1710 7th St SW #24 · Ruskin, FL 33570

$95,000

2 bd · 1.0 ba · 984 sqft · Manufactured public records · 498 Days on market

Manufactured home Built 1984 Good condition $140/mo HOA ↓ 14% 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
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.7/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.5

Listing remarks MLS

This 2-bed, one bath, furnished home is a rare find in an over 55 Coop community in Ruskin where you own your own lot and never pay lot rent again! The primary bedroom is larger and the bath has a double walk-in shower. Amazing large cathedral open plan eat-in kitchen and living room with wood-look laminate floor and 23 feet of new kitchen cabinets and counters. New roof on living area in 2024 and a new tandem carport, laundry room, and ample bonus storage room added in 2025. Insulated double pane double hung windows throughout with a large cozy well well-insulated Florida Room with its own independent AC. Bryant Heat Pump system was replaced in 2022. Amenities include a clubhouse with plenty of planned activities, a large heated community pool, shuffleboard, and a fenced storage area for RV's and boats. Buyer approval is required. One indoor cat or a service dog is allowed. Park is conveniently located near US-41 and I-75 making Bradenton, Sarasota, Tampa and St Pete an easy drive - all with unlimited shopping, beaches, and restaurants. Move-in Ready! Schedule a showing today!

Key facts

• Laundry room
• New kitchen cabinets
• New roof

Tags

• DOUBLE WALK-IN SHOWER
• CATHEDRAL OPEN PLAN KITCHEN
• NEW KITCHEN CABINETS
• NEW ROOF
• NEW TANDEM CARPORT
• LAUNDRY ROOM

🏢 Co-op / cooperative unit. The $95,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 4.3% in Ruskin — 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 71/100 on livability (#392 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute B+; Watch: amenities F, health & safety 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: Ruskin Elementary School (math 30% / reading 23%, grade F, #2,009 of 2,144 statewide, top 94%, 781 students, 77% FRL); Shields Middle School (math 29% / reading 27%, grade F, #486 of 571 statewide, top 86%, 1,867 students, 68% FRL); Lennard High School (math 30% / reading 46%, grade F, #328 of 667 statewide, top 50%, 2,404 students, 47% FRL).
• Zoned-school proficiency averages 31% at this address vs 48% district-wide (-18 pts) — the specific schools serving this property underperform the Hillsborough average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 703 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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 + 0.9% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 498 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 498 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.55% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.23%
• DSCR: 1.77
• GRM: 5.4

CMA / ARV

• ARV (median comp): $161,000
• List price: $95,000
• Delta: -40.99%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1710 7th St SW #59	0.00mi	2/1.5	1,120 (+14%)	0mo	$108,000	$96	74
1721 Meridian St	0.39mi	3/1.0 (+1)	1,032 (+5%)	30mo	$278,000	$269	49
404 12th St SW	1.16mi	3/2.0 (+1)	1,032 (+5%)	0mo	$225,000	$218	48
1602 Saffold Park Dr	0.38mi	3/1.0 (+1)	864 (-12%)	18mo	$112,000	$130	42
1601 1st St SW	0.33mi	3/2.0 (+1)	1,190 (+21%)	21mo	$362,000	$304	33
2314 Chaplin Dr	1.26mi	2/2.0	1,152 (+17%)	23mo	$150,000	$130	17

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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.22×
• Total profit: $5,984
• Equity at exit: $14,165

10-year hold

• IRR: 13.2%
• Equity multiple: 1.94×
• Total profit: $24,955
• Equity at exit: $8,214

Cash invested: $26,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 2 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $111,750 ($111/sqft)
• Median days on market: 141 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +47.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33570

• Home prices YoY: -28.8%
• Rents YoY: 0.9%
• Active inventory: 703
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,471 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$102 /mo · $1,225/yr
• Insurance: −$40
• HOA: −$140
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $382

Break-even live

Break-even rent $987

Max offer price $95,000

Occupancy floor 69%

Sensitivity live

Price	-10% $436	-5% $409	+0% $382	+5% $355	+10% $328
Rent	-10% $266	-5% $324	+0% $382	+5% $440	+10% $498
Rate	-1.0pp $430	-0.5pp $406	base $382	+0.5pp $357	+1.0pp $332

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: $23,750
• Closing costs: $2,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2201 S US Highway 41 Ruskin, FL	2.0	2.0	1000	$1,640	$1.64	22d	1	0.48mi
314 4th Ave SW Ruskin, FL	2.0	1.0	873	$1,690	$1.94	14d	1	1.03mi

