4612 Clarice Ave · Wesley Chapel, FL 33541

$99,500

2 bd · 2.0 ba · 700 sqft · Manufactured public records · 2 Days on market

Built 1979 6,463 sqft lot Est $91k · 9% over $50/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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• ARV discount +3.3/15.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST BRING YOUR TOOTHBRUSH! When we say "MOVE IN READY" we mean it!. Charming 2 bd, 1 bath with everything that you need whether you are a full-timer or just want a home for the winter, in the highly desired Zephyr Shores community with LOW HOA's. Furniture, pots, pans, dishes, utensils, towels, tools, you name it - all convey! New windows - 2018, roof resealed - 2018. The lovely master bedroom has a vanity alcove. There is new laminate flooring in most rooms and new countertops in the kitchen. The bathroom boasts a large walk-in shower. There is even a spacious bonus room/office to serve all of your needs. The attached Workshop/Shed has built-in shelving, washer, dryer, utility sink and comes with all of the tools you will need. Sit in your furnished screened in porch and enjoy your morning coffee. There is a covered carport and additional parking. The satellite Dish is included. Visit the clubhouse with loads of activities, pool, shuffleboard, and there is even a boat dock! This is a great, very friendly community that you will love to call home!

Key facts

• Move in ready home
• Attached workshop
• Built in shelving

Tags

• MOVE IN READY HOME
• VANITY ALCOVE
• LARGE WALK IN SHOWER
• SPACIOUS BONUS FLEX ROOM
• ATTACHED WORKSHOP
• BUILT IN SHELVING

Property features AI

Finance

• Other: Total building area 1,180 square feet (public records); Living area 700 square feet (public records)
• Financial info: Lease restrictions apply
• HOA & community: Zephyr Shores volunteer association; HOA required with buyer approval; Monthly HOA $50 (annual $600); Association amenities include pool; fees cover pool, grounds maintenance, private road; Senior community; Cats and dogs allowed

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Manufactured home (single wide); One level; Faces west
• Construction: Metal frame construction; Vinyl siding; Membrane roof; Roof over; Crawlspace foundation; Built on a 0.15-acre lot
• Exterior features: Awning(s); Pond access; Paved road frontage

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air; Wall/window unit(s)
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Blinds
• Laundry & utility: Washer; Dryer; Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 14.5% vs local median 3.7% in Wesley Chapel — 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 79/100 on livability (#143 in FL, #2,137 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: 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; 1 comparable units currently listed for rent nearby; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 38% 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 $688 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 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 $79k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $99,500

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.80% ✓
• Cap rate: 14.53%
• Cash-on-cash: 29.43%
• DSCR: 2.31
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $91,000
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35012 Dale Ave	0.10mi	2/2.0	732 (+5%)	4mo	$95,000	$130	84
35204 Ada Ave	0.25mi	2/1.0	710 (+1%)	0mo	$80,000	$113	82
35142 Zephyr Shores Dr	0.22mi	2/2.0	720 (+3%)	12mo	$83,000	$115	75
35238 Dodie Dr #09	0.34mi	1/2.0 (-1)	726 (+4%)	2mo	$79,000	$109	71
35246 Tiffani Lot 63 Ct	0.39mi	2/1.0	687 (-2%)	5mo	$118,000	$172	70
35220 Condominium Blvd #25	0.32mi	2/1.0	621 (-11%)	3mo	$90,000	$145	60

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: 20.3%
• Equity multiple: 1.80×
• Total profit: $22,186
• Equity at exit: $14,836

10-year hold

• IRR: 26.4%
• Equity multiple: 2.98×
• Total profit: $55,249
• Equity at exit: $8,603

Cash invested: $27,860 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$122 /mo · $1,458/yr
• Insurance: −$41
• HOA: −$50
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $683

Break-even live

Break-even rent $930

Max offer price $99,500

Occupancy floor 57%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34002 Painthorse Way Wesley Chapel, FL	1.0–3.0	1.0–2.0	1022	$2,208	$2.16	3d	46	1.31mi

HOA detail

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

Listing history 6 events

1. 2026-05-07
   status Pending
2. 2026-05-05
   listed $99,500 Active
3. 2022-01-27
   soldstatus $78,900
4. 2022-01-20
   soldstatus $78,900 Closed 1076-char remark

