37136 8th Ave · Zephyrhills West, FL 33542

$85,000

3 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 196 Days on market

Built 1977 4,410 sqft lot Est $146k · 42% under $37/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 +1.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. * * SELLER MOTIVATED * * Don’t miss this opportunity in Betmar Acres, one of Zephyrhills’ most desirable 55+ golf communities where you own your land and pay only a low $485 annual HOA fee. This 2BR/2BA home is ready for your TLC—perfect for investors, snowbirds, or anyone looking for a project with great potential. The home features an open floor plan connecting the kitchen and living room, ideal for entertaining or updating. The primary suite offers walk-in closets and a private bath, while the second bedroom includes built-ins for flexible use as a guest room or home office. Enjoy Florida living in the screened Florida room wit

Key facts

• Open floor plan
• Private bath
• Covered carport

Tags

• OPEN FLOOR PLAN
• WALK-IN CLOSETS
• PRIVATE BATH
• BUILT-INS
• SCREENED FLORIDA ROOM
• COVERED CARPORT

Property features AI

Finance

• Other: Senior community; Pets not allowed
• Financial info: Lease restrictions apply; Partially furnished
• HOA & community: Has HOA (monthly $37.33 / annual $448); Association amenities: clubhouse, pool, spa/hot tub, tennis courts, pickleball courts, basketball court, shuffleboard, golf, golf course, recreation facilities, trails, street lights; Deed restrictions; Golf carts allowed; Association includes common area taxes and security

Exterior

• Parking: Covered parking; Driveway; 1-car carport
• Security: Community security (association-provided)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Broadband/high-speed internet available
• Home design: Manufactured double-wide home; One story; Faces north
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built in 1 story (double-wide)
• Exterior features: Covered, enclosed side porch; Hurricane shutters; Private mailbox; Rain gutters; Sliding doors; Shed(s) / storage; Mature landscaping; Level lot; Flood zone

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Humidity control
• Interior features: Built-in features; Ceiling fans; Living room/dining room combo; Thermostat; Walk-in closet(s); Double pane windows
• Laundry & utility: Washer; Dryer; Laundry located outside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

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: West Zephyrhills Elementary School (math 27% / reading 32%, grade F, #1,896 of 2,144 statewide, top 90%, 615 students, 81% FRL); Raymond B. Stewart Middle School (math 33% / reading 30%, grade F, #453 of 571 statewide, top 81%, 988 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 76% FRL vs 48% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 51% district-wide (-19 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-3.6%/yr); 297 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $38k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $85k implies a 95% 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 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'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: 2.02% ✓
• Cap rate: 16.68%
• Cash-on-cash: 37.08%
• DSCR: 2.65
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $146,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37100 8th Ave	0.07mi	2/2.0 (-1)	960 (-5%)	1mo	$138,000	$144	83
37024 8th Ave	0.13mi	2/2.0 (-1)	960 (-5%)	2mo	$45,000	$47	79
37229 Sandra Ave	0.09mi	2/2.0 (-1)	931 (-8%)	1mo	$106,900	$115	77
36946 Grace Ave	0.22mi	2/1.5 (-1)	1,063 (+6%)	0mo	$135,000	$127	73
36708 Niles Dr	0.50mi	2/2.0 (-1)	1,008 (0%)	2mo	$155,000	$154	70
36620 Kay Ave	0.55mi	2/2.0 (-1)	1,008 (0%)	1mo	$220,000	$218	69
37240 Beverly Ave	0.17mi	2/2.0 (-1)	898 (-11%)	2mo	$130,500	$145	67
37303 Kinkaid Dr	0.42mi	2/2.0 (-1)	1,120 (+11%)	1mo	$108,750	$97	56
5654 Arrowhead Dr	0.55mi	2/2.0 (-1)	1,144 (+14%)	1mo	$165,000	$144	46
36847 Jodi Ave	0.59mi	2/2.0 (-1)	1,152 (+14%)	2mo	$194,500	$169	42
36946 Tara Ave	0.64mi	2/2.0 (-1)	1,144 (+14%)	1mo	$197,000	$172	42
36743 Tara Ave	0.75mi	3/2.0	1,152 (+14%)	1mo	$195,000	$169	41

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: 21.7%
• Equity multiple: 1.85×
• Total profit: $20,179
• Equity at exit: $12,674

10-year hold

• IRR: 27.4%
• Equity multiple: 3.04×
• Total profit: $48,656
• Equity at exit: $7,349

Cash invested: $23,800 (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: 297
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,719 high
• Mortgage (P&I): −$446
• Tax from tax record: −$104 /mo · $1,253/yr
• Insurance: −$35
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$37
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $610

Break-even live

Break-even rent $947

Max offer price $85,000

Occupancy floor 60%

Sensitivity live

Price	-10% $658	-5% $634	+0% $610	+5% $586	+10% $562
Rent	-10% $474	-5% $542	+0% $610	+5% $678	+10% $746
Rate	-1.0pp $653	-0.5pp $632	base $610	+0.5pp $588	+1.0pp $566

