2733 Pier Dr #5012 · Ruskin, FL 33570

$159,995

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 241 Days on market

Manufactured home Built 2025 Good condition $128/sqft · 7% below area Est $172k · 7% under

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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 +15.3/30.0
• ARV discount +10.6/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.7/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -4.1

Listing remarks MLS

Experience living the Florida Lifestyle in the 55+ active gated community of Riverside Club Golf & Marina in Ruskin, Florida. New Home - Move-in Ready! Get ready to be impressed by this gorgeous 2 bedroom, 2 bath home with an office/den, designed with an open, airy layout that makes every space feel inviting and bright. The kitchen steals the show with a large island a stylish farmhouse sink, a stove with a hood, and a convenient pantry. The kitchen flows seamlessly into the dining and living areas, creating the perfect setup for entertaining or simply enjoying the spacious feel of the home. The split floor plan offers privacy, with the primary suite tucked away and featuring a roomy walk in closet and a sleek walk in shower. Vinyl flooring throughout adds durability, comfort, and a modern touch. Step outside and enjoy the Florida lifestyle every day. Your front porch with upgraded Trex flooring is the perfect spot for morning coffee, while the private back lanai lets you unwind and watch Florida wildlife in peace. Practical upgrades make this home even more appealing: a long driveway with upgraded pavers and sidewalk, plus a 12 12 storage shed for all your tools, hobbies, and extra storage needs. This home blends comfort, style, and outdoor living in a way that makes every day feel like a getaway. Riverside Club offers a resort style of living experience with a wide range of amenities and activities.

Key facts

• Spacious lanai
• Two club houses
• Outdoor pools

Tags

• OPEN CONCEPT LAYOUT
• SPACIOUS ISLAND KITCHEN
• INTEGRATED FRONT PORCH
• SPACIOUS LANAI
• TWO CLUB HOUSES
• OUTDOOR POOLS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $58 ($702/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (7.9% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 4.3% in Ruskin — 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 71/100 on livability (#392 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute B+; Watch: amenities 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.
• Zoned schools: Ruskin Elementary School (math 30% / reading 23%, grade F, #2,009 of 2,144 statewide, top 94%, 781 students, 77% FRL); Shields Middle School (math 29% / reading 27%, grade F, #486 of 571 statewide, top 86%, 1,867 students, 68% FRL); Lennard High School (math 30% / reading 46%, grade F, #328 of 667 statewide, top 50%, 2,404 students, 47% FRL).
• Zoned-school proficiency averages 31% at this address vs 48% district-wide (-18 pts) — the specific schools serving this property underperform the Hillsborough average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 703 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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 241 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $140,795 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.92% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.57%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (median comp): $172,000
• List price: $159,995
• Delta: -6.98%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2705 Metro Dr	0.52mi	3/2.0 (+1)	1,248 (0%)	2mo	$172,000	$138	69
2607 Universal Dr	0.40mi	2/2.0	1,144 (-8%)	1mo	$150,000	$131	66
2818 Charles Pathe Dr	0.68mi	2/2.0	1,176 (-6%)	11mo	$181,500	$154	49
464 Warm Heron Pl	0.93mi	3/2.0 (+1)	1,302 (+4%)	6mo	$324,990	$250	48
2314 Chaplin Dr	0.65mi	2/2.0	1,152 (-8%)	23mo	$150,000	$130	38

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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.44×
• Total profit: $-25,229
• Equity at exit: $23,856

10-year hold

• IRR: -12.1%
• Equity multiple: 0.35×
• Total profit: $-29,081
• Equity at exit: $13,833

Cash invested: $44,799 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 3 under contract
• Months of supply: 45.0 mo (2%/mo absorbed)
• Median asking: $159,995 ($128/sqft)
• Median days on market: 4 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: +7.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33570

• Home prices YoY: -28.8%
• Rents YoY: 0.9%
• Active inventory: 703
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,474 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $58

Break-even live

Break-even rent $1,400

Max offer price $159,995

Occupancy floor 91%

Sensitivity live

Price	-10% $169	-5% $114	+0% $58	+5% $3	+10% $-52
Rent	-10% $-58	-5% $0	+0% $58	+5% $117	+10% $175
Rate	-1.0pp $139	-0.5pp $99	base $58	+0.5pp $17	+1.0pp $-25

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: $39,999
• Closing costs: $4,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2550 Pier Dr Ruskin, FL	2.0	2.0	1248	$1,699	$1.36	17d	1	0.14mi
419 Frances Cir Ruskin, FL	2.0	2.0	1421	$1,300	$0.91	73d	1	1.25mi

