5236 Rainbow Sky Dr · Plant City, FL 33566

$250,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 64 Days on market

Built 2002 1.02 ac lot

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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 +12.4/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• 1% rule +3.8/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW METAL ROOF, NEW CARPET, OVER 1 ACRE OF LAND, MOVE IN READY, AFFORDABLE!!!!! Don't Miss Out On This Great Opportunity to Own A Nice Home, In A Great Location, With No Flood Zone, Beautiful Tranquil Country Setting And Affordably Priced. Home has Large Covered Deck, Large Aluminum Storage Building and 2 Car Portable Carport. There Is Plenty of Room To Have Family Gatherings, Plant A Garden, or Just Relax and Enjoy Knowing You Have Found Your Little Piece of The World. Master Bath Has a Large Garden Tub, Plus A Full Size Walk-In Shower. All Bedrooms Are Large and Have Walk-In Closets. This Home Is A Must See, So Call Today To Schedule Your Personal Tour. Thanks

Key facts

• Private road
• Metal shed
• Electric gate

Tags

• OVER 1 ACRE
• PRIVATE ROAD
• ELECTRIC GATE
• COVERED BACK DECK
• METAL SHED

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Manufactured Home; Total acreage: 1.02 acres (1 to less than 2); Lot dimensions approximately 157 x 283; Number of wells: 1; Number of septics: 1; Body type: Double Wide; Zoning: AS-1
• HOA & community: No HOA/association

Exterior

• Security: Security gate
• Utilities: Well water; Septic tank; Cable available and connected; Electricity available and connected
• Home design: Manufactured home (double wide); One story; Faces north; Entry level: One
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Completed condition; Built as double wide manufactured home
• Exterior features: Deck; Porch; Shed(s); Level lot; Zoned for horses; Roads: gravel and unimproved

Interior

• Kitchen: Convection oven; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Linoleum; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; Open floorplan; Thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $-39 ($-470/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (11.8% below list).
• Recommended offer: $220k (11.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#227 in FL, #3,587 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment C-, 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.
• Zoned schools: Springhead Elementary School (math 55% / reading 39%, grade D-, #1,191 of 2,144 statewide, top 57%, 735 students, 76% FRL); Marshall Middle Magnet School (math 28% / reading 31%, grade F, #469 of 571 statewide, top 84%, 1,089 students, 69% FRL); Plant City High School (math 38% / reading 40%, grade F, #312 of 667 statewide, top 48%, 2,474 students, 58% FRL) — zoned schools average 68% FRL vs 52% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.1%/yr); 166 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 37% of the median local income ($72k/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 $8k 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

• It's been on market 64 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $167k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,378 (11.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.09% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.45×
• Total profit: $-38,209
• Equity at exit: $37,276

10-year hold

• IRR: -3.1%
• Equity multiple: 0.77×
• Total profit: $-15,957
• Equity at exit: $21,615

Cash invested: $70,000 (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 33566

• Home prices YoY: -18.9%
• Rents YoY: 5.1%
• Active inventory: 166
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,204 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$365 /mo · $4,380/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-39

Break-even live

Break-even rent $2,253

Max offer price $243,081

Occupancy floor 97%

Sensitivity live

Price	-10% $102	-5% $32	+0% $-39	+5% $-110	+10% $-181
Rent	-10% $-213	-5% $-126	+0% $-39	+5% $48	+10% $135
Rate	-1.0pp $87	-0.5pp $24	base $-39	+0.5pp $-104	+1.0pp $-170

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2012 Live Oak Dr Plant City, FL	3.0	1.0	1385	$1,890	$1.36	0d	1	1.29mi

Listing history 16 events

1. 2026-05-07
   status Pending
2. 2026-04-03
   price $250,000
3. 2026-04-03
   status Active
4. 2026-03-30
   status Pending
5. 2026-03-16
   price $225,000
6. 2026-02-28
   listed $250,000 Active
7. 2020-02-21
   soldstatus $167,000
8. 2020-02-19
   soldstatus $167,000 Sold 670-char remark

   Show marketing remark (670 chars)

