115 Susan Pl · Valrico, FL 33594

$35,000

2 bd · 2.0 ba · 900 sqft · SingleFamily · 98 Days on market

Built 1980

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Featherock 55+ Community in Valrico Comfortable Living Made Easy! If you're ready to downsize without sacrificing comfort, this beautifully maintained home in the desirable Featherock 55+ Community is a must-see. Step inside to laminate flooring throughout for a clean, modern feel and easy maintenance. The spacious primary suite features a walk-in tub perfect for relaxation and safety. The guest bath offers a standard tub/shower combo for flexibility when hosting family or friends. The kitchen is equipped with Kenmore appliances (glass-top range), and the home features an upgraded insta-hot water system no bulky water heater taking up space. The HVAC system is approximately 10 years old and has been regularly serviced and cleaned, giving you peace of mind. Outside, enjoy a long covered carport with an attached shed at the end ideal for a cozy sitting area. The spacious shed includes metal shelving and is wired with electricity, making it perfect for storage, hobbies, or a small workshop. Community Highlights: Active 55+ lifestyle with activities for everyone Beautiful walking areas 2 Swimming Pools Designated pet-friendly space Close to shopping, banking, and restaurants Monthly lot rent includes water billed through management The purchase process is simple and stress-free. Once approved by the management company, we complete the final details and the home is yours. No realtor required. No closing costs. A straightforward, easy transaction. You could be settled in and enjoying your new home as soon as the end of the month. This is a fantastic opportunity for someone seeking low-maintenance living with upgraded features in a welcoming community.

Key facts

• Laminate flooring
• Walk-in tub
• Kenmore appliances

Tags

• LAMINATE FLOORING
• WALK-IN TUB
• KENMORE APPLIANCES
• LONG COVERED CARPORT
• ATTACHED SHED
• METAL SHELVING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#442 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A; Watch: amenities F, commute 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 (+2.2%/yr); 214 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $242 of loan paydown is wiped out by about $1k 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 + 2.2% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Recommended offer $31,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 5.97% ✓
• Cap rate: 54.55%
• Cash-on-cash: 172.35%
• DSCR: 8.67
• GRM: 1.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.19% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.40×
• Total profit: $82,317
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 19.41×
• Total profit: $180,427
• Equity at exit: $3,026

Cash invested: $9,800 (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 33594

• Rents YoY: 2.2%
• Active inventory: 214
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $2,088 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $1,408

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 28%

Sensitivity live

Price	-10% $1,432	-5% $1,420	+0% $1,408	+5% $1,395	+10% $1,383
Rent	-10% $1,243	-5% $1,325	+0% $1,408	+5% $1,490	+10% $1,572
Rate	-1.0pp $1,425	-0.5pp $1,416	base $1,408	+0.5pp $1,398	+1.0pp $1,389

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Crayford Pl Valrico, FL	3.0	2.0	1033	$1,975	$1.91	21d	1	0.40mi
108 Valrico Station Rd Unit 1 Valrico, FL	2.0	2.0	844	$1,767	$2.09	6d	1	0.99mi

Listing history 5 events

1. 2026-06-03
   days on market $35,000 Active 98 DOM
2. 2026-06-02
   days on market $35,000 Active 97 DOM
3. 2026-06-01
   days on market $35,000 Active 96 DOM
4. 2026-05-31
   days on market $35,000 Active 95 DOM
5. 2026-02-25
   listed $35,000 Active 1720-char remark

   Show marketing remark (1720 chars)

   Welcome to Featherock 55+ Community in Valrico Comfortable Living Made Easy! If you're ready to downsize without sacrificing comfort, this beautifully maintained home in the desirable Featherock 55+ Community is a must-see. Step inside to laminate flooring throughout for a clean, modern feel and easy maintenance. The spacious primary suite features a walk-in tub perfect for relaxation and safety. The guest bath offers a standard tub/shower combo for flexibility when hosting family or friends. The kitchen is equipped with Kenmore appliances (glass-top range), and the home features an upgraded insta-hot water system no bulky water heater taking up space. The HVAC system is approximately 10 years old and has been regularly serviced and cleaned, giving you peace of mind. Outside, enjoy a long covered carport with an attached shed at the end ideal for a cozy sitting area. The spacious shed includes metal shelving and is wired with electricity, making it perfect for storage, hobbies, or a small workshop. Community Highlights: Active 55+ lifestyle with activities for everyone Beautiful walking areas 2 Swimming Pools Designated pet-friendly space Close to shopping, banking, and restaurants Monthly lot rent includes water billed through management The purchase process is simple and stress-free. Once approved by the management company, we complete the final details and the home is yours. No realtor required. No closing costs. A straightforward, easy transaction. You could be settled in and enjoying your new home as soon as the end of the month. This is a fantastic opportunity for someone seeking low-maintenance living with upgraded features in a welcoming community.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,054
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − Depreciation: −$1,018
• Taxable income: $17,367
• Est. tax owed @ 24.0%: −$4,168
• After-tax cash flow: $12,722/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 — Valrico

• Score: 70/100
• State rank: #442
• US rank: #7901

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Valrico, FL
• County: Hillsborough County · 1,540,968 people
• City population: 65,118
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 37,361
• Household income: $96,628
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 568.0

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 0.65)
• Race & ethnicity: White 52% Hispanic / Latino 25% Two or more races 17% Black 15% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 8% Cuban 3% Dominican 2%
• Common ancestry: Romanian 2% Hispanic 2% Lithuanian 2%
• Foreign-born: 17% · Canada, Jamaica, Dominican Republic
• Languages at home: 72% English-only · Spanish 19% Other Indo-European 2% Other Asian/Pacific 2%

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: ▼ -226.31%
• Current HPI: 317.0404
• Rent YoY: ▲ 2.19%
• 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

1 event — show timeline

• 2026-02-25 Listed $35,000 ForSaleByOwner.com