   Show marketing remark (1076 chars)

   JUST BRING YOUR TOOTHBRUSH! When we say "MOVE IN READY" we mean it!. Charming 2 bd, 1 bath with everything that you need whether you are a full-timer or just want a home for the winter, in the highly desired Zephyr Shores community with LOW HOA's. Furniture, pots, pans, dishes, utensils, towels, tools, you name it - all convey! New windows - 2018, roof resealed - 2018. The lovely master bedroom has a vanity alcove. There is new laminate flooring in most rooms and new countertops in the kitchen. The bathroom boasts a large walk-in shower. There is even a spacious bonus room/office to serve all of your needs. The attached Workshop/Shed has built-in shelving, washer, dryer, utility sink and comes with all of the tools you will need. Sit in your furnished screened in porch and enjoy your morning coffee. There is a covered carport and additional parking. The satellite Dish is included. Visit the clubhouse with loads of activities, pool, shuffleboard, and there is even a boat dock! This is a great, very friendly community that you will love to call home!

5. 2021-12-26
   status Pending 1076-char remark

   Show marketing remark (1076 chars)

   JUST BRING YOUR TOOTHBRUSH! When we say "MOVE IN READY" we mean it!. Charming 2 bd, 1 bath with everything that you need whether you are a full-timer or just want a home for the winter, in the highly desired Zephyr Shores community with LOW HOA's. Furniture, pots, pans, dishes, utensils, towels, tools, you name it - all convey! New windows - 2018, roof resealed - 2018. The lovely master bedroom has a vanity alcove. There is new laminate flooring in most rooms and new countertops in the kitchen. The bathroom boasts a large walk-in shower. There is even a spacious bonus room/office to serve all of your needs. The attached Workshop/Shed has built-in shelving, washer, dryer, utility sink and comes with all of the tools you will need. Sit in your furnished screened in porch and enjoy your morning coffee. There is a covered carport and additional parking. The satellite Dish is included. Visit the clubhouse with loads of activities, pool, shuffleboard, and there is even a boat dock! This is a great, very friendly community that you will love to call home!

6. 2021-12-12
   listed $83,900 Active 1076-char remark

   Show marketing remark (1076 chars)

   JUST BRING YOUR TOOTHBRUSH! When we say "MOVE IN READY" we mean it!. Charming 2 bd, 1 bath with everything that you need whether you are a full-timer or just want a home for the winter, in the highly desired Zephyr Shores community with LOW HOA's. Furniture, pots, pans, dishes, utensils, towels, tools, you name it - all convey! New windows - 2018, roof resealed - 2018. The lovely master bedroom has a vanity alcove. There is new laminate flooring in most rooms and new countertops in the kitchen. The bathroom boasts a large walk-in shower. There is even a spacious bonus room/office to serve all of your needs. The attached Workshop/Shed has built-in shelving, washer, dryer, utility sink and comes with all of the tools you will need. Sit in your furnished screened in porch and enjoy your morning coffee. There is a covered carport and additional parking. The satellite Dish is included. Visit the clubhouse with loads of activities, pool, shuffleboard, and there is even a boat dock! This is a great, very friendly community that you will love to call home!

ⓘ 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: $1,458 · $122/mo
• Projected year-2 tax: $1,458 · $122/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: $21,539
• − Mortgage interest: −$5,574
• − Property taxes: −$1,458
• − Insurance: −$498
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − HOA: −$600
• − Depreciation: −$2,895
• Taxable income: $7,069
• Est. tax owed @ 24.0%: −$1,697
• After-tax cash flow: $6,502/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 — Wesley Chapel

• Score: 79/100
• State rank: #143
• US rank: #2137

Category grades

Amenities C Commute F Cost of living B- Crime A- Employment A+ Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pasco County · 524,098 people
• City population: 100,771
• 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

+18.6% since first listed

6 events — show timeline

• 2026-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Listed $99,500 Stellar MLS as Distributed by MLS Grid
• 2022-01-27 Sold (Public Records) $78,900 Public Records
• 2022-01-20 Sold (MLS) $78,900 Stellar MLS as Distributed by MLS Grid
• 2021-12-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-12 Listed $83,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+18.0%/yr

Latest (2025): $1,458 · +1.9% YoY. Source: county tax records.