2855 Tom Brewer Ln · Plant City, FL 33566

$150,000

1 bd · 1.0 ba · 420 sqft · Manufactured public records · 62 Days on market

Built 1980 1.11 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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.2/10.0
• 1% rule +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Pictures are from a previous listing of the property. NO HOA and NO CDD!! This can be an investment Property or a first home. If you want privacy, you get it here. Currently occupied month to month so you can move in soon or find a renter to have residual income. This manufactured home is in a country setting, sitting on over an acre at the end of a dead-end road. It has oak trees, short and tall palm trees that shade the yard. It also has a creek on the property with the sounds of the water falling into the creek is very tranquil after a rain. You own the property past the creek as well. Public Records show the size of the property. Survey will be needed to know the true property lines. Co

Key facts

• Oak trees
• Country setting
• Investment property

Tags

• INVESTMENT PROPERTY
• COUNTRY SETTING
• OVER AN ACRE
• DEAD-END ROAD
• OAK TREES
• PALM TREES

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Manufactured Home; Zoning: AS-1; Total acreage: 1 to less than 2 acres; Furnished: Unfurnished; Third-party listing; Living area reported as 420 square feet
• Financial info: No additional financial details provided
• HOA & community: No HOA / no association listed; Pets allowed

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Well water; Septic tank; Cable available; Electricity available; One private well; One septic system
• Home design: Manufactured single-wide home; One story; Faces east; Entry level: One
• Construction: Vinyl siding; Membrane roof; Stilt / on piling foundation; Built on 1.11-acre lot (dirt road access)
• Exterior features: Outdoor lighting; On waterfront (creek) with creek access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater; Wall/window air conditioning unit(s)
• Interior features: No additional interior features listed
• Laundry & utility: Washer hookup; Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $-37 ($-441/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (8.8% below list).
• Recommended offer: $137k (8.8% 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: Springhead Elementary School (math 55% / reading 39%, grade D-, #1,191 of 2,144 statewide, top 57%, 735 students, 76% FRL); Marshall Middle Magnet School (math 28% / reading 31%, grade F, #469 of 571 statewide, top 84%, 1,089 students, 69% FRL); Plant City High School (math 38% / reading 40%, grade F, #312 of 667 statewide, top 48%, 2,474 students, 58% FRL) — zoned schools average 68% FRL vs 52% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.1%/yr); 166 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 $4k 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 62 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $55k; list at $150k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,830 (8.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.53%
• DSCR: 1.11
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.09% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.44×
• Total profit: $-23,641
• Equity at exit: $22,365

10-year hold

• IRR: -3.5%
• Equity multiple: 0.74×
• Total profit: $-10,736
• Equity at exit: $12,969

Cash invested: $42,000 (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 33566

• Home prices YoY: -18.9%
• Rents YoY: 5.1%
• Active inventory: 166
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$143 /mo · $1,721/yr
• Insurance: −$62
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-37

Break-even live

Break-even rent $1,415

Max offer price $143,503

Occupancy floor 98%

Sensitivity live

Price	-10% $48	-5% $6	+0% $-37	+5% $-79	+10% $-122
Rent	-10% $-145	-5% $-91	+0% $-37	+5% $17	+10% $71
Rate	-1.0pp $39	-0.5pp $1	base $-37	+0.5pp $-76	+1.0pp $-115

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $150,000 Active 62 DOM
2. 2026-06-18
   days on market $150,000 Active 59 DOM
3. 2026-06-17
   days on market $150,000 Active 58 DOM
4. 2026-06-16
   days on market $150,000 Active 57 DOM
5. 2026-06-15
   days on market $150,000 Active 56 DOM
6. 2026-06-13
   days on market $150,000 Active 54 DOM
7. 2026-06-13
   days on market $150,000 Active 53 DOM
8. 2026-06-09
   days on market $150,000 Active 50 DOM
9. 2026-06-08
   days on market $150,000 Active 49 DOM
10. 2026-06-07
    days on market $150,000 Active 48 DOM
11. 2026-06-04
    days on market $150,000 Active 45 DOM
12. 2026-06-03
    days on market $150,000 Active 44 DOM
13. 2026-06-02
    days on market $150,000 Active 43 DOM
14. 2026-06-01
    days on market $150,000 Active 42 DOM
15. 2026-05-31
    days on market $150,000 Active 41 DOM
16. 2026-04-20
    listed $150,000 Active 796-char remark
17. 2022-12-26
    historical
18. 2022-12-12
    status Active
19. 2022-12-12
    price $150,000
20. 2022-11-21
    price $115,000
21. 2022-11-18
    price $118,000
22. 2022-11-08
    price $120,000
23. 2022-10-30
    price $130,000
24. 2022-09-23
    price $135,000
25. 2022-09-17
    price $140,000
26. 2022-08-31
    listed $150,000 Active
27. 2019-08-28
    soldstatus $55,000

ⓘ 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: $1,721 · $143/mo
• Projected year-2 tax: $1,721 · $143/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 8/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,420
• − Mortgage interest: −$8,402
• − Property taxes: −$1,721
• − Insurance: −$2,252
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$4,364
• Taxable loss: −$2,947
• Est. tax savings @ 24.0%: +$707
• After-tax cash flow: $266/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

• County: Hillsborough County · 1,540,968 people
• City population: 68,525
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 24,521
• Household income: $72,393
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 376.0

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 0.59)
• Race & ethnicity: White 54% Hispanic / Latino 34% Two or more races 14% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 19% Puerto Rican 7% Cuban 4%
• Common ancestry: Lithuanian 2% Serbian 2% Romanian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 73% English-only · Spanish 26% Other Asian/Pacific 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: ▼ -69.40%
• Current HPI: 298.1385
• Rent YoY: ▲ 5.09%
• 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

+172.7% since first listed

12 events — show timeline

• 2026-04-20 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-12-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-12-12 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2022-11-21 Price Changed $115,000 Stellar MLS as Distributed by MLS Grid
• 2022-11-18 Price Changed $118,000 Stellar MLS as Distributed by MLS Grid
• 2022-11-08 Price Changed $120,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-30 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-23 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-17 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-31 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2019-08-28 Sold (Public Records) $55,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,721 · +12.1% YoY. Source: county tax records.