4505 Estate Dr · Plant City, FL 33567

$205,000

3 bd · 1.0 ba · 1,434 sqft · Manufactured public records · 97 Days on market

Manufactured home Built 1981 0.38 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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +4.2/10.0
• 1% rule +3.8/10.0
• 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

Welcome to 4505 Estate Dr, Plant City, FL 33567! This beautifully updated 3-bedroom, 2-bath plus 1 bonus room doublewide manufactured home offers 1,434 square feet of comfortable living space and sits on a spacious 0.38-acre lot fully enclosed with a chain link fence. Perfect for pets, privacy, and outdoor enjoyment. The home was remodeled in 2021 with a brand new kitchen, updated bathrooms, water heater, and upgraded electrical, giving it a fresh, modern feel. Additional major updates include a new well pump installed in 2021, a new A/C system in 2022, and new windows in 2025. The home has a durable metal roof approx. 10 years old, which adds extra peace of mind, known for its longevity and low maintenance. Inside, you'll find a functional layout with an interior laundry room and comfortable living spaces ideal for everyday living. Step outside to enjoy the large backyard with plenty of room for gardening, entertaining, or relaxing, plus a convenient storage shed for tools and equipment. With its generous lot size, numerous upgrades, and quiet Plant City location, this property is a great opportunity for homeowners or investors alike. Call today to schedule your private showing!

Key facts

• New a c system
• Metal roof
• New well pump

Tags

• UPDATED KITCHEN
• UPDATED BATHROOMS
• NEW WELL PUMP
• NEW A C SYSTEM
• NEW WINDOWS
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $205k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/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 $180k (12.2% below list).
• Recommended offer: $180k (12.2% 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: Robinson Elementary School (math 42% / reading 39%, grade F, #1,471 of 2,144 statewide, top 69%, 562 students, 78% FRL); Turkey Creek Middle School (math 33% / reading 30%, grade F, #453 of 571 statewide, top 81%, 978 students, 74% FRL); Durant High School (math 43% / reading 44%, grade F, #248 of 667 statewide, top 38%, 2,589 students, 42% FRL).
• 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

• It's been on market 97 days — a 9% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $205k implies a 439% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,030 (12.2% below list)

Questions for the listing agent

1. It's been on market 97 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 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?
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: 0.88% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 9.5

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-20,120
• Equity at exit: $30,566

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-921
• Equity at exit: $17,725

Cash invested: $57,400 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$55 /mo · $655/yr
• Insurance: −$85
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $207

Break-even live

Break-even rent $1,538

Max offer price $205,000

Occupancy floor 83%

Sensitivity live

Price	-10% $323	-5% $265	+0% $207	+5% $149	+10% $91
Rent	-10% $65	-5% $136	+0% $207	+5% $278	+10% $349
Rate	-1.0pp $310	-0.5pp $259	base $207	+0.5pp $154	+1.0pp $100

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $205,000 Active 97 DOM
2. 2026-06-21
   days on market $205,000 Active 96 DOM
3. 2026-06-18
   days on market $205,000 Active 93 DOM
4. 2026-06-17
   days on market $205,000 Active 92 DOM
5. 2026-06-16
   days on market $205,000 Active 91 DOM
6. 2026-06-15
   days on market $205,000 Active 90 DOM
7. 2026-06-13
   days on market $205,000 Active 88 DOM
8. 2026-06-13
   pricedays on market $205,000 Active 87 DOM
9. 2026-06-09
   days on market $210,000 Active 84 DOM
10. 2026-06-08
    days on market $210,000 Active 83 DOM
11. 2026-06-07
    days on market $210,000 Active 82 DOM
12. 2026-06-04
    days on market $210,000 Active 79 DOM
13. 2026-06-03
    days on market $210,000 Active 78 DOM
14. 2026-06-02
    days on market $210,000 Active 77 DOM
15. 2026-06-01
    days on market $210,000 Active 76 DOM
16. 2026-05-31
    days on market $210,000 Active 75 DOM
17. 2026-05-06
    price $210,000 1198-char remark

    Show marketing remark (1198 chars)

    Welcome to 4505 Estate Dr, Plant City, FL 33567! This beautifully updated 3-bedroom, 2-bath plus 1 bonus room doublewide manufactured home offers 1,434 square feet of comfortable living space and sits on a spacious 0.38-acre lot fully enclosed with a chain link fence. Perfect for pets, privacy, and outdoor enjoyment. The home was remodeled in 2021 with a brand new kitchen, updated bathrooms, water heater, and upgraded electrical, giving it a fresh, modern feel. Additional major updates include a new well pump installed in 2021, a new A/C system in 2022, and new windows in 2025. The home has a durable metal roof approx. 10 years old, which adds extra peace of mind, known for its longevity and low maintenance. Inside, you'll find a functional layout with an interior laundry room and comfortable living spaces ideal for everyday living. Step outside to enjoy the large backyard with plenty of room for gardening, entertaining, or relaxing, plus a convenient storage shed for tools and equipment. With its generous lot size, numerous upgrades, and quiet Plant City location, this property is a great opportunity for homeowners or investors alike. Call today to schedule your private showing!

18. 2026-03-17
    listed $215,000 Active 1198-char remark

    Show marketing remark (1198 chars)

    Welcome to 4505 Estate Dr, Plant City, FL 33567! This beautifully updated 3-bedroom, 2-bath plus 1 bonus room doublewide manufactured home offers 1,434 square feet of comfortable living space and sits on a spacious 0.38-acre lot fully enclosed with a chain link fence. Perfect for pets, privacy, and outdoor enjoyment. The home was remodeled in 2021 with a brand new kitchen, updated bathrooms, water heater, and upgraded electrical, giving it a fresh, modern feel. Additional major updates include a new well pump installed in 2021, a new A/C system in 2022, and new windows in 2025. The home has a durable metal roof approx. 10 years old, which adds extra peace of mind, known for its longevity and low maintenance. Inside, you'll find a functional layout with an interior laundry room and comfortable living spaces ideal for everyday living. Step outside to enjoy the large backyard with plenty of room for gardening, entertaining, or relaxing, plus a convenient storage shed for tools and equipment. With its generous lot size, numerous upgrades, and quiet Plant City location, this property is a great opportunity for homeowners or investors alike. Call today to schedule your private showing!

19. 1990-04-01
    soldstatus $38,000
20. 1988-07-01
    soldstatus $26,300
21. 1986-03-01
    soldstatus $39,500

ⓘ 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: $655 · $55/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$1,046/yr (+$87/mo · 159.7%)

ⓘ 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 · 25 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,604
• − Mortgage interest: −$11,483
• − Property taxes: −$655
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$5,964
• Taxable loss: −$980
• Est. tax savings @ 24.0%: +$235
• After-tax cash flow: $2,721/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

+431.6% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Listed $215,000 Stellar MLS as Distributed by MLS Grid
• 1990-04-01 Sold (Public Records) $38,000 Public Records
• 1988-07-01 Sold (Public Records) $26,300 Public Records
• 1986-03-01 Sold (Public Records) $39,500 Public Records

Property tax history

+6.7%/yr

Latest (2025): $655 · +9.4% YoY. Source: county tax records.