35804 Brisa Dr · Zephyrhills West, FL 33541

$139,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 37 Days on market

Built 1983 4,500 sqft lot Est $141k · at est. $42/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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +8.2/15.0
• 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

Welcome to Casa Del Sol, a desirable 55+ community where you own your land—no lot rent! This well-maintained home offers a spacious and inviting layout, starting with a large living room that flows seamlessly into the dining area, kitchen, and cozy family room/den perfect for everyday living and entertaining. The kitchen is designed with functionality in mind, featuring abundant cabinetry, a center island with breakfast bar, and a convenient prep sink. Tucked away at the rear of the home, the primary suite offers privacy and comfort with a walk-in closet and an en-suite bath complete with a shower, linen storage, and additional cabinetry. The second bedroom also includes a walk-in clo

Key facts

• Prep sink
• Large living room
• Cozy family room

Tags

• OWN YOUR LAND
• LARGE LIVING ROOM
• COZY FAMILY ROOM
• ABUNDANT CABINETRY
• CENTER ISLAND
• PREP SINK

Property features AI

Finance

• Other: Homestead exempt; Lot approximately 0.1 acre (50 x 90)
• Financial info: Lease restrictions apply
• HOA & community: Association required (monthly fee $42.50 / annual $510); Association amenities include clubhouse, recreation facilities, shuffleboard court; Buyer approval required for association; Association recreation owned; Clubhouse and street lights in community; Senior community; No pets allowed

Exterior

• Parking: Covered parking; 1-car carport
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Electricity connected
• Home design: Manufactured home (double wide); Barrington model; Single-story; Faces northeast; Crawlspace foundation
• Construction: Vinyl siding; Membrane roof; Workshop on property; Built as manufactured home
• Exterior features: Awning(s); Rain gutters; Paved lot in county

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Ceiling fans; Kitchen/family room combo; Formal dining; Vaulted ceilings; Walk-in closets; Blinds on windows
• Laundry & utility: Washer; Dryer; Interior laundry with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $713 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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: 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 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 $961 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $70k; list at $139k implies a 99% 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 $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.45% ✓
• Cap rate: 12.45%
• Cash-on-cash: 22.00%
• DSCR: 1.98
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $141,120
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35811 Pradera Dr	0.07mi	2/2.0 (-1)	1,539 (+14%)	2mo	$138,100	$90	66
35429 Chambers Dr	0.46mi	3/2.0	1,260 (-6%)	15mo	$253,000	$201	55
35444 Darlene Dr	0.62mi	3/2.0	1,464 (+9%)	5mo	$136,000	$93	52
5245 Seville Dr	0.72mi	3/2.0	1,374 (+2%)	13mo	$144,900	$105	52
36052 Aster Ave	0.68mi	2/2.0 (-1)	1,290 (-4%)	15mo	$160,000	$124	44
35148 Ada Ave	0.65mi	2/2.0 (-1)	1,152 (-14%)	2mo	$89,900	$78	40
36408 Teakwood Ave	0.68mi	3/2.0	1,152 (-14%)	14mo	$190,000	$165	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: 11.4%
• Equity multiple: 1.44×
• Total profit: $16,984
• Equity at exit: $20,725

10-year hold

• IRR: 18.0%
• Equity multiple: 2.29×
• Total profit: $50,370
• Equity at exit: $12,018

Cash invested: $38,920 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,018 high
• Mortgage (P&I): −$729
• Tax from tax record: −$52 /mo · $624/yr
• Insurance: −$58
• HOA: −$42
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $713

