314 Dickman Dr SW · Ruskin, FL 33570

$150,000

3 bd · 2.0 ba · 1,315 sqft · SingleFamily public records · 21 Days on market

Built 1958 0.33 ac lot

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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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Peaceful water views from this recently updated three bedroom home on a large wooded lot. This charming Florida ranch-style residence has been freshly painted inside & out, newly landscaped & new carpet & tile installed. The spacious, Galley kitchen boasts all new stainless appliances, generous cabinet & counter space, and picture window with lovely wooded views. The main residence has a large family room, formal dining and two bedrooms & one bath. There is a separate studio with one bedroom & bath. Located on the Ruskin Inlet this property offers access to some of the best fishing, boating, fishing & Kayaking waters in the area. Close to I75, US 41 & Hwy 301 as well as shopping & dining. All Information recorded in the MLS is intended to be accurate but cannot be guaranteed, buyer advised to verify. Sold As-Is.

Key facts

• 0.33 acre lot
• Parking
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 4.7% in Ruskin — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#392 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute B+; Watch: amenities 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.
• Zoned schools: Ruskin Elementary School (math 30% / reading 23%, grade F, #2,009 of 2,144 statewide, top 94%, 781 students, 77% FRL); Shields Middle School (math 29% / reading 27%, grade F, #486 of 571 statewide, top 86%, 1,867 students, 68% FRL); Lennard High School (math 30% / reading 46%, grade F, #328 of 667 statewide, top 50%, 2,404 students, 47% FRL).
• Zoned-school proficiency averages 31% at this address vs 48% district-wide (-18 pts) — the specific schools serving this property underperform the Hillsborough average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 497 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 36% of the median local income ($72k/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 $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 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y ago; this cycle's ask has dropped $175k (54%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are F-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. 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.
6. 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.
7. 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: 1.43% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.41%
• DSCR: 1.69
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.50×
• Total profit: $-21,178
• Equity at exit: $22,365

10-year hold

• IRR: -11.5%
• Equity multiple: 0.40×
• Total profit: $-25,125
• 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 33570

• Home prices YoY: -28.8%
• Rents YoY: 0.9%
• Active inventory: 497
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,141 high
• Mortgage (P&I): −$787
• Tax from tax record: −$303 /mo · $3,630/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $113

Break-even live

Break-even rent $1,998

Max offer price $150,000

Occupancy floor 90%

Sensitivity live

Price	-10% $198	-5% $155	+0% $113	+5% $70	+10% $28
Rent	-10% $-56	-5% $28	+0% $113	+5% $198	+10% $282
Rate	-1.0pp $188	-0.5pp $151	base $113	+0.5pp $74	+1.0pp $35

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: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 6th Ave SW Ruskin, FL	3.0	1.0	1620	$1,795	$1.11	1d	1	0.11mi
320 Blue Point Dr Ruskin, FL	4.0	2.0	1767	$2,155	$1.22	0d	1	0.61mi
578 Olive Conch St Ruskin, FL	3.0	2.0	1516	$2,100	$1.39	24d	1	0.67mi
986 7th Ave NW Ruskin, FL	3.0	2.0	1516	$2,381	$1.57	1d	1	0.75mi
511 Sunlit Coral St Ruskin, FL	3.0	2.0	1504	$1,995	$1.33	26d	1	0.85mi
649 Sunlit Coral St Ruskin, FL	3.0	2.0	1516	$1,995	$1.32	7d	1	0.91mi
590 Sunlit Coral St Ruskin, FL	3.0	2.0	1516	$2,200	$1.45	26d	1	0.91mi
424 Newmont Cir Ruskin, FL	3.0	3.0	1707	$1,950	$1.14	26d	1	0.92mi
724 Royal Empress Dr Ruskin, FL	3.0	2.5	1796	$2,195	$1.22	5d	1	0.96mi
1029 Spotted Egret Loop Ruskin, FL	3.0	2.5	1463	$2,150	$1.47	7d	1	1.03mi
1251 9th St SE Ruskin, FL	3.0–4.0	2.0–2.5	1650	$2,111	$1.28	7d	1	1.10mi
1721 2nd St SE Ruskin, FL	4.0	1.5	1321	$1,883	$1.43	0d	1	1.23mi
1610 Bonita Bluff Ct Ruskin, FL	3.0	2.0	1448	$2,175	$1.50	26d	1	1.26mi
1113 Brenton Leaf Dr Ruskin, FL	3.0	2.0	1383	$1,985	$1.44	22d	1	1.46mi
720 Chatham Walk Dr Ruskin, FL	3.0	2.0	1404	$1,870	$1.33	0d	1	1.49mi

