129 Bush Ln · Town 'n' Country, FL 33615

$75,000

3 bd · 3.0 ba · 1,350 sqft · Other · 14 Days on market

Fair condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +2.5/5.0
• Condition / age +2.0/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks

An income producing mobile home with 3 separate apartments as see in the pictures. Apts produce about 3000 to 3600 a month depending. Lot rent is 870 a month. Tittle on hand and ready to go.

Key facts

• Listed 14 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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 falling (-4.6%/yr); 328 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 37% of the median local income ($69k/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 $519 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

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 $75,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.83% ✓
• Cap rate: 24.84%
• Cash-on-cash: 66.25%
• DSCR: 3.95
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 34.1%
• Equity multiple: 2.36×
• Total profit: $28,596
• Equity at exit: $11,183

10-year hold

• IRR: 38.8%
• Equity multiple: 3.96×
• Total profit: $62,149
• Equity at exit: $6,485

Cash invested: $21,000 (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 33615

• Rents YoY: -4.6%
• Active inventory: 328
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,124 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $733

Break-even live

Break-even rent $1,196

Max offer price $75,000

Occupancy floor 60%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5705 Middlesex Dr Tampa, FL	3.0	2.0	1246	$2,100	$1.69	24d	1	0.19mi
5908 Mohr Rd Tampa, FL	3.0	3.0	1329	$3,400	$2.56	24d	1	0.25mi
6158 Beacon Isles Dr Tampa, FL	2.0	1.0–2.0	676	$1,669	$2.47	1d	28	0.27mi
9218 Tudor Dr Unit P101 Tampa, FL	2.0	1.0	960	$1,650	$1.72	14d	1	0.34mi
9209 Tudor Dr Unit C203 Tampa, FL	2.0	1.0	1520	$1,595	$1.05	14d	1	0.34mi
9209 Tudor Dr Unit C203 Tampa, FL	2.0	1.5	1520	$1,595	$1.05	24d	1	0.34mi
9205 Tudor Dr Unit C208 Tampa, FL	3.0	2.0	1520	$2,200	$1.45	17d	1	0.35mi
9105 Tudor Dr #203 Tampa, FL	2.0	1.5	1520	$1,650	$1.09	24d	1	0.37mi
6308 Bayside Key Dr Tampa, FL	2.0	2.5	1184	$2,000	$1.69	13d	1	0.39mi
9004 Tudor Dr Unit K204 Tampa, FL	3.0	2.0	1300	$1,795	$1.38	24d	1	0.41mi
8928 Southbay Dr Tampa, FL	3.0	2.0	1806	$2,450	$1.36	24d	1	0.47mi
8928 Southbay Dr Tampa, FL	3.0	2.0	1860	$2,450	$1.32	20d	1	0.47mi
10444 Saint Tropez Pl Tampa, FL	3.0	3.0	1778	$2,695	$1.52	10d	1	0.56mi
10444 Saint Tropez Pl Tampa, FL	3.0	2.5	1778	$2,695	$1.52	24d	1	0.56mi
6325 Newtown Cir Tampa, FL	2.0	3.0	1260	$1,800	$1.43	24d	1	0.57mi
6325 Newtown Cir Apt B5 Tampa, FL	2.0	2.5	1260	$1,800	$1.43	17d	1	0.58mi
6326 Grand Bahama Cir Unit H Tampa, FL	2.0	2.0	1487	$1,950	$1.31	24d	1	0.59mi
6332 Newtown Cir Unit 32B5 Tampa, FL	2.0	2.0	1068	$1,600	$1.50	17d	1	0.60mi
6336 Newtown Cir Unit 36C1 Tampa, FL	2.0	2.0	1068	$1,499	$1.40	24d	1	0.67mi
6336 Newtown Cir Tampa, FL	2.0	2.0	1072	$1,450	$1.35	24d	1	0.67mi
5741 Desert Rose Pl Tampa, FL	3.0	2.5	1731	$2,800	$1.62	24d	1	0.73mi
6345 Newtown Cir Unit 45A1 Tampa, FL	3.0	2.5	1502	$1,850	$1.23	24d	1	0.76mi
6345 Newtown Cir Unit 45B2 Tampa, FL	2.0	2.0	1068	$1,600	$1.50	2d	1	0.76mi
6345 Newtown Cir Tampa, FL	3.0	3.0	1502	$1,850	$1.23	24d	1	0.76mi
6301 Newtown Cir Unit 1A3 Tampa, FL	2.0	1.0	890	$1,100	$1.24	24d	1	0.79mi
5684 Baywater Dr Tampa, FL	2.0	2.0	1099	$2,395	$2.18	14d	1	0.91mi
10510 Parkers Landing Dr Tampa, FL	1.0–3.0	1.0–2.0	1523	$4,388	$2.88	1d	85	0.92mi
5582 Baywater Dr Tampa, FL	2.0	2.0	1080	$2,150	$1.99	4d	1	0.95mi
10704 Donbrese Ave Tampa, FL	3.0	2.0	1686	$3,600	$2.14	12d	1	1.12mi
9601 Shalimar Ct Tampa, FL	3.0	2.0	1284	$1,895	$1.48	17d	1	1.17mi
9601 Shalimar Ct Tampa, FL	3.0	2.0	1284	$1,895	$1.48	2d	1	1.17mi
9515 Letterstone Ct Tampa, FL	3.0	2.0	1300	$1,925	$1.48	24d	1	1.19mi
6701 Leeward Isle Way Tampa, FL	3.0	2.0	1706	$3,350	$1.96	14d	1	1.20mi
9507 Camden Hill Ct Tampa, FL	3.0	2.0	1495	$2,500	$1.67	12d	1	1.23mi
4911 Webb Rd Tampa, FL	1.0–2.0	1.0–2.0	1009	$2,375	$2.35	3d	4	1.24mi
9215 Dalwood Ct Tampa, FL	3.0	2.0	1300	$2,149	$1.65	24d	1	1.34mi
8109 Sheldon Shores Dr Tampa, FL	2.0	3.0	1400	$1,700	$1.21	24d	1	1.34mi
8112 Silent Creek Dr Tampa, FL	2.0	2.5	1372	$1,900	$1.38	24d	1	1.34mi
8102 Sheldon Rd Tampa, FL	1.0–2.0	1.0–2.0	737	$1,910	$2.59	2d	22	1.35mi
6161 Memorial Hwy Tampa, FL	1.0–2.0	1.0–2.0	685	$1,694	$2.47	4d	33	1.37mi

