10404 Ratell Ave · Gibsonton, FL 33534

$230,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 63 Days on market

Built 1970 0.48 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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Rent growth +4.5/5.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful lot No HOA or CDD. Need property for a Small Business. Opportunity awaits to be able to park trucks, trailers and store equipment. Bring your Toys, Boats, RV's, some animals can be raised or kept on property. .. Possibilities are endless. Home did have Flood damage water damage from the last Hurricane. The home needs several repairs after the flooding that had occurred last year. Property is on a dead-end street. Home is being sold As Is Cash Purchase Only. Room dimensions need to be verified by buyer.

Key facts

• No cdd
• Bring your toys
• No hoa

Tags

• NO HOA
• NO CDD
• BRING YOUR TOYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $216k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#479 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A-; Watch: schools F, 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.
• Market conditions: Rents rising fast (+8.1%/yr); 107 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 36% of the median local income ($80k/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 $7k 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 + 8.0% rent growth), your $64k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $230k implies a 557% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1970 — 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: 1.05% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.60%
• DSCR: 1.43
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.13×
• Total profit: $8,297
• Equity at exit: $34,294

10-year hold

• IRR: 16.7%
• Equity multiple: 2.67×
• Total profit: $107,519
• Equity at exit: $19,886

Cash invested: $64,400 (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 33534

• Home prices YoY: -18.2%
• Rents YoY: 8.1%
• Active inventory: 107
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,426 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$99 /mo · $1,188/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $515

Break-even live

Break-even rent $1,773

Max offer price $230,000

Occupancy floor 74%

Sensitivity live

Price	-10% $646	-5% $581	+0% $515	+5% $450	+10% $385
Rent	-10% $324	-5% $420	+0% $515	+5% $611	+10% $707
Rate	-1.0pp $631	-0.5pp $574	base $515	+0.5pp $456	+1.0pp $395

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11237 Riley Pines Cir Gibsonton, FL	3.0	2.0	1461	$1,500	$1.03	0d	1	0.65mi
10113 Candleberry Woods Ln Gibsonton, FL	3.0	2.0	1431	$1,900	$1.33	25d	1	0.67mi
7729 Sunshine Bridge Ave Gibsonton, FL	3.0	2.0	1527	$2,300	$1.51	0d	1	0.90mi
11220 Gold Compass St Gibsonton, FL	4.0	2.0	1635	$2,199	$1.34	25d	1	0.93mi
8828 Kanawha Rd Riverview, FL	2.0	2.0	950	$1,450	$1.53	25d	1	1.05mi
8103 Tar Hollow Dr Gibsonton, FL	3.0	2.5	1792	$2,700	$1.51	25d	1	1.10mi
8683 Holly Grove Ct Riverview, FL	3.0	2.5	1525	$2,514	$1.65	0d	5	1.17mi
9711 Magnolia View Ct Riverview, FL	1.0–3.0	1.0–2.0	1069	$2,507	$2.34	0d	30	1.20mi
8549 Deer Chase Dr Riverview, FL	3.0	2.0	1592	$2,300	$1.44	18d	1	1.28mi
10619 Sage Canyon Dr Riverview, FL	4.0	2.5	1742	$2,350	$1.35	19d	1	1.28mi
7865 Carriage Pointe Dr Unit 3/2 Gibsonton, FL	3.0	2.0	1484	$2,200	$1.48	25d	1	1.31mi
11525 Southern Creek Dr Gibsonton, FL	3.0	2.0	1444	$2,495	$1.73	16d	1	1.33mi
8825 Oak St Riverview, FL	3.0	2.0	1086	$2,500	$2.30	25d	1	1.39mi
10410 Fairy Moss Ln Riverview, FL	4.0	2.0	1817	$2,299	$1.27	19d	1	1.46mi
8317 Moccasin Trail Dr Unit 1227829P Riverview, FL	3.0	2.0	1571	$4,525	$2.88	18d	1	1.49mi
11424 Sage Canyon Dr Riverview, FL	3.0	2.0	1461	$2,300	$1.57	25d	1	1.49mi

Listing history 4 events

1. 2026-05-01
   price $230,000 517-char remark

   Show marketing remark (517 chars)

   Beautiful lot No HOA or CDD. Need property for a Small Business. Opportunity awaits to be able to park trucks, trailers and store equipment. Bring your Toys, Boats, RV's, some animals can be raised or kept on property. .. Possibilities are endless. Home did have Flood damage water damage from the last Hurricane. The home needs several repairs after the flooding that had occurred last year. Property is on a dead-end street. Home is being sold As Is Cash Purchase Only. Room dimensions need to be verified by buyer.

2. 2026-04-23
   price $240,000 517-char remark

   Show marketing remark (517 chars)

   Beautiful lot No HOA or CDD. Need property for a Small Business. Opportunity awaits to be able to park trucks, trailers and store equipment. Bring your Toys, Boats, RV's, some animals can be raised or kept on property. .. Possibilities are endless. Home did have Flood damage water damage from the last Hurricane. The home needs several repairs after the flooding that had occurred last year. Property is on a dead-end street. Home is being sold As Is Cash Purchase Only. Room dimensions need to be verified by buyer.

3. 2026-03-24
   listed $250,000 Active 517-char remark

   Show marketing remark (517 chars)

   Beautiful lot No HOA or CDD. Need property for a Small Business. Opportunity awaits to be able to park trucks, trailers and store equipment. Bring your Toys, Boats, RV's, some animals can be raised or kept on property. .. Possibilities are endless. Home did have Flood damage water damage from the last Hurricane. The home needs several repairs after the flooding that had occurred last year. Property is on a dead-end street. Home is being sold As Is Cash Purchase Only. Room dimensions need to be verified by buyer.

4. 1982-03-01
   soldstatus $35,000

ⓘ 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: $1,188 · $99/mo
• Projected year-2 tax: $1,909 · $159/mo
• Expected delta: +$721/yr (+$60/mo · 60.7%)

ⓘ 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 ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,109
• − Mortgage interest: −$12,884
• − Property taxes: −$1,188
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,329
• − Management: −$2,329
• − Depreciation: −$6,691
• Taxable income: $2,540
• Est. tax owed @ 24.0%: −$609
• After-tax cash flow: $5,575/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 — Gibsonton

• Score: 69/100
• State rank: #479
• US rank: #8752

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gibsonton, FL
• County: Hillsborough County · 1,540,968 people
• City population: 17,740
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 17,740
• Household income: $80,484
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 487.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 38% White 36% Two or more races 23% Black 19% Asian 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 10% Cuban 4% Dominican 3%
• Common ancestry: Hispanic 3% Russian 1% Lithuanian 1%
• Foreign-born: 16% · Canada, Guatemala, Jamaica
• Languages at home: 66% English-only · Spanish 30% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -72.07%
• Current HPI: 323.4367
• Rent YoY: ▲ 8.05%
• 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

+557.1% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $230,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $240,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 1982-03-01 Sold (Public Records) $35,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,188 · +6.1% YoY. Source: county tax records.