5405 Mobile Dr · Mango, FL 33584

$89,900

3 bd · 2.0 ba · 910 sqft · Manufactured public records · 81 Days on market

Built 1964 6,039 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price to sell needs TLC, centrally located less then 1 mile from I-4, owner will consider financing please call for terms.

Key facts

• Spacious yard
• Easy access
• Manufactured home

Tags

• MANUFACTURED HOME
• FUNCTIONAL LAYOUT
• SPACIOUS YARD
• CONVENIENTLY LOCATED
• EASY ACCESS

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected
• Home design: Residential mobile home (double wide); One story; North-facing
• Construction: Vinyl siding and frame construction; Metal roof; Slab foundation; Built as a double wide
• Exterior features: Private mailbox; Road surfaces include asphalt, concrete, and dirt

Interior

• Kitchen: Built-in oven; Cooktop; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Wall/window air conditioning units
• Interior features: Ceiling fans; Other interior features
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $892 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% 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: schools F, 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.
• Market conditions: Rents rising (+2.1%/yr); 194 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 31% of the median local income ($72k/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 $622 of loan paydown is wiped out by about $3k 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 + 2.1% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $35k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $90k implies a 91% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.09% ✓
• Cap rate: 18.20%
• Cash-on-cash: 42.53%
• DSCR: 2.89
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.08% rent growth · sell at horizon

5-year hold

• IRR: 38.2%
• Equity multiple: 2.61×
• Total profit: $40,545
• Equity at exit: $13,404

10-year hold

• IRR: 44.3%
• Equity multiple: 5.04×
• Total profit: $101,572
• Equity at exit: $7,773

Cash invested: $25,172 (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 33584

• Rents YoY: 2.1%
• Active inventory: 194
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,883 high
• Mortgage (P&I): −$471
• Tax from tax record: −$87 /mo · $1,041/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $892

Break-even live

Break-even rent $754

Max offer price $89,900

Occupancy floor 48%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11614 Valencia Dr Unit A Seffner, FL	2.0	1.0	928	$1,645	$1.77	12d	1	0.47mi
5328 Orange Ave Unit A Seffner, FL	2.0	1.0	850	$1,850	$2.18	17d	1	0.56mi
5502 Peach Ave Seffner, FL	2.0	1.0	840	$1,700	$2.02	19d	1	0.60mi
5351 Peach Ave Unit B Seffner, FL	3.0	1.0	850	$1,299	$1.53	4d	1	0.64mi
5228 Orange Ave Apt A Seffner, FL	2.0	2.0	875	$1,850	$2.11	24d	1	0.66mi
5226 Orange Ave Unit A Seffner, FL	2.0	2.0	845	$1,850	$2.19	17d	1	0.67mi
12002 Embarcadero Dr Seffner, FL	2.0	1.0	870	$1,695	$1.95	4d	2	0.83mi
12002 Embarcadero Dr Unit 12018 Seffner, FL	2.0	1.0	870	$1,695	$1.95	21d	1	0.83mi
5228 Cherry Ave Seffner, FL	2.0	1.0	650	$1,425	$2.19	20d	1	0.85mi
5228 Cherry Ave Unit B Seffner, FL	2.0	1.0	650	$1,425	$2.19	24d	1	0.85mi
5228 Cherry Ave Unit B Seffner, FL	2.0	1.0	650	$1,425	$2.19	11d	1	0.85mi
5409 McLeod Dr Tampa, FL	2.0	1.0	600	$1,525	$2.54	3d	1	0.86mi
5409 McLeod Dr Unit B Tampa, FL	2.0	1.0	800	$1,495	$1.87	2d	1	0.86mi
4610 Claymore Dr Tampa, FL	2.0–4.0	2.0	1136	$1,669	$1.47	2d	11	0.95mi
10881 Caladesi Ave Tampa, FL	1.0–2.0	1.0–2.0	935	$2,476	$2.65	2d	20	1.14mi
901 S Taylor Rd Seffner, FL	2.0	1.0	725	$1,500	$2.07	3d	1	1.17mi
6228 Timmons Rd Unit 6226 Seffner, FL	2.0	2.0	950	$1,800	$1.89	24d	1	1.17mi
1004 Melrose St Unit B Seffner, FL	2.0	1.0	867	$1,450	$1.67	2d	1	1.28mi
1336 Valley Groves Dr Seffner, FL	2.0–3.0	1.0–2.0	1150	$1,830	$1.59	13d	5	1.47mi

