6230 Bob Head Rd · Thonotosassa, FL 33565

$275,000

4 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 26 Days on market

Built 1990 1.09 ac lot

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Why this score? — see what drove the C- 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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.5/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready dollhouse on almost an acre! Fenced and cross-fenced with a small barn and pond, this lovely manufactured home in Plant City's Cork area has a great layout. Split bedroom plan with a separate dining room, breakfast room, living/family room, wood-burning fireplace, laundry room and 4 full bedrooms! Very nice condition. Convenient to I-4, schools and shopping. Come see for yourself!

Key facts

• Open floor plan
• Serene pond
• 1.9-acre lot

Tags

• OPEN FLOOR PLAN
• COZY FIREPLACE
• SPACIOUS PRIMARY SUITE
• 1.9-ACRE LOT
• SCREENED-IN BACK PORCH
• SERENE POND

Property features AI

Finance

• Financial info: No lease restrictions
• HOA & community: No association

Exterior

• Parking: Detached or on-site parking (details not specified)
• Utilities: Well water; Septic tank; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Single-story double-wide modular home; Faces south; One level
• Construction: Vinyl siding exterior; Metal roof; Built on crawlspace with pillar/post/pier foundation
• Exterior features: Pond view and pond access; Paved road access; Lot dimensions approximately 155 x 305; Lot about 1.09 acres

Interior

• Kitchen: Range; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Laminate; Linoleum; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Split bedroom layout; Thermostat; Walk-in closets; Has fireplace (living room)
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (4.9% below list).
• Recommended offer: $261k (4.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#673 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment D-.
• 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: Strawberry Crest High School (math 49% / reading 55%, grade D+, #160 of 667 statewide, top 25%, 2,558 students, 44% FRL).
• Market conditions: 307 active listings in the ZIP; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 43% of the median local income ($73k/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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $93k; list at $275k implies a 196% 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 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $261,483 (4.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 8.13%
• Cash-on-cash: 6.55%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-17,905
• Equity at exit: $41,003

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $18,409
• Equity at exit: $23,777

Cash invested: $77,000 (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 33565

• Home prices YoY: -24.7%
• Active inventory: 307
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,615 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$89 /mo · $1,063/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $420

Break-even live

Break-even rent $2,083

Max offer price $275,000

Occupancy floor 79%

Sensitivity live

Price	-10% $576	-5% $498	+0% $420	+5% $343	+10% $265
Rent	-10% $214	-5% $317	+0% $420	+5% $524	+10% $627
Rate	-1.0pp $559	-0.5pp $490	base $420	+0.5pp $349	+1.0pp $277

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-14
   status Pending
2. 2026-04-17
   listed $275,000 Active
3. 2025-11-05
   historical
4. 2025-10-29
   listed $200,000 Active
5. 2014-12-31
   soldstatus $93,000 Sold 397-char remark

   Show marketing remark (397 chars)

   Move-in ready dollhouse on almost an acre! Fenced and cross-fenced with a small barn and pond, this lovely manufactured home in Plant City's Cork area has a great layout. Split bedroom plan with a separate dining room, breakfast room, living/family room, wood-burning fireplace, laundry room and 4 full bedrooms! Very nice condition. Convenient to I-4, schools and shopping. Come see for yourself!

6. 2014-12-19
   status Pending 397-char remark

   Show marketing remark (397 chars)

   Move-in ready dollhouse on almost an acre! Fenced and cross-fenced with a small barn and pond, this lovely manufactured home in Plant City's Cork area has a great layout. Split bedroom plan with a separate dining room, breakfast room, living/family room, wood-burning fireplace, laundry room and 4 full bedrooms! Very nice condition. Convenient to I-4, schools and shopping. Come see for yourself!

7. 2014-12-10
   price $99,230 397-char remark

   Show marketing remark (397 chars)

   Move-in ready dollhouse on almost an acre! Fenced and cross-fenced with a small barn and pond, this lovely manufactured home in Plant City's Cork area has a great layout. Split bedroom plan with a separate dining room, breakfast room, living/family room, wood-burning fireplace, laundry room and 4 full bedrooms! Very nice condition. Convenient to I-4, schools and shopping. Come see for yourself!

8. 2014-11-21
   price $106,230 397-char remark

   Show marketing remark (397 chars)

   Move-in ready dollhouse on almost an acre! Fenced and cross-fenced with a small barn and pond, this lovely manufactured home in Plant City's Cork area has a great layout. Split bedroom plan with a separate dining room, breakfast room, living/family room, wood-burning fireplace, laundry room and 4 full bedrooms! Very nice condition. Convenient to I-4, schools and shopping. Come see for yourself!

9. 2014-11-09
   listed $111,230 Active 397-char remark

   Show marketing remark (397 chars)

   Move-in ready dollhouse on almost an acre! Fenced and cross-fenced with a small barn and pond, this lovely manufactured home in Plant City's Cork area has a great layout. Split bedroom plan with a separate dining room, breakfast room, living/family room, wood-burning fireplace, laundry room and 4 full bedrooms! Very nice condition. Convenient to I-4, schools and shopping. Come see for yourself!

10. 1999-01-15
    soldstatus $59,000
11. 1995-09-22
    soldstatus $44,000

ⓘ 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: $1,063 · $89/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$1,219/yr (+$102/mo · 114.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,378
• − Mortgage interest: −$15,404
• − Property taxes: −$1,063
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,510
• − Management: −$2,510
• − Depreciation: −$8,000
• Taxable income: $515
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $4,921/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 — Thonotosassa

• Score: 64/100
• State rank: #673
• US rank: #13914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hillsborough County · 1,540,968 people
• City population: 12,333
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 18,108
• Household income: $73,414
• Rent vs Own: 9.1% rent · 90.9% own
• Severe rent burden: 152.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 23% Two or more races 14% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 16% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 2% Slovak 1% Iranian 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 19%

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: ▼ -114.17%
• Current HPI: 347.2475
• Rent YoY: —
• 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

+525.0% since first listed

11 events — show timeline

• 2026-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-29 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2014-12-31 Sold (MLS) $93,000 Stellar MLS as Distributed by MLS Grid
• 2014-12-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-12-10 Price Changed $99,230 Stellar MLS as Distributed by MLS Grid
• 2014-11-21 Price Changed $106,230 Stellar MLS as Distributed by MLS Grid
• 2014-11-09 Listed $111,230 Stellar MLS as Distributed by MLS Grid
• 1999-01-15 Sold (Public Records) $59,000 Public Records
• 1995-09-22 Sold (Public Records) $44,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,063 · +11.4% YoY. Source: county tax records.