10904 Ross St · Mango, FL 33610

$139,000

2 bd · 1.0 ba · 1,516 sqft · Manufactured public records · 31 Days on market

Built 1978 6,300 sqft lot

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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 +9.2/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Perfect investment opportunity or an affordable place to call home! This 3-bedroom, 2-bathroom home offers 1,516 square feet of living space and features a large covered side porch, perfect for relaxing outdoors. A new well pump and tank, schedule your showing today!

Key facts

• 6,300 sq ft lot
• Parking
• Pool

Tags

• LARGE COVERED SIDE PORCH
• NEW WELL PUMP AND TANK

Property features AI

Finance

• Other: Zoning: RSC-9
• HOA & community: No association

Exterior

• Parking: Driveway; Carport (1 space)
• Utilities: Well water source; Public sewer; Electricity connected; One well on property
• Home design: Manufactured double wide home; Single-story; Faces south; Homestead exempt
• Construction: Block, metal siding, and wood siding construction; Shingle roof; Crawlspace and slab foundation; Built as a manufactured home
• Exterior features: Above-ground private pool; Chain link fencing; Exterior lighting; Shed(s)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms (one level)
• Flooring: Carpet; Concrete; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless heating; Wall/window cooling units
• Interior features: Ceiling fans; Covered, screened side porch
• Laundry & utility: Inside laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $636 ($8k/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.

Location & tenants

• Location reads 75/100 on livability (#265 in FL, #4,263 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A; Watch: amenities F, employment F.
• Hillsborough (suburban): math 47% / reading 50% proficiency, ranked #41 of 73 in FL (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Armwood High School (math 28% / reading 38%, grade F, #406 of 667 statewide, top 61%, 2,400 students, 66% FRL).
• Zoned-school proficiency averages 33% at this address vs 48% district-wide (-16 pts) — the specific schools serving this property underperform the Hillsborough average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-4.7%/yr); 278 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 44% of the median local income ($54k/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.
• Hillsborough County population projected at +37% 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $139k implies a 1224% 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 6→20/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 31 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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: 1.42% ✓
• Cap rate: 11.79%
• Cash-on-cash: 19.62%
• DSCR: 1.87
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.31×
• Total profit: $12,218
• Equity at exit: $20,725

10-year hold

• IRR: 14.9%
• Equity multiple: 2.04×
• Total profit: $40,447
• 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 33610

• Home prices YoY: -27.0%
• Rents YoY: -4.7%
• Active inventory: 278
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,980 high
• Mortgage (P&I): −$729
• Tax from tax record: −$141 /mo · $1,694/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $636

Break-even live

Break-even rent $1,175

Max offer price $139,000

Occupancy floor 63%

Sensitivity live

Price	-10% $715	-5% $676	+0% $636	+5% $597	+10% $558
Rent	-10% $480	-5% $558	+0% $636	+5% $715	+10% $793
Rate	-1.0pp $706	-0.5pp $672	base $636	+0.5pp $600	+1.0pp $564

