130 Susan Pl · Valrico, FL 33594

$25,000

2 bd · 2.0 ba · 800 sqft · Manufactured · 34 Days on market

Built 1973

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the tranquility of this 55+ community, conveniently located at 130 Susan Pl. , just minutes from Brandon. This charming, two-bedroom, two-bathroom manufactured home offers ample space and privacy in the highly sought-after Valrico area. Key features include an open-concept living area, seamlessly connecting the living space to the kitchen. The home features a primary bedroom and a second bedroom for comfort and two full Bathrooms. Durable upgrades include vinyl flooring, and an enclosed lanai that serves as a versatile sunroom or additional seating area. The property features a newly installed metal roof, ensuring durability, and a carport accommodating two vehicles. All appliances

Key facts

• Optional hoa
• Enclosed lanai
• Built 1973

Tags

• OPEN-CONCEPT LIVING AREA
• ENCLOSED LANAI
• NEWLY INSTALLED METAL ROOF
• OPTIONAL HOA
• ACCESS TO TWO SWIMMING POOLS
• CLUBHOUSE FEATURES POOL TABLES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#442 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A; Watch: amenities F, commute 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.
• Market conditions: Rents rising (+2.2%/yr); 211 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $173 of loan paydown is wiped out by about $750 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 + 2.2% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Recommended offer $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 8.35% ✓
• Cap rate: 77.15%
• Cash-on-cash: 253.07%
• DSCR: 12.26
• GRM: 1.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.19% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.62×
• Total profit: $88,317
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 28.33×
• Total profit: $191,291
• Equity at exit: $2,162

Cash invested: $7,000 (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 33594

• Rents YoY: 2.2%
• Active inventory: 211
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $2,087 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $1,476

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 24%

Sensitivity live

Price	-10% $1,494	-5% $1,485	+0% $1,476	+5% $1,468	+10% $1,459
Rent	-10% $1,311	-5% $1,394	+0% $1,476	+5% $1,559	+10% $1,641
Rate	-1.0pp $1,489	-0.5pp $1,483	base $1,476	+0.5pp $1,470	+1.0pp $1,463

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Crayford Pl Valrico, FL	3.0	2.0	1033	$1,975	$1.91	21d	1	0.36mi
108 Valrico Station Rd Unit 1 Valrico, FL	2.0	2.0	844	$1,767	$2.09	5d	1	1.00mi

Listing history 12 events

1. 2026-06-15
   days on market $25,000 Active 34 DOM
2. 2026-06-13
   days on market $25,000 Active 32 DOM
3. 2026-06-13
   days on market $25,000 Active 31 DOM
4. 2026-06-09
   days on market $25,000 Active 28 DOM
5. 2026-06-08
   days on market $25,000 Active 27 DOM
6. 2026-06-07
   days on market $25,000 Active 26 DOM
7. 2026-06-04
   days on market $25,000 Active 23 DOM
8. 2026-06-03
   days on market $25,000 Active 22 DOM
9. 2026-06-02
   days on market $25,000 Active 21 DOM
10. 2026-06-01
    days on market $25,000 Active 20 DOM
11. 2026-05-31
    days on market $25,000 Active 19 DOM
12. 2026-05-12
    listed $25,000 Active 1001-char remark

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

Taxation est. · year 1

• Rental income: $25,049
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − Depreciation: −$727
• Taxable income: $18,413
• Est. tax owed @ 24.0%: −$4,419
• After-tax cash flow: $13,296/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 — Valrico

• Score: 70/100
• State rank: #442
• US rank: #7901

Category grades

Amenities F Commute F Cost of living B Crime A Employment A Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Valrico, FL
• County: Hillsborough County · 1,540,968 people
• City population: 65,118
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 37,361
• Household income: $96,628
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 568.0

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 0.65)
• Race & ethnicity: White 52% Hispanic / Latino 25% Two or more races 17% Black 15% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 8% Cuban 3% Dominican 2%
• Common ancestry: Romanian 2% Hispanic 2% Lithuanian 2%
• Foreign-born: 17% · Canada, Jamaica, Dominican Republic
• Languages at home: 72% English-only · Spanish 19% Other Indo-European 2% Other Asian/Pacific 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: ▼ -226.31%
• Current HPI: 317.0404
• Rent YoY: ▲ 2.19%
• 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