   NEW METAL ROOF, NEW CARPET, OVER 1 ACRE OF LAND, MOVE IN READY, AFFORDABLE!!!!! Don't Miss Out On This Great Opportunity to Own A Nice Home, In A Great Location, With No Flood Zone, Beautiful Tranquil Country Setting And Affordably Priced. Home has Large Covered Deck, Large Aluminum Storage Building and 2 Car Portable Carport. There Is Plenty of Room To Have Family Gatherings, Plant A Garden, or Just Relax and Enjoy Knowing You Have Found Your Little Piece of The World. Master Bath Has a Large Garden Tub, Plus A Full Size Walk-In Shower. All Bedrooms Are Large and Have Walk-In Closets. This Home Is A Must See, So Call Today To Schedule Your Personal Tour. Thanks

9. 2020-01-10
   status Pending 670-char remark

   Show marketing remark (670 chars)

   NEW METAL ROOF, NEW CARPET, OVER 1 ACRE OF LAND, MOVE IN READY, AFFORDABLE!!!!! Don't Miss Out On This Great Opportunity to Own A Nice Home, In A Great Location, With No Flood Zone, Beautiful Tranquil Country Setting And Affordably Priced. Home has Large Covered Deck, Large Aluminum Storage Building and 2 Car Portable Carport. There Is Plenty of Room To Have Family Gatherings, Plant A Garden, or Just Relax and Enjoy Knowing You Have Found Your Little Piece of The World. Master Bath Has a Large Garden Tub, Plus A Full Size Walk-In Shower. All Bedrooms Are Large and Have Walk-In Closets. This Home Is A Must See, So Call Today To Schedule Your Personal Tour. Thanks

10. 2020-01-03
    listed $169,000 Active 670-char remark

    Show marketing remark (670 chars)

    NEW METAL ROOF, NEW CARPET, OVER 1 ACRE OF LAND, MOVE IN READY, AFFORDABLE!!!!! Don't Miss Out On This Great Opportunity to Own A Nice Home, In A Great Location, With No Flood Zone, Beautiful Tranquil Country Setting And Affordably Priced. Home has Large Covered Deck, Large Aluminum Storage Building and 2 Car Portable Carport. There Is Plenty of Room To Have Family Gatherings, Plant A Garden, or Just Relax and Enjoy Knowing You Have Found Your Little Piece of The World. Master Bath Has a Large Garden Tub, Plus A Full Size Walk-In Shower. All Bedrooms Are Large and Have Walk-In Closets. This Home Is A Must See, So Call Today To Schedule Your Personal Tour. Thanks

11. 2016-11-01
    historical
12. 2016-10-19
    listed $135,000 Active
13. 2016-04-14
    soldstatus $125,000
14. 2016-03-31
    soldstatus $125,000 Sold
15. 2016-02-17
    status Pending
16. 2016-02-09
    listed $122,500 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: $4,380 · $365/mo
• Projected year-2 tax: $4,380 · $365/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 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 24 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: $26,445
• − Mortgage interest: −$14,004
• − Property taxes: −$4,380
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − Depreciation: −$7,273
• Taxable loss: −$4,692
• Est. tax savings @ 24.0%: +$1,126
• After-tax cash flow: $656/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 — Plant City

• Score: 76/100
• State rank: #227
• US rank: #3587

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hillsborough County · 1,540,968 people
• City population: 68,525
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 24,521
• Household income: $72,393
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 376.0

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 0.59)
• Race & ethnicity: White 54% Hispanic / Latino 34% Two or more races 14% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 19% Puerto Rican 7% Cuban 4%
• Common ancestry: Lithuanian 2% Serbian 2% Romanian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 73% English-only · Spanish 26% 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: ▼ -69.40%
• Current HPI: 298.1385
• Rent YoY: ▲ 5.09%
• 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

+104.1% since first listed

16 events — show timeline

• 2026-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-28 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2020-02-21 Sold (Public Records) $167,000 Public Records
• 2020-02-19 Sold (MLS) $167,000 Stellar MLS as Distributed by MLS Grid
• 2020-01-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-01-03 Listed $169,000 Stellar MLS as Distributed by MLS Grid
• 2016-11-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-10-19 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2016-04-14 Sold (Public Records) $125,000 Public Records
• 2016-03-31 Sold (MLS) $125,000 Stellar MLS as Distributed by MLS Grid
• 2016-02-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-02-09 Listed $122,500 Stellar MLS as Distributed by MLS Grid

Property tax history

+13.6%/yr

Latest (2025): $4,380 · +12.4% YoY. Source: county tax records.