is $838 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $103k).
• Recommended offer: $91k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 43% 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 $711 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $90,552 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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 1977 — 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. 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?
7. 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.
8. 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.
9. 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: 1.99% ✓
• Cap rate: 16.07%
• Cash-on-cash: 34.91%
• DSCR: 2.55
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $148,608
• Comps found: 10

Show comp detail 10 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	0.01mi	3/2.0	984 (-15%)	4mo	$135,000	$137	72
34915 Adam Ave	0.16mi	2/2.0 (-1)	1,008 (-12%)	1mo	$123,000	$122	66
35122 Mcculloughs Leap	0.61mi	2/2.0 (-1)	1,144 (-1%)	0mo	$161,000	$141	65
34925 Carl Ave	0.17mi	2/2.0 (-1)	1,056 (-8%)	13mo	$120,000	$114	62
35429 Chambers Dr	0.41mi	3/2.0	1,260 (+9%)	15mo	$253,000	$201	52
35026 Colony Hills Dr	0.65mi	2/2.0 (-1)	1,212 (+5%)	11mo	$152,000	$125	47
4100 Carefree Way	0.61mi	2/2.0 (-1)	1,302 (+13%)	1mo	$139,500	$107	44
35042 Colony Hills Dr	0.65mi	2/2.0 (-1)	1,248 (+8%)	13mo	$170,000	$136	40
35139 Wagner Way	0.67mi	2/2.0 (-1)	1,320 (+15%)	8mo	$169,900	$129	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: 26.9%
• Equity multiple: 2.07×
• Total profit: $30,787
• Equity at exit: $15,343

10-year hold

• IRR: 32.5%
• Equity multiple: 3.52×
• Total profit: $72,685
• Equity at exit: $8,897

Cash invested: $28,812 (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: 4.2×

Monthly cashflow live

• Estimated rent: $2,044 high
• Mortgage (P&I): −$540
• Tax from tax record: −$144 /mo · $1,727/yr
• Insurance: −$43
• HOA: −$50
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $838

Break-even live

Break-even rent $983

Max offer price $102,900

Occupancy floor 54%

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: $25,725
• Closing costs: $3,087
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	10d	1	0.35mi
34652 Blue Starling St Zephyrhills, FL	3.0	2.0	1352	$1,650	$1.22	5d	1	0.38mi
34747 Double Eagle Ct Zephyrhills, FL	2.0	2.0	1308	$1,650	$1.26	18d	1	0.47mi
36232 Lanier Oaks Pt , FL	3.0	2.0	1325	$1,700	$1.28	24d	1	0.67mi
35940 Inspiration Dr Zephyrhills, FL	1.0–3.0	1.0–2.0	1034	$1,988	$1.92	2d	21	1.04mi
33976 Lusitano Dr Wesley Chapel, FL	1.0–3.0	1.0–2.5	1251	$2,895	$2.31	12d	71	1.12mi
4111 Ryals Rd Zephyrhills, FL	4.0	3.0	1216	$2,195	$1.81	3d	1	1.27mi
34002 Painthorse Way Wesley Chapel, FL	1.0–3.0	1.0–2.0	1022	$2,945	$2.88	3d	46	1.37mi
33780 Charleston Club Cir Wesley Chapel, FL	1.0–2.0	1.0–2.0	977	$2,135	$2.19	2d	11	1.38mi
3829 Kim Dr Wesley Chapel, FL	2.0	1.0	832	$1,395	$1.68	24d	1	1.49mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: trashpool

Listing history 24 events

1. 2026-06-18
   days on market $102,900 Active 129 DOM
2. 2026-06-17
   days on market $102,900 Active 128 DOM
3. 2026-06-16
   days on market $102,900 Active 127 DOM
4. 2026-06-15
   days on market $102,900 Active 126 DOM
5. 2026-06-13
   days on market $102,900 Active 124 DOM
6. 2026-06-09
   days on market $102,900 Active 120 DOM
7. 2026-06-08
   days on market $102,900 Active 119 DOM
8. 2026-06-07
   days on market $102,900 Active 118 DOM
9. 2026-06-04
   days on market $102,900 Active 115 DOM
10. 2026-06-03
    days on market $102,900 Active 114 DOM
11. 2026-06-02
    days on market $102,900 Active 113 DOM
12. 2026-06-01
    days on market $102,900 Active 112 DOM
13. 2026-05-31
    pricedays on market $102,900 Active 111 DOM
14. 2026-05-07
    price $104,900
15. 2026-04-14
    price $109,900
16. 2026-02-27
    price $112,000
17. 2026-02-09
    listed $114,900 Active
18. 2022-03-11
    soldstatus $109,000
19. 2022-03-02
    soldstatus $109,000 Closed 979-char remark

    Show marketing remark (979 chars)

    Zephyr Shores - This two-bedroom, two bath home comes furnished and ready to move into. In the kitchen you have stove-top range, built- in oven, dishwasher, and refrigerator. It has a breakfast nook and a dining room with built in hutch that flows to your living room. Off the living room there is a slider into your glassed-in Florida room for added living space. On the other end of the home, you have the two bedrooms. The master is spacious with two closets and master bath has shower and large walk- in closet. On the outside you have your utility/storage room at the end of carport. In the back of home is another shed for storage with area to do small projects. The HOA is only $410.00 a year which has a clubhouse, community pool, and shuffleboard. Trash pickup is also included in the fee. You own the lot here. No lot rent. You are allowed 1 cat here but no dogs in this section. Check with HOA about comfort animal etc. Call for your appointment to view this property.