HOA detail $140/mo · $1,680/yr

• Likely covers: pool

Listing history 50 events

1. 2026-08-08
   days on market $95,000 Active 498 DOM
2. 2026-08-06
   days on market $95,000 Active 496 DOM
3. 2026-08-05
   days on market $95,000 Active 495 DOM
4. 2026-08-04
   days on market $95,000 Active 494 DOM
5. 2026-08-03
   days on market $95,000 Active 493 DOM
6. 2026-07-31
   days on market $95,000 Active 490 DOM
7. 2026-07-30
   days on market $95,000 Active 488 DOM
8. 2026-07-28
   days on market $95,000 Active 487 DOM
9. 2026-07-26
   days on market $95,000 Active 485 DOM
10. 2026-07-24
    days on market $95,000 Active 483 DOM
11. 2026-07-23
    days on market $95,000 Active 482 DOM
12. 2026-07-22
    days on market $95,000 Active 481 DOM
13. 2026-07-21
    days on market $95,000 Active 480 DOM
14. 2026-07-20
    days on market $95,000 Active 479 DOM
15. 2026-07-18
    days on market $95,000 Active 476 DOM
16. 2026-07-16
    days on market $95,000 Active 475 DOM
17. 2026-07-15
    days on market $95,000 Active 474 DOM
18. 2026-07-13
    days on market $95,000 Active 472 DOM
19. 2026-07-13
    days on market $95,000 Active 471 DOM
20. 2026-07-11
    days on market $95,000 Active 470 DOM
21. 2026-07-10
    days on market $95,000 Active 469 DOM
22. 2026-07-09
    days on market $95,000 Active 468 DOM
23. 2026-07-07
    days on market $95,000 Active 466 DOM
24. 2026-07-06
    days on market $95,000 Active 465 DOM
25. 2026-07-06
    days on market $95,000 Active 464 DOM
26. 2026-07-05
    days on market $95,000 Active 463 DOM
27. 2026-07-04
    days on market $95,000 Active 462 DOM
28. 2026-07-02
    days on market $95,000 Active 461 DOM
29. 2026-07-01
    days on market $95,000 Active 460 DOM
30. 2026-06-30
    days on market $95,000 Active 459 DOM
31. 2026-06-29
    days on market $95,000 Active 458 DOM
32. 2026-06-28
    days on market $95,000 Active 457 DOM
33. 2026-06-27
    days on market $95,000 Active 456 DOM
34. 2026-06-26
    days on market $95,000 Active 455 DOM
35. 2026-06-24
    days on market $95,000 Active 453 DOM
36. 2026-06-22
    days on market $95,000 Active 451 DOM
37. 2026-06-21
    days on market $95,000 Active 450 DOM
38. 2026-06-18
    days on market $95,000 Active 447 DOM
39. 2026-06-17
    days on market $95,000 Active 446 DOM
40. 2026-06-16
    days on market $95,000 Active 445 DOM
41. 2026-06-15
    days on market $95,000 Active 444 DOM
42. 2026-06-13
    days on market $95,000 Active 442 DOM
43. 2026-06-13
    days on market $95,000 Active 441 DOM
44. 2026-06-09
    days on market $95,000 Active 438 DOM
45. 2026-06-08
    days on market $95,000 Active 437 DOM
46. 2026-06-07
    days on market $95,000 Active 436 DOM
47. 2026-06-04
    days on market $95,000 Active 433 DOM
48. 2026-06-03
    days on market $95,000 Active 432 DOM
49. 2026-06-02
    days on market $95,000 Active 431 DOM
50. 2026-06-01
    days on market $95,000 Active 430 DOM

ⓘ 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: $1,225 · $102/mo
• Projected year-2 tax: $1,225 · $102/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

• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,647
• − Mortgage interest: −$5,321
• − Property taxes: −$1,225
• − Insurance: −$475
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − HOA: −$1,680
• − Depreciation: −$2,764
• Taxable income: $3,358
• Est. tax owed @ 24.0%: −$806
• After-tax cash flow: $3,777/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $4,920–$14,760 screening

This 2-bedroom, 1-bathroom home in a 55+ Coop community is in good condition with recent updates, including a new roof and HVAC system. It offers a good balance of curb appeal and interior updates, making it a solid investment.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace kitchen countertops — Modernizes the kitchen and adds value ↑
• Both Install smart home devices — Improves energy efficiency and adds modern amenities ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Ruskin Elementary School F FL #2,009/2,144 Nat'l #29,439/41,679 Middle Shields Middle School F FL #486/571 Nat'l #9,545/14,009 High Lennard High School F FL #328/667 Nat'l #8,877/17,239

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

B Composite livability gradescore 71/100

Livability — Ruskin

• Score: 71/100
• State rank: #392
• US rank: #6879

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ruskin, FL
• County: Hillsborough County · 1,607,022 people
• City population: 33,319
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 33,319
• Household income: $72,172
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 15% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 40% Hispanic / Latino 32% Black 23% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 6% Cuban 1% Dominican 4%
• Common ancestry: Italian 2% Romanian 2% Hispanic 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 72% English-only · Spanish 23% French/Haitian/Cajun 2%

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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: ▼ -112.10%
• Current HPI: 277.8257
• Rent YoY: ▲ 0.90%
• Metro: Tampa-St. Petersburg-Clearwater, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

-13.6% since first listed

2 events — show timeline

• 2026-01-24 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-28 Listed $110,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+13.5%/yr

Latest (2025): $1,225 · +4.4% YoY. Source: county tax records.