5246 Amanda St · Zephyrhills West, FL 33542

$147,000

2 bd · 2.0 ba · 804 sqft · Manufactured public records · 55 Days on market

Built 1971 5,320 sqft lot Est $103k · 43% over $37/mo HOA · 2% of rent

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Why this score? — see what drove the D+ 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 +23.9/30.0
• DSCR +7.7/10.0
• 1% rule +5.4/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated 2BR/2BA home on a desirable corner lot in the highly sought-after 55+ community of Betmar Acres—where you OWN your land! This fully furnished, move-in ready gem truly stands out among similar homes in the area, offering added space, functionality, and value. Step inside to a bright, inviting layout with an open feel, enhanced by a thoughtfully enclosed foyer that creates a charming sitting area perfect for relaxing or entertaining. The home features two convenient stand-up showers, a handicap-accessible ramp, and ample storage throughout, including a dedicated workshop—features not commonly found in comparable properties. Enjoy the ease of a c

Key facts

• Enclosed foyer
• Dedicated workshop
• Turnkey experience

Tags

• CORNER LOT
• ENCLOSED FOYER
• DEDICATED WORKSHOP
• TURNKEY EXPERIENCE
• RESORT STYLE AMENITIES
• PROXIMITY TO SHOPPING

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Mobile Home; Zoning: RMH; Lot approximately 0.12 acres (0 to less than 1/4 acre); Road surface: Paved and other
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (association name listed); Monthly HOA fee of $37.33 (annual total $448); Association approval required; Association amenities include pool, clubhouse, playground, basketball court, shuffleboard court, trails, storage, cable TV, wheelchair access, handicap modified facilities, and other amenities; Pets allowed with breed restrictions; Senior community

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Broadband/high-speed internet available
• Home design: Residential mobile home (single wide); One story; Faces west; Entry level: One
• Construction: Vinyl siding; Other construction materials; Roof over; Crawlspace foundation; Other foundation details; Building area reported by owner
• Exterior features: French doors; Exterior storage; Other exterior features

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator; Eat-in kitchen layout
• Bedrooms: Two bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Wall/window unit(s)
• Interior features: Built-in features throughout; Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Thermostat; Walk-in closets; Other interior features
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $147k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).
• Recommended offer: $143k (3.0% 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: 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 falling (-3.6%/yr); 294 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% of the median local income ($49k/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 $1k 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.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $63k; list at $147k implies a 133% 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 $142,590 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.04% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.35%
• DSCR: 1.37
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $102,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5307 Flint St	0.20mi	2/2.0	774 (-4%)	3mo	$134,000	$173	82
37235 Eileen Ave	0.26mi	2/2.0	784 (-2%)	6mo	$128,000	$163	79
36905 Kay Ave	0.12mi	2/2.0	864 (+8%)	4mo	$148,500	$172	78
37042 Lois Ave	0.15mi	2/2.0	748 (-7%)	8mo	$95,000	$127	75
37111 Sandra Ave	0.14mi	2/2.0	868 (+8%)	8mo	$33,000	$38	74
37031 Karen Ave	0.15mi	2/1.5	720 (-10%)	1mo	$92,000	$128	72
37240 Beverly Ave	0.28mi	2/2.0	898 (+12%)	2mo	$130,500	$145	66
5433 Joyce St	0.29mi	2/2.0	888 (+10%)	5mo	$85,000	$96	65
5722 Pawnne St	0.46mi	2/2.0	869 (+8%)	4mo	$48,500	$56	62
36413 Teakwood Ave	0.63mi	2/1.0	812 (+1%)	4mo	$159,000	$196	62
37137 Lois Ave	0.20mi	2/1.5	684 (-15%)	4mo	$66,000	$96	61
37302 Carol Ave	0.32mi	1/1.0 (-1)	684 (-15%)	7mo	$55,000	$80	45

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: -12.5%
• Equity multiple: 0.56×
• Total profit: $-17,997
• Equity at exit: $21,918

10-year hold

• IRR: -8.9%
• Equity multiple: 0.52×
• Total profit: $-19,589
• Equity at exit: $12,710

Cash invested: $41,160 (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: 294
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,527 high
• Mortgage (P&I): −$771
• Tax from tax record: −$51 /mo · $609/yr
• Insurance: −$61
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$37
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $161

