601 8th Ct SE · Ruskin, FL 33570

$199,000

4 bd · 2.0 ba · 2,403 sqft · Manufactured public records · 147 Days on market

Built 1995 0.52 ac lot

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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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

YOU FOUND IT! Welcome to your your new, move in-ready Home Sweet Home in the heart of Ruskin. Bring all of your toys and pets to this gem nestled and fenced on over 1/2 an acre with NO HOA or CDD and live life on your terms! You will absolutely love the generous 2400 sqft plus split floor plan drenched in plenty of natural light throughout and no carpet! The family chef will enjoy the spacious kitchen with sight-lines to the family room, featuring a stone fireplace as well as the impressive sunroom. Enjoy large bedrooms, bathrooms, closets and inside laundry. Relax on the large screened porch with coffee or cocktails. Wait! There's More! Did you see the oversized double carport with outbuildings and storage? Perfect space for a workshop and the DIY projects. The possibilities are endless!! Some recent improvements include: New Roof (2021) Repiped (2022) New Luxury Vinyl Flooring in Sunroom (2022) A/C (2018) and more!! Located right off I-75 and 674 close to Public Boat Ramps, Beaches, Schools, Apollo Beach, Sarasota, Tampa, Shopping, Amazon Distribution Center, Restaurants, Medical Facilities and more! Don't let this one get away, schedule your tour today!!!!!

Key facts

• Large family room
• Large corner lot
• Semi private setting

Tags

• INDOOR LAUNDRY ROOM
• COVERED FRONT AND REAR PORCH
• LARGE FAMILY ROOM
• FIREPLACE
• LARGE CORNER LOT
• SEMI PRIVATE SETTING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.7% 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; 497 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 43% 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 $1k of loan paydown is wiped out by about $6k 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 147 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $86k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.29% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.75%
• DSCR: 1.52
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.47×
• Total profit: $-29,614
• Equity at exit: $29,672

10-year hold

• IRR: -12.3%
• Equity multiple: 0.36×
• Total profit: $-35,466
• Equity at exit: $17,206

Cash invested: $55,720 (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 33570

• Home prices YoY: -28.8%
• Rents YoY: 0.9%
• Active inventory: 497
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,573 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$361 /mo · $4,329/yr
• Insurance: −$83
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $119

Break-even live

Break-even rent $2,423

Max offer price $199,000

Occupancy floor 90%

Sensitivity live

Price	-10% $232	-5% $175	+0% $119	+5% $63	+10% $7
Rent	-10% $-84	-5% $18	+0% $119	+5% $221	+10% $322
Rate	-1.0pp $219	-0.5pp $170	base $119	+0.5pp $68	+1.0pp $15