Listing history 1 events

1. 2026-05-12
   listed $75,000 Active 190-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,485
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$5,494
• − Repairs & maintenance: −$2,039
• − Management: −$2,039
• − Depreciation: −$2,182
• Taxable income: $8,406
• Est. tax owed @ 24.0%: −$2,017
• After-tax cash flow: $6,777/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 · 1 photo

Fair 40/100 Moderate rehab

This mobile home requires significant repairs and maintenance to improve its condition and value. Immediate attention to the exterior, roof, and interior systems is recommended.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — No visible damage, but age is implied
• Major flooring — No visible flooring, but wear is implied
• Major interior walls/paint — No visible interior, but paint wear is implied
• Major systems — No visible systems, but age is implied

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value
• Both repair roof — Improves structural integrity and reduces maintenance costs
• Both repair flooring — Enhances interior appearance and resale value
• Both repair systems — Ensures functionality and reduces future costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but age is implied	Major	$15,000–50,000
flooring · No visible flooring, but wear is implied	Major	$15,000–50,000
interior walls/paint · No visible interior, but paint wear is implied	Major	$15,000–50,000
systems · No visible systems, but age is implied	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both repair roof — Improves structural integrity and reduces maintenance costs ↑
• Both repair flooring — Enhances interior appearance and resale value ↑
• Both repair systems — Ensures functionality and reduces future costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Town 'n' Country

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Town 'n' Country, FL
• County: Hillsborough County · 1,540,968 people
• City population: 88,241
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 47,245
• Household income: $69,274
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1847.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 56% Two or more races 33% White 29% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 14% Cuban 26% Dominican 3%
• Common ancestry: Romanian 3% Estonian 1% Lithuanian 1%
• Foreign-born: 36% · Canada, Jamaica, Vietnam
• Languages at home: 44% English-only · Spanish 49% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -376.91%
• Current HPI: 401.8072
• Rent YoY: ▼ -4.62%
• 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