20. 2022-01-08
    status Pending 979-char remark

    Show marketing remark (979 chars)

    Zephyr Shores - This two-bedroom, two bath home comes furnished and ready to move into. In the kitchen you have stove-top range, built- in oven, dishwasher, and refrigerator. It has a breakfast nook and a dining room with built in hutch that flows to your living room. Off the living room there is a slider into your glassed-in Florida room for added living space. On the other end of the home, you have the two bedrooms. The master is spacious with two closets and master bath has shower and large walk- in closet. On the outside you have your utility/storage room at the end of carport. In the back of home is another shed for storage with area to do small projects. The HOA is only $410.00 a year which has a clubhouse, community pool, and shuffleboard. Trash pickup is also included in the fee. You own the lot here. No lot rent. You are allowed 1 cat here but no dogs in this section. Check with HOA about comfort animal etc. Call for your appointment to view this property.

21. 2021-12-08
    listed $108,900 Active 979-char remark

    Show marketing remark (979 chars)

    Zephyr Shores - This two-bedroom, two bath home comes furnished and ready to move into. In the kitchen you have stove-top range, built- in oven, dishwasher, and refrigerator. It has a breakfast nook and a dining room with built in hutch that flows to your living room. Off the living room there is a slider into your glassed-in Florida room for added living space. On the other end of the home, you have the two bedrooms. The master is spacious with two closets and master bath has shower and large walk- in closet. On the outside you have your utility/storage room at the end of carport. In the back of home is another shed for storage with area to do small projects. The HOA is only $410.00 a year which has a clubhouse, community pool, and shuffleboard. Trash pickup is also included in the fee. You own the lot here. No lot rent. You are allowed 1 cat here but no dogs in this section. Check with HOA about comfort animal etc. Call for your appointment to view this property.

22. 2013-03-29
    soldstatus $39,000 838-char remark

    Show marketing remark (838 chars)

    Zephyr Shores- This 2 bedroom/2 bath home comes furnished and ready to move in. As you enter the home you have a breakfast nook in the kitchen with stove-top range, built-in oven, dishwasher, & refrigerator. Note the nice laminate flooring in the kitchen and breakfast area. Next is the dining room with built-in hutch to store your special collectibles & dishes. On the front of the home you have a glassed-in Florida room for added living space . On the other end of the home you have the two bedrooms. The master is spacious with two closets and master bath with shower and walk-in closet. You own your lot here and the have no lot rent. The HOA is $360.00 a year which includes use of the clubhouse, pool and shuffleboard. The fee also covers your twice weekly trash pickup. Call for your appointment to view this property.

23. 2012-07-27
    listed $42,000 838-char remark

    Show marketing remark (838 chars)

    Zephyr Shores- This 2 bedroom/2 bath home comes furnished and ready to move in. As you enter the home you have a breakfast nook in the kitchen with stove-top range, built-in oven, dishwasher, & refrigerator. Note the nice laminate flooring in the kitchen and breakfast area. Next is the dining room with built-in hutch to store your special collectibles & dishes. On the front of the home you have a glassed-in Florida room for added living space . On the other end of the home you have the two bedrooms. The master is spacious with two closets and master bath with shower and walk-in closet. You own your lot here and the have no lot rent. The HOA is $360.00 a year which includes use of the clubhouse, pool and shuffleboard. The fee also covers your twice weekly trash pickup. Call for your appointment to view this property.

24. 2000-12-27
    soldstatus $44,000

ⓘ 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: $1,727 · $144/mo
• Projected year-2 tax: $1,727 · $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 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,524
• − Mortgage interest: −$5,764
• − Property taxes: −$1,727
• − Insurance: −$514
• − Repairs & maintenance: −$1,962
• − Management: −$1,962
• − HOA: −$600
• − Depreciation: −$2,993
• Taxable income: $9,001
• Est. tax owed @ 24.0%: −$2,160
• After-tax cash flow: $7,897/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

+138.4% since first listed

11 events — show timeline

• 2026-05-07 Price Changed $104,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $109,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Price Changed $112,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Listed $114,900 Stellar MLS as Distributed by MLS Grid
• 2022-03-11 Sold (Public Records) $109,000 Public Records
• 2022-03-02 Sold (MLS) $109,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-08 Listed $108,900 Stellar MLS as Distributed by MLS Grid
• 2013-03-29 Sold (MLS) $39,000 Stellar MLS as Distributed by MLS Grid
• 2012-07-27 Listed $42,000 Stellar MLS as Distributed by MLS Grid
• 2000-12-27 Sold (Public Records) $44,000 Public Records

Property tax history

+16.6%/yr

Latest (2025): $1,727 · +1.7% YoY. Source: county tax records.