Listing history 49 events

1. 2026-07-31
   days on market $159,995 Active 241 DOM
2. 2026-07-30
   days on market $159,995 Active 239 DOM
3. 2026-07-28
   days on market $159,995 Active 238 DOM
4. 2026-07-26
   days on market $159,995 Active 236 DOM
5. 2026-07-24
   days on market $159,995 Active 234 DOM
6. 2026-07-23
   days on market $159,995 Active 233 DOM
7. 2026-07-22
   days on market $159,995 Active 232 DOM
8. 2026-07-21
   days on market $159,995 Active 231 DOM
9. 2026-07-20
   days on market $159,995 Active 230 DOM
10. 2026-07-18
    days on market $159,995 Active 227 DOM
11. 2026-07-16
    pricedays on market $159,995 Active 226 DOM
12. 2026-07-15
    days on market $165,995 Active 225 DOM
13. 2026-07-13
    days on market $165,995 Active 223 DOM
14. 2026-07-13
    days on market $165,995 Active 222 DOM
15. 2026-07-11
    days on market $165,995 Active 221 DOM
16. 2026-07-10
    days on market $165,995 Active 220 DOM
17. 2026-07-09
    days on market $165,995 Active 219 DOM
18. 2026-07-07
    days on market $165,995 Active 217 DOM
19. 2026-07-06
    days on market $165,995 Active 216 DOM
20. 2026-07-06
    days on market $165,995 Active 215 DOM
21. 2026-07-05
    days on market $165,995 Active 214 DOM
22. 2026-07-04
    days on market $165,995 Active 213 DOM
23. 2026-07-02
    days on market $165,995 Active 212 DOM
24. 2026-07-01
    days on market $165,995 Active 211 DOM
25. 2026-06-30
    days on market $165,995 Active 210 DOM
26. 2026-06-29
    days on market $165,995 Active 209 DOM
27. 2026-06-28
    days on market $165,995 Active 208 DOM
28. 2026-06-27
    days on market $165,995 Active 207 DOM
29. 2026-06-26
    days on market $165,995 Active 206 DOM
30. 2026-06-24
    days on market $165,995 Active 204 DOM
31. 2026-06-22
    days on market $165,995 Active 202 DOM
32. 2026-06-21
    days on market $165,995 Active 201 DOM
33. 2026-06-18
    days on market $165,995 Active 198 DOM
34. 2026-06-17
    days on market $165,995 Active 197 DOM
35. 2026-06-16
    days on market $165,995 Active 196 DOM
36. 2026-06-15
    days on market $165,995 Active 195 DOM
37. 2026-06-13
    days on market $165,995 Active 193 DOM
38. 2026-06-13
    days on market $165,995 Active 192 DOM
39. 2026-06-09
    days on market $165,995 Active 189 DOM
40. 2026-06-08
    days on market $165,995 Active 188 DOM
41. 2026-06-07
    days on market $165,995 Active 187 DOM
42. 2026-06-04
    days on market $165,995 Active 184 DOM
43. 2026-06-03
    days on market $165,995 Active 183 DOM
44. 2026-06-02
    days on market $165,995 Active 182 DOM
45. 2026-06-01
    days on market $165,995 Active 181 DOM
46. 2026-05-31
    days on market $165,995 Active 180 DOM
47. 2026-03-26
    status Active 1496-char remark

    Show marketing remark (1496 chars)

    Experience living the Florida Lifestyle in the 55+ active gated community of Riverside Club Golf & Marina in Ruskin, Florida. New Home - Move-in Ready! Get ready to be impressed by this gorgeous 2 bedroom, 2 bath home with an office/den, designed with an open, airy layout that makes every space feel inviting and bright. The kitchen steals the show with a large island a stylish farmhouse sink, a stove with a hood, and a convenient pantry. The kitchen flows seamlessly into the dining and living areas, creating the perfect setup for entertaining or simply enjoying the spacious feel of the home. The split floor plan offers privacy, with the primary suite tucked away and featuring a roomy walk in closet and a sleek walk in shower. Vinyl flooring throughout adds durability, comfort, and a modern touch. Step outside and enjoy the Florida lifestyle every day. Your front porch with upgraded Trex flooring is the perfect spot for morning coffee, while the private back lanai lets you unwind and watch Florida wildlife in peace. Practical upgrades make this home even more appealing: a long driveway with upgraded pavers and sidewalk, plus a 12 12 storage shed for all your tools, hobbies, and extra storage needs. This home blends comfort, style, and outdoor living in a way that makes every day feel like a getaway. Riverside Club offers a resort style of living experience with a wide range of amenities and activities. 18-Hole Championship Golf Course- 6,100-yard course that winds th

