1960 Andrews Loop · Land O' Lakes, FL 33558

$84,999

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 66 Days on market

Built 1972 10,000 sqft lot Est $60k · 41% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Older mobile home on a nice lot! Backs up to Lake Como Clothing optional resort for quick access. Perfect for investor!

Key facts

• 0.23 acre lot
• Built 1972
• Listed 66 days

Property features AI

Finance

• Other: Direction to property available
• Financial info: No lease restrictions; Unfurnished
• HOA & community: No HOA or association

Exterior

• Parking: No parking information provided
• Security: No security features listed
• Utilities: Well water; Public sewer and septic tank; Public utilities available
• Home design: Residential double-wide mobile home; One story; Faces north
• Construction: Metal frame construction; Metal roof; Crawlspace foundation; Built on a double-wide body type
• Exterior features: Gravel road access; Lot approximately 0.23 acres

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Wall/window air conditioning units and other cooling
• Interior features: No interior amenities listed
• Laundry & utility: No laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

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 ($3k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 25.9% vs local median 3.7% in Land O' Lakes — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Pasco (suburban): math 50% / reading 52% proficiency, ranked #32 of 73 in FL (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents falling (-3.1%/yr); 267 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pasco County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $13k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $79,899 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1972 — 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. 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.
6. 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.
7. 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: 2.97% ✓
• Cap rate: 25.94%
• Cash-on-cash: 70.16%
• DSCR: 4.12
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $60,480
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1960 Andrews Loop	0.00mi	3/2.0	960 (0%)	1mo	$60,000	$63	99

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 66.3%
• Equity multiple: 3.84×
• Total profit: $67,506
• Equity at exit: $12,674

10-year hold

• IRR: 69.6%
• Equity multiple: 7.07×
• Total profit: $144,525
• Equity at exit: $7,349

Cash invested: $23,800 (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 33558

• Home prices YoY: -14.2%
• Rents YoY: -3.1%
• Active inventory: 267
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,522 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$120 /mo · $1,439/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $1,391

Break-even live

Break-even rent $761

Max offer price $84,999

Occupancy floor 40%

Sensitivity live

Price	-10% $1,440	-5% $1,416	+0% $1,391	+5% $1,367	+10% $1,343
Rent	-10% $1,192	-5% $1,292	+0% $1,391	+5% $1,491	+10% $1,591
Rate	-1.0pp $1,434	-0.5pp $1,413	base $1,391	+0.5pp $1,369	+1.0pp $1,347

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20114 Stella Way Lutz, FL	1.0–2.0	1.0–2.0	970	$2,449	$2.52	0d	21	0.75mi
20797 Cahaba Dr Lutz, FL	1.0–3.0	1.0–2.5	1174	$2,720	$2.32	0d	198	0.76mi
1211 Foxwood Dr Lutz, FL	3.0	2.0	1100	$1,750	$1.59	25d	1	1.30mi

Listing history 11 events

1. 2026-05-26
   soldstatus $60,000 Closed
2. 2026-05-14
   status Pending
3. 2026-05-07
   price $84,999
4. 2026-04-22
   price $89,999
5. 2026-04-15
   price $91,500
6. 2026-04-01
   price $97,000
7. 2026-03-09
   listed $98,000 Active
8. 2019-12-19
   soldstatus $47,500
9. 2019-12-18
   soldstatus $45,000 Sold 119-char remark

   Show marketing remark (119 chars)

   Older mobile home on a nice lot! Backs up to Lake Como Clothing optional resort for quick access. Perfect for investor!

10. 2019-11-07
    status Pending 119-char remark

    Show marketing remark (119 chars)

    Older mobile home on a nice lot! Backs up to Lake Como Clothing optional resort for quick access. Perfect for investor!

11. 2019-10-08
    listed $49,900 Active 119-char remark

    Show marketing remark (119 chars)

    Older mobile home on a nice lot! Backs up to Lake Como Clothing optional resort for quick access. Perfect for investor!

ⓘ 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: $1,439 · $120/mo
• Projected year-2 tax: $1,439 · $120/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 ≥108°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,266
• − Mortgage interest: −$4,761
• − Property taxes: −$1,439
• − Insurance: −$425
• − Repairs & maintenance: −$2,421
• − Management: −$2,421
• − Depreciation: −$2,473
• Taxable income: $16,326
• Est. tax owed @ 24.0%: −$3,918
• After-tax cash flow: $12,780/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: Pasco
• NCES district ID: 1201530
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 52% ▼ -5.00%
• Median HH income: $45,039
• Composite: 43.14/100
• National rank: #3074
• State rank: #32 of 73 in FL

Livability — Land O' Lakes

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Land O' Lakes, FL
• County: Hillsborough County · 1,540,968 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 33,165
• Household income: $116,090
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 639.0

Population outlook (Pasco County) Hauer SSP2

• Today (2025): 570,045 people
• By 2030: 605,844 · +6.3%
• By 2040: 674,806 · +18.4%
• By 2050: 736,022 · +29.1%
• By 2075: 862,900 · +51.4%
• By 2100: 906,364 · +59.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 21% Two or more races 16% Asian 11% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 5%
• Common ancestry: Romanian 4% Slovak 2% Scotch-Irish 2%
• Foreign-born: 16% · Canada, Jamaica, China
• Languages at home: 75% English-only · Spanish 13% Other Indo-European 4% Other Asian/Pacific 3%

Political lean MEDSL · Pasco

• 2024 margin: Strong R (+25.2) · D 36.9% · R 62.1% · Other 1.0%
• 2008→2024 swing: -21.6pp toward R · 2008: -3.6pp · 2024: -25.2pp
• All cycles: 2024: R+25.2 2020: R+20.1 2016: R+21.6 2012: R+6.7 2008: R+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.60%
• Current HPI: 324.0508
• Rent YoY: ▼ -3.12%
• 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

+20.2% since first listed

11 events — show timeline

• 2026-05-26 Sold (MLS) $60,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $84,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $89,999 Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $91,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $97,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Listed $98,000 Stellar MLS as Distributed by MLS Grid
• 2019-12-19 Sold (Public Records) $47,500 Public Records
• 2019-12-18 Sold (MLS) $45,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-10-08 Listed $49,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+22.0%/yr

Latest (2025): $1,439 · +0.2% YoY. Source: county tax records.