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5521 Barbara St Zephyrhills, FL	2.0	2.0	1056	$1,800	$1.70	25d	1	0.36mi
36801 Camelia Ct Zephyrhills, FL	2.0	2.0	864	$1,350	$1.56	25d	1	0.53mi
37902 7th Ave Zephyrhills, FL	3.0	1.0	900	$1,775	$1.97	25d	1	0.74mi
5143 1st St Zephyrhills, FL	3.0	2.0	1436	$1,750	$1.22	25d	1	0.83mi
5237 1st St Zephyrhills, FL	3.0	1.0	964	$1,700	$1.76	25d	1	0.83mi
37812 15th Ave Zephyrhills, FL	2.0	2.0	1000	$1,850	$1.85	25d	1	0.87mi
4639 Coral St Zephyrhills, FL	2.0	2.0	1056	$1,250	$1.18	25d	1	0.90mi
37819 Alissa Dr Zephyrhills, FL	2.0	2.0	864	$1,450	$1.68	19d	1	0.93mi
37925 Date Palm Dr Zephyrhills, FL	3.0	1.5	720	$1,300	$1.81	25d	1	1.01mi
5441 6th St Zephyrhills, FL	2.0	1.0	1014	$1,650	$1.63	25d	1	1.08mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,999	$2.34	0d	141	1.11mi
36321 Stonewood Ln #103 Zephyrhills, FL	2.0	2.0	987	$1,525	$1.55	25d	1	1.14mi
5914 Willow Ridge Dr #101 Zephyrhills, FL	2.0	2.0	987	$1,500	$1.52	25d	1	1.15mi
36243 Lake Chase Blvd #203 Zephyrhills, FL	3.0	2.0	1278	$1,775	$1.39	25d	1	1.18mi
4940 4th St Zephyrhills, FL	2.0	2.0	900	$1,350	$1.50	25d	1	1.18mi
6262 Maisie Rd Zephyrhills, FL	3.0	2.5	1363	$1,700	$1.25	25d	1	1.19mi
6246 Timberly Ln Zephyrhills, FL	3.0	2.5	1363	$1,900	$1.39	25d	1	1.21mi
37661 Aaralyn Rd Zephyrhills, FL	3.0	2.5	1363	$1,800	$1.32	25d	1	1.21mi
5022 5th St Zephyrhills, FL	2.0	1.5	974	$1,595	$1.64	25d	1	1.21mi
6335 Maisie Rd Zephyrhills, FL	3.0	2.5	1363	$1,650	$1.21	22d	1	1.23mi
35940 Inspiration Dr Zephyrhills, FL	1.0–3.0	1.0–2.0	1034	$2,201	$2.13	0d	22	1.25mi
37732 Cecil Ln Zephyrhills, FL	3.0	1.0	1040	$1,800	$1.73	25d	1	1.25mi
36106 Lake Chase Blvd #102 Zephyrhills, FL	3.0	2.0	1170	$1,650	$1.41	6d	1	1.28mi
38055 Woodgate Ln Zephyrhills, FL	3.0	2.0	1456	$1,400	$0.96	25d	1	1.28mi
36106 Lake Chase Blvd Zephyrhills, FL	3.0	2.0	1325	$1,700	$1.28	25d	1	1.28mi
6195 Daerr Ridge St Zephyrhills, FL	3.0	2.5	1386	$2,000	$1.44	19d	1	1.31mi
6136 Pina Colada St Zephyrhills, FL	3.0	2.5	1386	$2,100	$1.52	14d	1	1.36mi
36009 Deer Creek Dr #104 Zephyrhills, FL	2.0	2.0	1029	$1,450	$1.41	25d	1	1.39mi
36015 Deer Creek Dr #202 Zephyrhills, FL	2.0	2.0	1062	$1,450	$1.37	25d	1	1.40mi
6633 Foxmoor Dr Zephyrhills, FL	3.0	2.0	1300	$2,000	$1.54	25d	1	1.42mi
38236 Fir Ave Zephyrhills, FL	2.0	1.0	950	$1,350	$1.42	25d	1	1.46mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 16 events

1. 2026-06-07
   statusdays on market $85,000 Pending 196 DOM
2. 2026-06-04
   days on market $85,000 Active 194 DOM
3. 2026-06-03
   days on market $85,000 Active 193 DOM
4. 2026-06-02
   days on market $85,000 Active 192 DOM
5. 2026-06-01
   days on market $85,000 Active 191 DOM
6. 2026-05-31
   days on market $85,000 Active 190 DOM
7. 2026-05-08
   status Active
8. 2026-05-05
   historical
9. 2026-04-29
   status Active
10. 2026-04-19
    status Pending
11. 2026-03-18
    price $92,000
12. 2026-02-21
    price $106,490
13. 2025-12-10
    price $114,900
14. 2025-12-10
    price $114,500
15. 2025-11-09
    listed $123,000 Active
16. 1996-10-24
    soldstatus $43,500

ⓘ 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: $1,253 · $104/mo
• Projected year-2 tax: $1,253 · $104/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 · 22% 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: $20,628
• − Mortgage interest: −$4,761
• − Property taxes: −$1,253
• − Insurance: −$1,928
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − HOA: −$444
• − Depreciation: −$2,473
• Taxable income: $6,469
• Est. tax owed @ 24.0%: −$1,553
• After-tax cash flow: $5,770/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

+111.5% since first listed

10 events — show timeline

• 2026-05-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $92,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-21 Price Changed $106,490 Stellar MLS as Distributed by MLS Grid
• 2025-12-10 Price Changed $114,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-10 Price Changed $114,500 Stellar MLS as Distributed by MLS Grid
• 2025-11-09 Listed $123,000 Stellar MLS as Distributed by MLS Grid
• 1996-10-24 Sold (Public Records) $43,500 Public Records

Property tax history

+10.2%/yr

Latest (2025): $1,253 · +1.0% YoY. Source: county tax records.