11720 Williams Rd · Thonotosassa, FL 33592

$184,900

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 8 Days on market

Built 1957 6,832 sqft 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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.2/10.0
• 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

Fixer-Upper with Great Potential in Thonotosassa! Welcome to 11720 N Williams Road, a 2-bedroom, 1-bath single-family home with plenty of potential and a generously sized yard of approximately 0.16 acres. This property is a true fixer-upper, perfect for investors, flippers, or anyone looking to customize a home to their taste. Located in the heart of Thonotosassa, you’ll enjoy a peaceful setting with convenient access to I-75, local parks, shopping, and schools. With solid potential and a spacious lot, this is a great opportunity to create value and make it your own.

Key facts

• Convenient access
• Peaceful setting
• 6,832 sq ft lot

Tags

• GENEROUSLY SIZED YARD
• PEACEFUL SETTING
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).

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: schools D+, amenities F, commute 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: 117 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 33% of the median local income ($69k/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 $1k of loan paydown is wiped out by about $6k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $184,900

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.02% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.07%
• DSCR: 1.27
• GRM: 8.2

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-13,274
• Equity at exit: $27,569

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $9,927
• Equity at exit: $15,987

Cash invested: $51,772 (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 33592

• Home prices YoY: -7.8%
• Active inventory: 117
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,889 high
• Mortgage (P&I): −$970
• Tax from tax record: −$184 /mo · $2,207/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $262

Break-even live

Break-even rent $1,558

Max offer price $184,900

Occupancy floor 81%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11810 Uptown Walker Pl Thonotosassa, FL	1.0–2.0	1.0–2.0	990	$2,550	$2.57	2d	15	0.35mi
9322 Eastfield Rd Thonotosassa, FL	2.0	1.0	702	$1,495	$2.13	24d	1	0.72mi
9406 Eastfield Rd Unit C Thonotosassa, FL	2.0	1.0	702	$1,150	$1.64	24d	1	0.73mi
10404 Hershey Rd Thonotosassa, FL	2.0	1.0	650	$1,450	$2.23	5d	1	0.77mi
9415 Grandfield Rd Thonotosassa, FL	2.0	1.0	698	$1,295	$1.86	20d	1	0.82mi
8425 Montravail Cir Temple Terrace, FL	1.0–3.0	1.0–2.0	1287	$2,053	$1.59	2d	19	1.48mi
13052 Tampa Oaks Blvd Temple Terrace, FL	3.0	1.0–2.0	1024	$2,027	$1.98	2d	17	1.49mi

Listing history 2 events

1. 2025-11-21
   status Pending
2. 2025-11-13
   listed $184,900 Active

ⓘ 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: $2,207 · $184/mo
• Projected year-2 tax: $2,207 · $184/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,673
• − Mortgage interest: −$10,357
• − Property taxes: −$2,207
• − Insurance: −$924
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − Depreciation: −$5,379
• Taxable income: $177
• Est. tax owed @ 24.0%: −$43
• After-tax cash flow: $3,102/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

• Census place: Thonotosassa, FL
• County: Hillsborough County · 1,540,968 people
• City population: 12,333
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 12,333
• Household income: $68,802
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 306.0

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 0.57)
• Race & ethnicity: White 62% Hispanic / Latino 16% Black 15% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4% Cuban 2%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 1%
• Foreign-born: 9% · Canada, Jamaica, Vietnam
• Languages at home: 82% English-only · Spanish 12% Other Indo-European 1% Other Asian/Pacific 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: ▼ -30.90%
• Current HPI: 364.3745
• 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

2 events — show timeline

• 2025-11-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-13 Listed $184,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.6%/yr

Latest (2025): $2,207 · +9.7% YoY. Source: county tax records.