920 Brinwood Dr · Mango, FL 33584

$119,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 90 Days on market

Built 1986 0.28 ac lot

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Why this score? — see what drove the B 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on Market: County Water and septic. Septic has been pumped out; inspection report for investor, and a Excellent area for potential professional office2/2. 2/2, with electric fireplace, and plenty of frontage for parking. Rear property fenced, with cement slab and a Aluminum storage building. Seller has never lived on property, and subject has been treated for termites/warranty. Please call for appointment, MH ready for floor repairs and renovations to one's taste. Property will me mowed perodically, due to lack of rain.

Key facts

• 0.28 acre lot
• Built 1986
• Listed 90 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#265 in FL, #4,263 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A; Watch: schools F, amenities F, employment 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 (+2.1%/yr); 194 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $823 of loan paydown is wiped out by about $4k 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 + 2.1% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $19k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $119k implies a 164% 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 $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 1.46% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.25%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.08% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.45×
• Total profit: $14,945
• Equity at exit: $17,743

10-year hold

• IRR: 19.7%
• Equity multiple: 2.58×
• Total profit: $52,770
• Equity at exit: $10,289

Cash invested: $33,320 (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 33584

• Rents YoY: 2.1%
• Active inventory: 194
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$624
• Tax from tax record: −$139 /mo · $1,668/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $562

Break-even live

Break-even rent $1,029

Max offer price $119,000

Occupancy floor 63%

Sensitivity live

Price	-10% $630	-5% $596	+0% $562	+5% $528	+10% $495
Rent	-10% $425	-5% $493	+0% $562	+5% $631	+10% $700
Rate	-1.0pp $622	-0.5pp $592	base $562	+0.5pp $531	+1.0pp $500

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12002 Embarcadero Dr Seffner, FL	2.0	1.0	870	$1,695	$1.95	5d	2	0.80mi
12002 Embarcadero Dr Unit 12018 Seffner, FL	2.0	1.0	870	$1,695	$1.95	22d	1	0.80mi
5619 Peach Ave Seffner, FL	2.0	1.0	840	$1,450	$1.73	0d	1	0.93mi
5502 Peach Ave Seffner, FL	2.0	1.0	840	$1,700	$2.02	20d	1	1.07mi
5351 Peach Ave Unit B Seffner, FL	3.0	1.0	850	$1,299	$1.53	5d	1	1.14mi
5328 Orange Ave Unit A Seffner, FL	2.0	1.0	850	$1,850	$2.18	18d	1	1.24mi
5228 Cherry Ave Seffner, FL	2.0	1.0	650	$1,425	$2.19	21d	1	1.30mi
5228 Cherry Ave Unit B Seffner, FL	2.0	1.0	650	$1,425	$2.19	12d	1	1.30mi
5228 Cherry Ave Unit B Seffner, FL	2.0	1.0	650	$1,425	$2.19	25d	1	1.30mi
901 S Taylor Rd Seffner, FL	2.0	1.0	725	$1,500	$2.07	4d	1	1.33mi
1114 Park St Seffner, FL	3.0	2.0	1115	$2,135	$1.91	25d	1	1.40mi
5228 Orange Ave Apt A Seffner, FL	2.0	2.0	875	$1,850	$2.11	25d	1	1.41mi
5226 Orange Ave Unit A Seffner, FL	2.0	2.0	845	$1,850	$2.19	18d	1	1.42mi

Listing history 24 events

1. 2026-06-18
   days on market $119,000 Active 90 DOM
2. 2026-06-17
   days on market $119,000 Active 89 DOM
3. 2026-06-16
   days on market $119,000 Active 88 DOM
4. 2026-06-15
   days on market $119,000 Active 87 DOM
5. 2026-06-13
   days on market $119,000 Active 85 DOM
6. 2026-06-13
   days on market $119,000 Active 84 DOM
7. 2026-06-09
   days on market $119,000 Active 81 DOM
8. 2026-06-08
   days on market $119,000 Active 80 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    days on market $119,000 Active 79 DOM
11. 2026-06-04
    pricedays on market $119,000 Active 76 DOM
12. 2026-06-03
    days on market $129,000 Active 75 DOM
13. 2026-06-02
    days on market $129,000 Active 74 DOM
14. 2026-06-01
    days on market $129,000 Active 73 DOM
15. 2026-05-31
    days on market $129,000 Active 72 DOM
16. 2026-04-22
    status Active 534-char remark

    Show marketing remark (534 chars)

    Back on Market: County Water and septic. Septic has been pumped out; inspection report for investor, and a Excellent area for potential professional office2/2. 2/2, with electric fireplace, and plenty of frontage for parking. Rear property fenced, with cement slab and a Aluminum storage building. Seller has never lived on property, and subject has been treated for termites/warranty. Please call for appointment, MH ready for floor repairs and renovations to one's taste. Property will me mowed perodically, due to lack of rain.

