5703 Luckasavage Rd · Plant City, FL 33567

$189,900

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 14 Days on market

Built 1999 1.00 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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WANT TO LIVE IN THE COUNTRY AND STILL BE CLOSE TO EVERYTHING? THIS 3/2 MANUFACTURED HOME SURVIVED 3 HURRICANES W/ OUT A SCRATCH, SHOWING THAT NEWER BUILT MANUFACTURED HOMES ARE EXTREMELY SAFE TODAY. HOME IS IN EXCELLENT CONDITION. WHAT A DEAL! THE PRICE HAS BEEN REDUCED BELOW APPRAISED VALUE FOR SIMILAR OR EVEN LESSER QUALITY HOMES. 1 YR HOME WARRANTY INCLUDED. YOU CANNOT GO WRONG. ZONED AGRICULTURE-SO YOU CAN HAVE ANIMALS(CHECK COUNTY FOR REGULATIONS).

Key facts

• Private land
• Galley kitchen
• Natural light

Tags

• PRIVATE LAND
• NATURAL LIGHT
• SPACIOUS LIVING ROOM
• DINING AREA
• GALLEY KITCHEN
• PLENTY OF CLOSET SPACE

Property features AI

Finance

• Other: Property zoned AS-1; Lot is approximately 1 acre (dimensions ~165 x 238); Living area about 1,248 sq ft; total building area about 1,668 sq ft
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: Well water; Septic tank; Private utilities
• Home design: Manufactured double-wide home; Single-story (one level); Faces east
• Construction: Frame construction; Shingle roof; Crawlspace foundation; Built as a manufactured home (double wide)
• Exterior features: Deck; Front porch; Rear porch; Storage shed(s); Chain link fencing; Dirt road access

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning
• Interior features: Open floor plan with living room/dining room combo; Split bedroom layout
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).

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: Robinson Elementary School (math 42% / reading 39%, grade F, #1,471 of 2,144 statewide, top 69%, 562 students, 78% FRL) — zoned schools average 78% FRL vs 52% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 69 active listings in the ZIP; 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 $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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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 $115k; list at $190k implies a 65% 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; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.22% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.51%
• DSCR: 1.47
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,049
• Equity at exit: $28,315

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $37,550
• Equity at exit: $16,419

Cash invested: $53,172 (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 33567

• Home prices YoY: -13.4%
• Active inventory: 69
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,321 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$293 /mo · $3,512/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $466

Break-even live

Break-even rent $1,731

Max offer price $189,900

Occupancy floor 75%

Sensitivity live

Price	-10% $573	-5% $519	+0% $466	+5% $412	+10% $358
Rent	-10% $282	-5% $374	+0% $466	+5% $557	+10% $649
Rate	-1.0pp $561	-0.5pp $514	base $466	+0.5pp $416	+1.0pp $366

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $189,900 Active 14 DOM
2. 2026-06-17
   days on market $189,900 Active 13 DOM
3. 2026-06-16
   days on market $189,900 Active 12 DOM
4. 2026-06-15
   days on market $189,900 Active 11 DOM
5. 2026-06-13
   days on market $189,900 Active 9 DOM
6. 2026-06-13
   days on market $189,900 Active 8 DOM
7. 2026-06-09
   days on market $189,900 Active 5 DOM
8. 2026-06-08
   days on market $189,900 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $189,900 Active 3 DOM

ⓘ 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: $3,512 · $293/mo
• Projected year-2 tax: $3,512 · $293/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,847
• − Mortgage interest: −$10,637
• − Property taxes: −$3,512
• − Insurance: −$950
• − Repairs & maintenance: −$2,228
• − Management: −$2,228
• − Depreciation: −$5,524
• Taxable income: $2,768
• Est. tax owed @ 24.0%: −$664
• After-tax cash flow: $4,923/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

• City population: 68,525
• Population (ZIP): 12,292

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 0.62)
• Race & ethnicity: White 52% Hispanic / Latino 29% Black 15% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 5% Cuban 1%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 75% English-only · Spanish 20%

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: ▼ -56.70%
• Current HPI: 365.0108
• Rent YoY: —
• Metro: —
• 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

+1166.0% since first listed

12 events — show timeline

• 2026-06-04 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2014-09-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-09-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-09-11 Listed $62,000 Stellar MLS as Distributed by MLS Grid
• 2005-08-16 Sold (Public Records) $115,000 Public Records
• 2005-08-04 Sold (MLS) $115,000 Stellar MLS as Distributed by MLS Grid
• 2004-12-29 Sold (Public Records) $50,000 Public Records
• 2004-12-22 Sold (MLS) $50,000 Stellar MLS as Distributed by MLS Grid
• 2004-07-26 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2004-07-21 Listed $129,000 Stellar MLS as Distributed by MLS Grid
• 1986-06-01 Sold (Public Records) $20,000 Public Records
• 1984-07-01 Sold (Public Records) $15,000 Public Records

Property tax history

+12.3%/yr

Latest (2025): $3,512 · +11.4% YoY. Source: county tax records.