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1105 Windton Oak Dr Ruskin, FL	4.0	2.5	2073	$2,399	$1.16	26d	1	0.36mi
1119 Windton Oak Dr Ruskin, FL	4.0	2.5	2041	$2,325	$1.14	4d	1	0.39mi
1251 9th St SE Ruskin, FL	3.0–4.0	2.0–2.5	1650	$3,500	$2.12	7d	1	0.50mi
424 Newmont Cir Ruskin, FL	3.0	3.0	1707	$1,950	$1.14	26d	1	0.64mi
320 Blue Point Dr Ruskin, FL	4.0	2.0	1767	$2,155	$1.22	0d	1	0.69mi
724 Royal Empress Dr Ruskin, FL	3.0	2.5	1796	$2,195	$1.22	4d	1	0.76mi
213 6th Ave SW Ruskin, FL	3.0	1.0	1620	$1,795	$1.11	0d	1	0.87mi
811 15th St NE Ruskin, FL	3.0	3.0	1870	$2,076	$1.11	16d	1	0.97mi
1438 Delano Trent St Ruskin, FL	4.0	2.5	2275	$2,119	$0.93	24d	1	1.02mi
1609 Carson White Ln Ruskin, FL	4.0	3.0	1808	$2,215	$1.23	3d	1	1.03mi
2011 Sea Salt Ct Ruskin, FL	5.0	2.5	2415	$2,600	$1.08	26d	1	1.08mi
2025 Peaceful Palm St Ruskin, FL	4.0	2.0	1606	$2,600	$1.62	16d	1	1.11mi
1762 Broad Winged Hawk Dr Ruskin, FL	4.0	2.0	1899	$2,400	$1.26	20d	1	1.13mi
1606 Delano Trent St Ruskin, FL	4.0	2.5	2102	$2,100	$1.00	26d	1	1.13mi
903 Zone Tailed Hawk Pl Ruskin, FL	4.0	2.0	1935	$2,200	$1.14	26d	1	1.16mi
1863 Moon Cactus Ct Ruskin, FL	5.0	2.5	2635	$2,600	$0.99	20d	1	1.20mi
1309 Alhambra Crest Dr Ruskin, FL	4.0	2.0	2010	$2,325	$1.16	0d	1	1.21mi
1501 21st St SE Ruskin, FL	4.0	2.0	1618	$2,155	$1.33	5d	1	1.28mi
2025 Broad Winged Hawk Dr Ruskin, FL	4.0	2.0	1948	$2,365	$1.21	14d	1	1.32mi
1744 Chatham Green Cir Ruskin, FL	5.0	3.0	1984	$2,549	$1.28	0d	1	1.38mi
1118 Wynnmere Walk Ave Ruskin, FL	5.0	3.0	2563	$3,200	$1.25	26d	1	1.40mi
811 Parker Den Dr Ruskin, FL	4.0	2.5	2325	$2,800	$1.20	26d	1	1.41mi
939 Kelly Fern Loop Ruskin, FL	4.0	2.5	2406	$2,600	$1.08	0d	1	1.42mi
602 Olive Conch St Ruskin, FL	4.0	2.5	2078	$2,300	$1.11	7d	1	1.46mi
2222 Roanoke Springs Dr Ruskin, FL	4.0	3.0	1790	$2,250	$1.26	26d	1	1.47mi
2205 Roanoke Springs Dr Ruskin, FL	4.0	3.0	1790	$2,000	$1.12	26d	1	1.47mi

Listing history 19 events

1. 2026-04-08
   status Pending
2. 2026-03-19
   price $199,000
3. 2025-11-12
   historical
4. 2025-11-12
   listed $285,000 Active
5. 2025-09-30
   listed $285,000 Active
6. 2022-10-17
   soldstatus $315,000 Closed 1178-char remark

   Show marketing remark (1178 chars)

   YOU FOUND IT! Welcome to your your new, move in-ready Home Sweet Home in the heart of Ruskin. Bring all of your toys and pets to this gem nestled and fenced on over 1/2 an acre with NO HOA or CDD and live life on your terms! You will absolutely love the generous 2400 sqft plus split floor plan drenched in plenty of natural light throughout and no carpet! The family chef will enjoy the spacious kitchen with sight-lines to the family room, featuring a stone fireplace as well as the impressive sunroom. Enjoy large bedrooms, bathrooms, closets and inside laundry. Relax on the large screened porch with coffee or cocktails. Wait! There's More! Did you see the oversized double carport with outbuildings and storage? Perfect space for a workshop and the DIY projects. The possibilities are endless!! Some recent improvements include: New Roof (2021) Repiped (2022) New Luxury Vinyl Flooring in Sunroom (2022) A/C (2018) and more!! Located right off I-75 and 674 close to Public Boat Ramps, Beaches, Schools, Apollo Beach, Sarasota, Tampa, Shopping, Amazon Distribution Center, Restaurants, Medical Facilities and more! Don't let this one get away, schedule your tour today!!!!!

