8009 Franklin Rd · Thonotosassa, FL 33565

$299,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 3 Days on market

Built 1984 1.08 ac lot

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Why this score? — see what drove the D 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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover Your New Home in Plant City! Located at 8009 Franklin Rd, this charming property sitting on 1.08 acres for those looking for a cozy place to settle down. With its convenient location, everything you need is within reach. Near your new home, you’ll find: Quality schools: for families, with nearby educational options Grocery stores and shops: Easy access to multiple options for your daily needs Hospitals and healthcare centers: Medical care just minutes away, ensuring your well-being and that of your family Parks and recreational areas: Perfect spaces to enjoy the outdoors Don’t miss the opportunity to make this house your home.

Key facts

• 1.08 acre lot
• 2 parking spots
• Built 1984

Property features AI

Finance

• Other: Approximately 1.01 acres lot size
• Financial info: Annual tax noted (see listing for details)
• HOA & community: No association; Pets allowed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Well water; Septic system; Electricity available; Water service available
• Home design: Manufactured double-wide home; Single-story; Faces north; Completed condition
• Construction: Metal siding; Vinyl siding; Metal roof; Block foundation; Built as a double wide
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: Convection oven; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $299k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/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 $239k (20.0% below list).
• Recommended offer: $239k (20.0% 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: Bailey Elementary School (math 49% / reading 43%, grade D-, #1,234 of 2,144 statewide, top 58%, 741 students, 66% FRL); Marshall Middle Magnet School (math 28% / reading 31%, grade F, #469 of 571 statewide, top 84%, 1,089 students, 69% FRL); Strawberry Crest High School (math 49% / reading 55%, grade D+, #160 of 667 statewide, top 25%, 2,558 students, 44% FRL).
• Market conditions: 323 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 39% 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 $9k 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

• Only 3 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.
• Current owner paid $120k; list at $299k implies a 149% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,235 (20.0% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 10.4

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-41,689
• Equity at exit: $44,582

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-27,980
• Equity at exit: $25,852

Cash invested: $83,720 (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: 323
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,392 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$89 /mo · $1,068/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $108

Break-even live

Break-even rent $2,255

Max offer price $299,000

Occupancy floor 90%

Sensitivity live

Price	-10% $278	-5% $193	+0% $108	+5% $24	+10% $-61
Rent	-10% $-81	-5% $14	+0% $108	+5% $203	+10% $297
Rate	-1.0pp $259	-0.5pp $184	base $108	+0.5pp $31	+1.0pp $-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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7503 Shorter Rd Plant City, FL	3.0	2.0	1226	$2,400	$1.96	26d	1	0.75mi

Listing history 8 events

1. 2026-05-20
   status Pending
2. 2026-05-20
   status Active
3. 2026-05-19
   status Pending
4. 2026-05-18
   soldstatus Closed
5. 2026-05-07
   status Pending
6. 2026-05-04
   listed $299,000 Active
7. 2025-12-18
   soldstatus $120,000
8. 2002-02-18
   soldstatus $115,500

ⓘ 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: $1,068 · $89/mo
• Projected year-2 tax: $2,482 · $207/mo
• Expected delta: +$1,413/yr (+$118/mo · 132.3%)

ⓘ 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 ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $28,708
• − Mortgage interest: −$16,749
• − Property taxes: −$1,068
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,297
• − Management: −$2,297
• − Depreciation: −$8,698
• Taxable loss: −$3,895
• Est. tax savings @ 24.0%: +$935
• After-tax cash flow: $2,235/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

+158.9% since first listed

8 events — show timeline

• 2026-05-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-18 Sold (MLS) — Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Listed $299,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-18 Sold (Public Records) $120,000 Public Records
• 2002-02-18 Sold (Public Records) $115,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,068 · +7.7% YoY. Source: county tax records.