4747 Bobby Ave Lot 258 · Zephyrhills West, FL 33541

$70,000

1 bd · 1.0 ba · 660 sqft · SingleFamily · 11 Days on market

Built 1987 Good condition 2,984 sqft lot Est $102k · 31% under $130/mo HOA · 9% of rent ↓ 49% since listing

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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
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

This park model had a roof-over and Florida room added to create this lovely living space. Theliving room is full of natural light and perfect for entertaining. The spacious dining room opensup to the kitchen making serving guests a breeze. There is ample storage space in the hall from thekitchen for storage and pantry needs. Bath has been recently upgraded with a highboy toilet, newsink & fixtures, as well as new flooring. The master bedroom has dual closets. The bonus den/officeis used as a guest bedroom. All of this creates a wonderful place to live in one of the premiereadult only parks. American Condominium Park is a 55+, gated community with heated pool, clubhouse, exercise room

Key facts

• Ample storage space
• Florida room
• Natural light

Tags

• FLORIDA ROOM
• NATURAL LIGHT
• AMPLE STORAGE SPACE
• RECENTLY UPGRADED BATH
• HIGHBOY TOILET
• NEW SINK

Property features AI

Finance

• Other: Lease restrictions apply; Partially furnished
• Financial info: Total monthly fees $130; Total annual fees $1,560
• HOA & community: Monthly HOA $130 (required) — association approval required; Association amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, tennis courts, pickleball and shuffleboard courts, park, recreation facilities, laundry, gated access, private road, wheelchair access, and community mailboxes; Senior community; Pets allowed (cats and dogs; number and size limits apply, max pet weight 20 lbs); Association fee covers common area taxes, pool, escrow reserves, fidelity bond, insurance, private road, recreational facilities, and trash

Exterior

• Parking: Covered parking; Carport (1 space); Guest parking; Golf cart parking
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity connected; BB/HS internet available; Cable available; Fiber optics; Phone available; Underground utilities; Water connected; Sewer connected
• Home design: Manufactured home (single wide); One level; Southeast facing
• Construction: Vinyl siding; Roof over; Crawlspace foundation; Built by BUSCH
• Exterior features: Covered patio/porch; Shed(s); Cleared and landscaped lot; Level lot; Sidewalks; Paved asphalt road; Private maintained road; Near public transit; Private

Interior

• Kitchen: Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Vaulted ceilings; Thermostat; Aluminum window frames; Drapes
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry room; Outside laundry access

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 15.9% 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; 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 31% 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.12% ✓
• Cap rate: 15.87%
• Cash-on-cash: 34.20%
• DSCR: 2.52
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $101,640
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35038 Dale Ave	0.09mi	2/1.0 (+1)	684 (+4%)	22mo	$90,000	$132	66
4942 Britni Way #0790	0.27mi	2/2.0 (+1)	680 (+3%)	23mo	$140,000	$206	54
34920 Happiness Way	0.64mi	2/1.0 (+1)	616 (-7%)	23mo	$95,000	$154	35

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: 25.8%
• Equity multiple: 2.02×
• Total profit: $19,990
• Equity at exit: $10,437

10-year hold

• IRR: 31.4%
• Equity multiple: 3.39×
• Total profit: $46,830
• Equity at exit: $6,052

Cash invested: $19,600 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,484 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$130
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $559

Break-even live

Break-even rent $777

Max offer price $70,000

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: $17,500
• Closing costs: $2,100
• 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	$1,472	$1.44	3d	46	1.38mi

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: poolsecurity

Listing history 8 events

1. 2026-06-18
   days on market $70,000 Active 11 DOM
2. 2026-06-17
   days on market $70,000 Active 10 DOM
3. 2026-06-16
   days on market $70,000 Active 9 DOM
4. 2026-06-15
   days on market $70,000 Active 8 DOM
5. 2026-06-13
   days on market $70,000 Active 6 DOM
6. 2026-06-09
   days on market $70,000 Active 2 DOM
7. 2026-06-08
   remarks 695-char remark
8. 2026-06-08
   listed $70,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 26 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: $17,808
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − HOA: −$1,560
• − Depreciation: −$2,036
• Taxable income: $6,042
• Est. tax owed @ 24.0%: −$1,450
• After-tax cash flow: $5,254/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This park model is in good condition with cosmetic updates needed for curb appeal and comfort. It's located in a 55+ community with amenities, making it a great investment.

Value-add opportunities

• Both paint exterior siding — enhances curb appeal and value
• Both replace worn-out carpet — improves comfort and aesthetics
• Resale install new kitchen appliances — attracts more buyers
• Resale upgrade bathroom fixtures — enhances appeal and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior siding — enhances curb appeal and value ↑
• Both replace worn-out carpet — improves comfort and aesthetics ↑
• Resale install new kitchen appliances — attracts more buyers ↑
• Resale upgrade bathroom fixtures — enhances appeal and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-49.5% since first listed

8 events — show timeline

• 2026-06-07 Listed $70,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Price Changed $70,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-29 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-07 Price Changed $99,500 Stellar MLS as Distributed by MLS Grid
• 2025-04-14 Price Changed $119,500 Stellar MLS as Distributed by MLS Grid
• 2025-02-08 Listed $138,500 Stellar MLS as Distributed by MLS Grid