Break-even live

Break-even rent $1,323

Max offer price $147,000

Occupancy floor 84%

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5168 Crooked Ln Zephyrhills, FL	2.0	1.0	600	$1,645	$2.74	22d	1	0.10mi
36801 Camelia Ct Zephyrhills, FL	2.0	2.0	864	$1,350	$1.56	24d	1	0.36mi
5521 Barbara St Zephyrhills, FL	2.0	2.0	1056	$1,800	$1.70	24d	1	0.41mi
37902 7th Ave Zephyrhills, FL	3.0	1.0	900	$1,775	$1.97	24d	1	0.92mi
36321 Stonewood Ln #103 Zephyrhills, FL	2.0	2.0	987	$1,525	$1.55	24d	1	0.96mi
5914 Willow Ridge Dr #101 Zephyrhills, FL	2.0	2.0	987	$1,500	$1.52	24d	1	0.96mi
37812 15th Ave Zephyrhills, FL	2.0	2.0	1000	$1,850	$1.85	24d	1	0.98mi
5237 1st St Zephyrhills, FL	3.0	1.0	964	$1,700	$1.76	24d	1	1.01mi
5611 1st St Zephyrhills, FL	1.0	1.0	600	$1,095	$1.82	17d	1	1.03mi
4812 Coral St Zephyrhills, FL	1.0	1.0	856	$1,200	$1.40	20d	1	1.04mi
4833 Royal Palm Dr Zephyrhills, FL	2.0	1.0	672	$1,090	$1.62	24d	1	1.04mi
35940 Inspiration Dr Zephyrhills, FL	1.0–3.0	1.0–2.0	1034	$1,694	$1.64	2d	21	1.07mi
6302 Abbott Station Dr Zephyrhills, FL	3.0	1.0–2.5	855	$1,732	$2.02	2d	142	1.08mi
4639 Coral St Zephyrhills, FL	2.0	2.0	1056	$1,250	$1.18	24d	1	1.09mi
37819 Alissa Dr Zephyrhills, FL	2.0	2.0	864	$1,450	$1.68	18d	1	1.11mi
38010 14th Ave Apt 3 Zephyrhills, FL	1.0	1.0	537	$1,195	$2.23	24d	1	1.16mi
37925 Date Palm Dr Zephyrhills, FL	3.0	1.5	720	$1,300	$1.81	24d	1	1.20mi
36009 Deer Creek Dr #104 Zephyrhills, FL	2.0	2.0	1029	$1,450	$1.41	24d	1	1.20mi
36015 Deer Creek Dr #202 Zephyrhills, FL	2.0	2.0	1062	$1,450	$1.37	24d	1	1.21mi
5441 6th St Zephyrhills, FL	2.0	1.0	1014	$1,650	$1.63	24d	1	1.24mi
37732 Cecil Ln Zephyrhills, FL	3.0	1.0	1040	$1,800	$1.73	24d	1	1.30mi
4940 4th St Zephyrhills, FL	2.0	2.0	900	$1,350	$1.50	24d	1	1.37mi
5150 6th St Zephyrhills, FL	1.0	1.0	600	$925	$1.54	24d	1	1.39mi
5022 5th St Zephyrhills, FL	2.0	1.5	974	$1,595	$1.64	24d	1	1.40mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 18 events

1. 2026-06-18
   days on market $147,000 Active 55 DOM
2. 2026-06-17
   days on market $147,000 Active 54 DOM
3. 2026-06-16
   days on market $147,000 Active 53 DOM
4. 2026-06-15
   days on market $147,000 Active 52 DOM
5. 2026-06-13
   days on market $147,000 Active 50 DOM
6. 2026-06-09
   days on market $147,000 Active 46 DOM
7. 2026-06-08
   days on market $147,000 Active 45 DOM
8. 2026-06-07
   days on market $147,000 Active 44 DOM
9. 2026-06-04
   days on market $147,000 Active 41 DOM
10. 2026-06-03
    days on market $147,000 Active 40 DOM
11. 2026-06-02
    days on market $147,000 Active 39 DOM
12. 2026-06-01
    days on market $147,000 Active 38 DOM
13. 2026-05-31
    days on market $147,000 Active 37 DOM
14. 2026-05-22
    price $147,000
15. 2026-05-07
    price $165,000
16. 2026-04-24
    listed $184,900 Active
17. 2006-03-20
    soldstatus $63,000
18. 2005-09-16
    soldstatus $50,000

ⓘ 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: $609 · $51/mo
• Projected year-2 tax: $1,220 · $102/mo
• Expected delta: +$611/yr (+$51/mo · 100.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone A · 72% 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: $18,321
• − Mortgage interest: −$8,234
• − Property taxes: −$609
• − Insurance: −$2,238
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − HOA: −$444
• − Depreciation: −$4,276
• Taxable loss: −$411
• Est. tax savings @ 24.0%: +$99
• After-tax cash flow: $2,031/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

+194.0% since first listed

5 events — show timeline

• 2026-05-22 Price Changed $147,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $165,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-24 Listed $184,900 Stellar MLS as Distributed by MLS Grid
• 2006-03-20 Sold (Public Records) $63,000 Public Records
• 2005-09-16 Sold (Public Records) $50,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $609 · +2.4% YoY. Source: county tax records.