17. 2026-04-18
    status Pending 534-char remark

    Show marketing remark (534 chars)

    Back on Market: County Water and septic. Septic has been pumped out; inspection report for investor, and a Excellent area for potential professional office2/2. 2/2, with electric fireplace, and plenty of frontage for parking. Rear property fenced, with cement slab and a Aluminum storage building. Seller has never lived on property, and subject has been treated for termites/warranty. Please call for appointment, MH ready for floor repairs and renovations to one's taste. Property will me mowed perodically, due to lack of rain.

18. 2026-04-07
    status Active 534-char remark

    Show marketing remark (534 chars)

    Back on Market: County Water and septic. Septic has been pumped out; inspection report for investor, and a Excellent area for potential professional office2/2. 2/2, with electric fireplace, and plenty of frontage for parking. Rear property fenced, with cement slab and a Aluminum storage building. Seller has never lived on property, and subject has been treated for termites/warranty. Please call for appointment, MH ready for floor repairs and renovations to one's taste. Property will me mowed perodically, due to lack of rain.

19. 2026-04-02
    status Pending 534-char remark

    Show marketing remark (534 chars)

    Back on Market: County Water and septic. Septic has been pumped out; inspection report for investor, and a Excellent area for potential professional office2/2. 2/2, with electric fireplace, and plenty of frontage for parking. Rear property fenced, with cement slab and a Aluminum storage building. Seller has never lived on property, and subject has been treated for termites/warranty. Please call for appointment, MH ready for floor repairs and renovations to one's taste. Property will me mowed perodically, due to lack of rain.

20. 2026-03-11
    listed $138,000 Active 534-char remark

    Show marketing remark (534 chars)

    Back on Market: County Water and septic. Septic has been pumped out; inspection report for investor, and a Excellent area for potential professional office2/2. 2/2, with electric fireplace, and plenty of frontage for parking. Rear property fenced, with cement slab and a Aluminum storage building. Seller has never lived on property, and subject has been treated for termites/warranty. Please call for appointment, MH ready for floor repairs and renovations to one's taste. Property will me mowed perodically, due to lack of rain.

21. 2005-05-27
    soldstatus $45,100
22. 2005-05-16
    soldstatus $45,011 217-char remark

    Show marketing remark (217 chars)

    HUD Property sold 'as-is', Information from sources deemed reliable but not guaranteed. Buyer to verify all information. To show use HUD master key. Case #093-554268. EVIDENCE OF MOLD NO REMEDIATION DONE, MOBILE HOME.

23. 2005-04-01
    listed $50,000 217-char remark

    Show marketing remark (217 chars)

    HUD Property sold 'as-is', Information from sources deemed reliable but not guaranteed. Buyer to verify all information. To show use HUD master key. Case #093-554268. EVIDENCE OF MOLD NO REMEDIATION DONE, MOBILE HOME.

24. 2003-05-29
    soldstatus $62,000

ⓘ 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: $1,668 · $139/mo
• Projected year-2 tax: $1,668 · $139/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 4/10 Moderate
• 🌡 Heat 10/10 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,882
• − Mortgage interest: −$6,666
• − Property taxes: −$1,668
• − Insurance: −$595
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$3,462
• Taxable income: $5,151
• Est. tax owed @ 24.0%: −$1,236
• After-tax cash flow: $5,510/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 — Mango

• Score: 75/100
• State rank: #265
• US rank: #4263

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mango, FL
• County: Hillsborough County · 1,540,968 people
• City population: 27,172
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 28,579
• Household income: $72,267
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 378.0

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 0.67)
• Race & ethnicity: White 50% Hispanic / Latino 24% Black 16% Two or more races 14% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10% Cuban 4% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 74% English-only · Spanish 17% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -286.15%
• Current HPI: 312.894
• Rent YoY: ▲ 2.08%
• 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

+122.6% since first listed

9 events — show timeline

• 2026-04-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Listed $138,000 Stellar MLS as Distributed by MLS Grid
• 2005-05-27 Sold (Public Records) $45,100 Public Records
• 2005-05-16 Sold (MLS) $45,011 Stellar MLS as Distributed by MLS Grid
• 2005-04-01 Listed $50,000 Stellar MLS as Distributed by MLS Grid
• 2003-05-29 Sold (Public Records) $62,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,668 · +9.2% YoY. Source: county tax records.