Listing history 20 events

1. 2026-05-04
   status Pending
2. 2026-04-09
   price $89,900
3. 2026-03-30
   price $94,900
4. 2026-03-30
   price $97,400
5. 2026-03-12
   price $99,900
6. 2026-03-12
   status Active
7. 2026-03-12
   historical
8. 2026-02-12
   listed $124,900 Active
9. 2025-06-30
   historical
10. 2025-03-14
    listed $84,000 Active
11. 2015-02-25
    soldstatus $47,000 Sold 122-char remark

    Show marketing remark (122 chars)

    Price to sell needs TLC, centrally located less then 1 mile from I-4, owner will consider financing please call for terms.

12. 2014-11-12
    price $34,100 122-char remark

    Show marketing remark (122 chars)

    Price to sell needs TLC, centrally located less then 1 mile from I-4, owner will consider financing please call for terms.

13. 2014-11-04
    price $34,200 122-char remark

    Show marketing remark (122 chars)

    Price to sell needs TLC, centrally located less then 1 mile from I-4, owner will consider financing please call for terms.

14. 2014-09-25
    listed $34,500 Active 122-char remark

    Show marketing remark (122 chars)

    Price to sell needs TLC, centrally located less then 1 mile from I-4, owner will consider financing please call for terms.

15. 2014-09-17
    soldstatus $22,000 Sold
16. 2014-08-21
    historical Active with Contract
17. 2014-06-14
    listed $35,000 Active
18. 2000-05-25
    soldstatus $29,500
19. 1981-11-01
    soldstatus $15,500
20. 1980-09-01
    soldstatus $9,250

ⓘ 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: $1,041 · $87/mo
• Projected year-2 tax: $1,041 · $87/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 2/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥110°F today · 22 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: $22,600
• − Mortgage interest: −$5,036
• − Property taxes: −$1,041
• − Insurance: −$450
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − Depreciation: −$2,615
• Taxable income: $9,843
• Est. tax owed @ 24.0%: −$2,362
• After-tax cash flow: $8,345/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): 28,579
• Household income: $72,267
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 378.0

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 0.67)
• Race & ethnicity: White 50% Hispanic / Latino 24% Black 16% Two or more races 14% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10% Cuban 4% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 74% English-only · Spanish 17% Russian/Polish/Slavic 2% Other Indo-European 2%

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: ▼ -286.15%
• Current HPI: 312.894
• Rent YoY: ▲ 2.08%
• 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

+871.9% since first listed

20 events — show timeline

• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $89,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $94,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $97,400 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-03-14 Listed $84,000 Stellar MLS as Distributed by MLS Grid
• 2015-02-25 Sold (MLS) $47,000 Stellar MLS as Distributed by MLS Grid
• 2014-11-12 Price Changed $34,100 Stellar MLS as Distributed by MLS Grid
• 2014-11-04 Price Changed $34,200 Stellar MLS as Distributed by MLS Grid
• 2014-09-25 Listed $34,500 Stellar MLS as Distributed by MLS Grid
• 2014-09-17 Sold (MLS) $22,000 Stellar MLS as Distributed by MLS Grid
• 2014-08-21 Contingent — Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Listed $35,000 Stellar MLS as Distributed by MLS Grid
• 2000-05-25 Sold (Public Records) $29,500 Public Records
• 1981-11-01 Sold (Public Records) $15,500 Public Records
• 1980-09-01 Sold (Public Records) $9,250 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,041 · +9.8% YoY. Source: county tax records.