48. 2026-03-25
    historical 1496-char remark

    Show marketing remark (1496 chars)

    Experience living the Florida Lifestyle in the 55+ active gated community of Riverside Club Golf & Marina in Ruskin, Florida. New Home - Move-in Ready! Get ready to be impressed by this gorgeous 2 bedroom, 2 bath home with an office/den, designed with an open, airy layout that makes every space feel inviting and bright. The kitchen steals the show with a large island a stylish farmhouse sink, a stove with a hood, and a convenient pantry. The kitchen flows seamlessly into the dining and living areas, creating the perfect setup for entertaining or simply enjoying the spacious feel of the home. The split floor plan offers privacy, with the primary suite tucked away and featuring a roomy walk in closet and a sleek walk in shower. Vinyl flooring throughout adds durability, comfort, and a modern touch. Step outside and enjoy the Florida lifestyle every day. Your front porch with upgraded Trex flooring is the perfect spot for morning coffee, while the private back lanai lets you unwind and watch Florida wildlife in peace. Practical upgrades make this home even more appealing: a long driveway with upgraded pavers and sidewalk, plus a 12 12 storage shed for all your tools, hobbies, and extra storage needs. This home blends comfort, style, and outdoor living in a way that makes every day feel like a getaway. Riverside Club offers a resort style of living experience with a wide range of amenities and activities. 18-Hole Championship Golf Course- 6,100-yard course that winds th

49. 2025-11-30
    listed $165,995 Active 1496-char remark

    Show marketing remark (1496 chars)

    Experience living the Florida Lifestyle in the 55+ active gated community of Riverside Club Golf & Marina in Ruskin, Florida. New Home - Move-in Ready! Get ready to be impressed by this gorgeous 2 bedroom, 2 bath home with an office/den, designed with an open, airy layout that makes every space feel inviting and bright. The kitchen steals the show with a large island a stylish farmhouse sink, a stove with a hood, and a convenient pantry. The kitchen flows seamlessly into the dining and living areas, creating the perfect setup for entertaining or simply enjoying the spacious feel of the home. The split floor plan offers privacy, with the primary suite tucked away and featuring a roomy walk in closet and a sleek walk in shower. Vinyl flooring throughout adds durability, comfort, and a modern touch. Step outside and enjoy the Florida lifestyle every day. Your front porch with upgraded Trex flooring is the perfect spot for morning coffee, while the private back lanai lets you unwind and watch Florida wildlife in peace. Practical upgrades make this home even more appealing: a long driveway with upgraded pavers and sidewalk, plus a 12 12 storage shed for all your tools, hobbies, and extra storage needs. This home blends comfort, style, and outdoor living in a way that makes every day feel like a getaway. Riverside Club offers a resort style of living experience with a wide range of amenities and activities. 18-Hole Championship Golf Course- 6,100-yard course that winds th

ⓘ 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: $17,684
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,415
• − Management: −$1,415
• − Depreciation: −$4,654
• Taxable loss: −$1,962
• Est. tax savings @ 24.0%: +$471
• After-tax cash flow: $1,173/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.

Condition & rehab AI · 11 photos

Good 80/100 None rehab

This move-in ready manufactured home in Riverside Club Golf & Marina offers a spacious and well-maintained living environment with modern updates and a great location.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Ruskin Elementary School F FL #2,009/2,144 Nat'l #29,439/41,679 Middle Shields Middle School F FL #486/571 Nat'l #9,545/14,009 High Lennard High School F FL #328/667 Nat'l #8,877/17,239

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

B Composite livability gradescore 71/100

Livability — Ruskin

• Score: 71/100
• State rank: #392
• US rank: #6879

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hillsborough County · 1,607,022 people
• City population: 33,319
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 33,319
• Household income: $72,172
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 15% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 40% Hispanic / Latino 32% Black 23% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 6% Cuban 1% Dominican 4%
• Common ancestry: Italian 2% Romanian 2% Hispanic 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 72% English-only · Spanish 23% French/Haitian/Cajun 2%

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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: ▼ -112.10%
• Current HPI: 277.8257
• Rent YoY: ▲ 0.90%
• Metro: Tampa-St. Petersburg-Clearwater, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

3 events — show timeline

• 2026-03-26 Relisted — Zillow
• 2026-03-25 Delisted — Zillow
• 2025-11-30 Listed $165,995 Zillow