Break-even live

Break-even rent $1,115

Max offer price $139,000

Occupancy floor 60%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35940 Inspiration Dr Zephyrhills, FL	1.0–3.0	1.0–2.0	1034	$1,988	$1.92	2d	21	0.44mi
4111 Ryals Rd Zephyrhills, FL	4.0	3.0	1216	$2,195	$1.81	4d	1	0.82mi
36618 Goffaux Loop Zephyrhills, FL	4.0	2.0	1846	$2,115	$1.15	18d	1	0.82mi
5686 Barakat Rd Zephyrhills, FL	4.0	2.0	1867	$2,250	$1.21	15d	1	0.91mi
5686 Barakat Rd Zephyrhills, FL	4.0	2.0	1828	$2,300	$1.26	24d	1	0.91mi
5019 Coopers Hawk Pl Zephyrhills, FL	3.0	2.0	1456	$1,699	$1.17	10d	1	0.93mi
34873 Robins Song Rd Zephyrhills, FL	3.0	2.0	1575	$1,749	$1.11	2d	1	1.02mi
34747 Double Eagle Ct Zephyrhills, FL	2.0	2.0	1308	$1,650	$1.26	18d	1	1.03mi
34652 Blue Starling St Zephyrhills, FL	3.0	2.0	1352	$1,650	$1.22	5d	1	1.05mi
34796 Robins Song Rd Zephyrhills, FL	3.0	2.0	1575	$1,799	$1.14	20d	1	1.09mi
36106 Lake Chase Blvd #102 Zephyrhills, FL	3.0	2.0	1170	$1,650	$1.41	5d	1	1.15mi
36106 Lake Chase Blvd Zephyrhills, FL	3.0	2.0	1325	$1,700	$1.28	24d	1	1.16mi
36009 Deer Creek Dr #104 Zephyrhills, FL	2.0	2.0	1029	$1,450	$1.41	24d	1	1.17mi
36015 Deer Creek Dr #202 Zephyrhills, FL	2.0	2.0	1062	$1,450	$1.37	24d	1	1.20mi
36232 Lanier Oaks Pt , FL	3.0	2.0	1325	$1,700	$1.28	24d	1	1.20mi
34916 Mulrion Dr Zephyrhills, FL	3.0	2.0	1516	$2,100	$1.39	24d	1	1.20mi
5914 Willow Ridge Dr #101 Zephyrhills, FL	2.0	2.0	987	$1,500	$1.52	24d	1	1.24mi
34325 Smart Dr Zephyrhills, FL	3.0	2.0	1505	$2,065	$1.37	4d	1	1.25mi
36243 Lake Chase Blvd #203 Zephyrhills, FL	3.0	2.0	1278	$1,775	$1.39	24d	1	1.26mi
36321 Stonewood Ln #103 Zephyrhills, FL	2.0	2.0	987	$1,525	$1.55	24d	1	1.28mi
35138 Meadow Reach Dr Zephyrhills, FL	3.0	2.0	1573	$2,500	$1.59	24d	1	1.42mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 23 events

1. 2026-06-18
   days on market $139,000 Active 37 DOM
2. 2026-06-17
   days on market $139,000 Active 36 DOM
3. 2026-06-16
   days on market $139,000 Active 35 DOM
4. 2026-06-15
   days on market $139,000 Active 34 DOM
5. 2026-06-13
   days on market $139,000 Active 32 DOM
6. 2026-06-09
   days on market $139,000 Active 28 DOM
7. 2026-06-08
   days on market $139,000 Active 27 DOM
8. 2026-06-07
   days on market $139,000 Active 26 DOM
9. 2026-06-04
   days on market $139,000 Active 23 DOM
10. 2026-06-03
    days on market $139,000 Active 22 DOM
11. 2026-06-02
    days on market $139,000 Active 21 DOM
12. 2026-06-01
    days on market $139,000 Active 20 DOM
13. 2026-05-31
    days on market $139,000 Active 19 DOM
14. 2026-05-12
    listed $139,000 Active
15. 2026-04-30
    historical
16. 2026-03-17
    price $139,000
17. 2025-11-05
    status Active
18. 2025-10-22
    historical
19. 2025-08-18
    price $145,000
20. 2025-05-23
    listed $155,000 Active
21. 2008-04-24
    soldstatus $70,000
22. 2001-05-29
    soldstatus $51,000
23. 1984-02-01
    soldstatus $10,000

ⓘ 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: $624 · $52/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$529/yr (+$44/mo · 84.7%)

ⓘ 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 3/10 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: $24,218
• − Mortgage interest: −$7,786
• − Property taxes: −$624
• − Insurance: −$695
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − HOA: −$504
• − Depreciation: −$4,044
• Taxable income: $6,690
• Est. tax owed @ 24.0%: −$1,606
• After-tax cash flow: $6,956/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): 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

+1290.0% since first listed

10 events — show timeline

• 2026-05-12 Listed $139,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $139,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-18 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2025-05-23 Listed $155,000 Stellar MLS as Distributed by MLS Grid
• 2008-04-24 Sold (Public Records) $70,000 Public Records
• 2001-05-29 Sold (Public Records) $51,000 Public Records
• 1984-02-01 Sold (Public Records) $10,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $624 · +2.4% YoY. Source: county tax records.