7. 2022-09-12
   status Pending 1178-char remark

   Show marketing remark (1178 chars)

   YOU FOUND IT! Welcome to your your new, move in-ready Home Sweet Home in the heart of Ruskin. Bring all of your toys and pets to this gem nestled and fenced on over 1/2 an acre with NO HOA or CDD and live life on your terms! You will absolutely love the generous 2400 sqft plus split floor plan drenched in plenty of natural light throughout and no carpet! The family chef will enjoy the spacious kitchen with sight-lines to the family room, featuring a stone fireplace as well as the impressive sunroom. Enjoy large bedrooms, bathrooms, closets and inside laundry. Relax on the large screened porch with coffee or cocktails. Wait! There's More! Did you see the oversized double carport with outbuildings and storage? Perfect space for a workshop and the DIY projects. The possibilities are endless!! Some recent improvements include: New Roof (2021) Repiped (2022) New Luxury Vinyl Flooring in Sunroom (2022) A/C (2018) and more!! Located right off I-75 and 674 close to Public Boat Ramps, Beaches, Schools, Apollo Beach, Sarasota, Tampa, Shopping, Amazon Distribution Center, Restaurants, Medical Facilities and more! Don't let this one get away, schedule your tour today!!!!!

8. 2022-08-19
   listed $350,000 Active 1178-char remark

   Show marketing remark (1178 chars)

   YOU FOUND IT! Welcome to your your new, move in-ready Home Sweet Home in the heart of Ruskin. Bring all of your toys and pets to this gem nestled and fenced on over 1/2 an acre with NO HOA or CDD and live life on your terms! You will absolutely love the generous 2400 sqft plus split floor plan drenched in plenty of natural light throughout and no carpet! The family chef will enjoy the spacious kitchen with sight-lines to the family room, featuring a stone fireplace as well as the impressive sunroom. Enjoy large bedrooms, bathrooms, closets and inside laundry. Relax on the large screened porch with coffee or cocktails. Wait! There's More! Did you see the oversized double carport with outbuildings and storage? Perfect space for a workshop and the DIY projects. The possibilities are endless!! Some recent improvements include: New Roof (2021) Repiped (2022) New Luxury Vinyl Flooring in Sunroom (2022) A/C (2018) and more!! Located right off I-75 and 674 close to Public Boat Ramps, Beaches, Schools, Apollo Beach, Sarasota, Tampa, Shopping, Amazon Distribution Center, Restaurants, Medical Facilities and more! Don't let this one get away, schedule your tour today!!!!!

9. 2016-10-06
   soldstatus $120,000
10. 2016-10-01
    soldstatus $120,000 Sold
11. 2016-09-19
    status Pending
12. 2016-05-05
    historical Contingent - Inspections
13. 2016-02-23
    price $130,000
14. 2015-11-16
    status Active
15. 2015-11-16
    price $155,000
16. 2015-08-28
    status Pending
17. 2015-08-12
    listed $165,000 Active
18. 2007-07-06
    soldstatus $176,000
19. 1987-11-01
    soldstatus $25,000

ⓘ 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: $4,329 · $361/mo
• Projected year-2 tax: $4,329 · $361/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $30,881
• − Mortgage interest: −$11,147
• − Property taxes: −$4,329
• − Insurance: −$6,114
• − Repairs & maintenance: −$2,470
• − Management: −$2,470
• − Depreciation: −$5,789
• Taxable loss: −$1,439
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $1,775/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 — 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

• Census place: Ruskin, FL
• County: Hillsborough County · 1,540,968 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: 611.0

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 0.69)
• 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%

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

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

+696.0% since first listed

19 events — show timeline

• 2026-04-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-12 Listed $285,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-30 Listed $285,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-17 Sold (MLS) $315,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-08-19 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 2016-10-06 Sold (Public Records) $120,000 Public Records
• 2016-10-01 Sold (MLS) $120,000 Stellar MLS as Distributed by MLS Grid
• 2016-09-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-05-05 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-02-23 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2015-11-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2015-11-16 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2015-08-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-08-12 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2007-07-06 Sold (Public Records) $176,000 Public Records
• 1987-11-01 Sold (Public Records) $25,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $4,329 · +8.9% YoY. Source: county tax records.