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 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4718 Spatter Dock St Tampa, FL	3.0	2.5	1758	$2,250	$1.28	21d	1	0.47mi
4713 Trout Lily St Tampa, FL	3.0	2.5	1694	$2,050	$1.21	25d	1	0.47mi
4610 Claymore Dr Tampa, FL	2.0–4.0	2.0	1136	$1,454	$1.28	3d	11	0.51mi
5206 Colfax Pl Seffner, FL	3.0	2.0	1181	$2,100	$1.78	25d	1	0.62mi
4514 Limerick Dr Tampa, FL	3.0	2.5	1716	$2,495	$1.45	18d	1	0.63mi
10881 Caladesi Ave Tampa, FL	1.0–2.0	1.0–2.0	935	$2,476	$2.65	0d	19	0.80mi
11511 Grove Ln Seffner, FL	2.0	2.0	1174	$1,575	$1.34	25d	1	0.83mi
4201 Gunnison St Tampa, FL	2.0	2.0	1056	$2,059	$1.95	0d	1	0.95mi
6121 N Falkenburg Rd Tampa, FL	3.0	2.0	1596	$2,200	$1.38	5d	1	0.99mi
6121 N Falkenburg Rd Tampa, FL	3.0	2.0	1596	$2,200	$1.38	0d	1	0.99mi
10246 Douglas Oaks Cir Tampa, FL	1.0–4.0	1.0–2.0	1070	$1,543	$1.44	0d	36	1.06mi
10207 Hawk Storm Ave Tampa, FL	3.0	2.0	1514	$1,949	$1.29	25d	1	1.13mi
11805 Prickly Pear Way Seffner, FL	3.0	2.0	1287	$2,285	$1.78	0d	1	1.18mi
11716 U.S. 92 Seffner, FL	2.0	2.0	1350	$1,350	$1.00	5d	1	1.18mi
5221 Mango Fruit St Seffner, FL	3.0	2.0	1296	$2,500	$1.93	25d	1	1.19mi
11813 Mango Groves Blvd Seffner, FL	3.0	2.5	1897	$2,360	$1.24	18d	1	1.19mi
5338 Orange Ave Unit B Seffner, FL	2.0	1.0	1716	$1,500	$0.87	25d	1	1.22mi
11902 Mango Groves Blvd Seffner, FL	3.0	2.0	1160	$2,320	$2.00	14d	1	1.24mi
11022 Black Swan Ct Seffner, FL	2.0	1.5	1252	$1,650	$1.32	5d	1	1.26mi
11033 Black Swan Ct Seffner, FL	2.0	2.0	1140	$1,595	$1.40	25d	1	1.30mi
11037 Black Swan Ct Seffner, FL	2.0	1.5	1154	$1,650	$1.43	18d	1	1.31mi
9917 Ashburn Lake Dr Tampa, FL	3.0	3.0	1764	$1,995	$1.13	25d	1	1.36mi
4630 Ashburn Square Dr Tampa, FL	3.0	2.5	1670	$2,000	$1.20	25d	1	1.37mi
3521 High Hampton Cir Tampa, FL	2.0	2.5	1696	$1,850	$1.09	25d	1	1.42mi
5320 Pine St Seffner, FL	1.0	1.0	1134	$1,200	$1.06	25d	1	1.45mi
2130 Redleaf Dr Brandon, FL	3.0	2.0	1496	$2,700	$1.80	5d	1	1.45mi
3430 High Hampton Cir Tampa, FL	2.0	2.5	1696	$2,150	$1.27	25d	1	1.46mi
1690 Palm Leaf Dr Brandon, FL	3.0	2.5	1512	$2,095	$1.39	14d	1	1.47mi
6500 Motor Enclave Way #1303 Tampa, FL	1.0	1.0	1380	$9,994	$7.24	5d	1	1.48mi
3419 High Hampton Cir Tampa, FL	2.0	2.5	1696	$1,825	$1.08	25d	1	1.48mi
4532 Ashburn Square Dr Tampa, FL	3.0	3.0	1670	$2,000	$1.20	25d	1	1.48mi
2120 Redleaf Dr Brandon, FL	3.0	2.0	1632	$2,255	$1.38	5d	1	1.48mi
3566 High Hampton Cir Tampa, FL	2.0	2.5	1696	$2,100	$1.24	15d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   price $139,000 Active 31 DOM
2. 2026-06-18
   days on market $149,000 Active 31 DOM
3. 2026-06-17
   days on market $149,000 Active 30 DOM
4. 2026-06-16
   days on market $149,000 Active 29 DOM
5. 2026-06-15
   days on market $149,000 Active 28 DOM
6. 2026-06-13
   days on market $149,000 Active 26 DOM
7. 2026-06-13
   days on market $149,000 Active 25 DOM
8. 2026-06-09
   days on market $149,000 Active 22 DOM
9. 2026-06-08
   days on market $149,000 Active 21 DOM
10. 2026-06-07
    days on market $149,000 Active 20 DOM
11. 2026-06-04
    days on market $149,000 Active 17 DOM
12. 2026-06-03
    days on market $149,000 Active 16 DOM
13. 2026-06-02
    days on market $149,000 Active 15 DOM
14. 2026-06-01
    days on market $149,000 Active 14 DOM
15. 2026-05-31
    days on market $149,000 Active 13 DOM
16. 2026-05-18
    listed $149,000 Active
17. 1994-08-11
    soldstatus $10,500

ⓘ 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: $1,694 · $141/mo
• Projected year-2 tax: $1,694 · $141/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,763
• − Mortgage interest: −$7,786
• − Property taxes: −$1,694
• − Insurance: −$695
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$4,044
• Taxable income: $5,743
• Est. tax owed @ 24.0%: −$1,378
• After-tax cash flow: $6,259/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: Hillsborough
• NCES district ID: 1200870
• Math proficiency: 47% ▼ -8.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $50,622
• Composite: 41.6/100
• National rank: #3435
• State rank: #41 of 73 in FL

Livability — Mango

• Score: 75/100
• State rank: #265
• US rank: #4263

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mango, FL
• County: Hillsborough County · 1,540,968 people
• City population: 27,172
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 46,587
• Household income: $54,209
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 2431.0

Population outlook (Hillsborough County) Hauer SSP2

• Today (2025): 1,607,022 people
• By 2030: 1,733,968 · +7.9%
• By 2040: 1,979,565 · +23.2%
• By 2050: 2,203,427 · +37.1%
• By 2075: 2,667,893 · +66.0%
• By 2100: 2,891,558 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 55% Hispanic / Latino 22% White 17% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Cuban 6%
• Common ancestry: Hispanic 2% Romanian 1% Slovak 1%
• Foreign-born: 18% · Canada
• Languages at home: 75% English-only · Spanish 18% French/Haitian/Cajun 3% Other Asian/Pacific 1%

Political lean MEDSL · Hillsborough

• 2024 margin: Toss-up / Even · D 47.8% · R 50.9% · Other 1.3%
• 2008→2024 swing: -10.2pp toward R · 2008: 7.1pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: D+6.9 2016: D+6.8 2012: D+6.7 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -158.81%
• Current HPI: 428.9741
• Rent YoY: ▼ -4.72%
• 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

+1319.0% since first listed

2 events — show timeline

• 2026-05-18 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 1994-08-11 Sold (Public Records) $10,500 Public Records

Property tax history

+16.3%/yr

Latest (2025): $1,694 · +14.6% YoY. Source: county tax records.