Listing history 22 events

1. 2026-01-21
   status Pending
2. 2026-01-17
   status Active
3. 2026-01-17
   price $150,000
4. 2025-06-12
   status Pending
5. 2025-05-27
   listed $325,000 Active
6. 2021-03-22
   soldstatus $183,000
7. 2016-04-18
   soldstatus $124,900 Sold 877-char remark

   Show marketing remark (877 chars)

   Peaceful water views from this recently updated three bedroom home on a large wooded lot. This charming Florida ranch-style residence has been freshly painted inside & out, newly landscaped & new carpet & tile installed. The spacious, Galley kitchen boasts all new stainless appliances, generous cabinet & counter space, and picture window with lovely wooded views. The main residence has a large family room, formal dining and two bedrooms & one bath. There is a separate studio with one bedroom & bath. Located on the Ruskin Inlet this property offers access to some of the best fishing, boating, fishing & Kayaking waters in the area. Close to I75, US 41 & Hwy 301 as well as shopping & dining. All Information recorded in the MLS is intended to be accurate but cannot be guaranteed, buyer advised to verify. Sold As-Is.

8. 2016-04-12
   status Pending 877-char remark

   Show marketing remark (877 chars)

   Peaceful water views from this recently updated three bedroom home on a large wooded lot. This charming Florida ranch-style residence has been freshly painted inside & out, newly landscaped & new carpet & tile installed. The spacious, Galley kitchen boasts all new stainless appliances, generous cabinet & counter space, and picture window with lovely wooded views. The main residence has a large family room, formal dining and two bedrooms & one bath. There is a separate studio with one bedroom & bath. Located on the Ruskin Inlet this property offers access to some of the best fishing, boating, fishing & Kayaking waters in the area. Close to I75, US 41 & Hwy 301 as well as shopping & dining. All Information recorded in the MLS is intended to be accurate but cannot be guaranteed, buyer advised to verify. Sold As-Is.

9. 2016-04-08
   status Active 877-char remark

   Show marketing remark (877 chars)

   Peaceful water views from this recently updated three bedroom home on a large wooded lot. This charming Florida ranch-style residence has been freshly painted inside & out, newly landscaped & new carpet & tile installed. The spacious, Galley kitchen boasts all new stainless appliances, generous cabinet & counter space, and picture window with lovely wooded views. The main residence has a large family room, formal dining and two bedrooms & one bath. There is a separate studio with one bedroom & bath. Located on the Ruskin Inlet this property offers access to some of the best fishing, boating, fishing & Kayaking waters in the area. Close to I75, US 41 & Hwy 301 as well as shopping & dining. All Information recorded in the MLS is intended to be accurate but cannot be guaranteed, buyer advised to verify. Sold As-Is.

10. 2016-04-04
    status Pending 877-char remark

    Show marketing remark (877 chars)

    Peaceful water views from this recently updated three bedroom home on a large wooded lot. This charming Florida ranch-style residence has been freshly painted inside & out, newly landscaped & new carpet & tile installed. The spacious, Galley kitchen boasts all new stainless appliances, generous cabinet & counter space, and picture window with lovely wooded views. The main residence has a large family room, formal dining and two bedrooms & one bath. There is a separate studio with one bedroom & bath. Located on the Ruskin Inlet this property offers access to some of the best fishing, boating, fishing & Kayaking waters in the area. Close to I75, US 41 & Hwy 301 as well as shopping & dining. All Information recorded in the MLS is intended to be accurate but cannot be guaranteed, buyer advised to verify. Sold As-Is.

11. 2016-03-24
    listed $124,900 Active 877-char remark

    Show marketing remark (877 chars)

    Peaceful water views from this recently updated three bedroom home on a large wooded lot. This charming Florida ranch-style residence has been freshly painted inside & out, newly landscaped & new carpet & tile installed. The spacious, Galley kitchen boasts all new stainless appliances, generous cabinet & counter space, and picture window with lovely wooded views. The main residence has a large family room, formal dining and two bedrooms & one bath. There is a separate studio with one bedroom & bath. Located on the Ruskin Inlet this property offers access to some of the best fishing, boating, fishing & Kayaking waters in the area. Close to I75, US 41 & Hwy 301 as well as shopping & dining. All Information recorded in the MLS is intended to be accurate but cannot be guaranteed, buyer advised to verify. Sold As-Is.

12. 2015-08-12
    historical
13. 2015-07-23
    listed $121,540 Active
14. 2015-03-31
    historical
15. 2014-06-10
    historical
16. 2014-05-07
    price $145,000
17. 2014-05-07
    price $135,000
18. 2014-05-07
    status Active
19. 2014-05-07
    price $150,000
20. 2013-06-07
    listed $158,000 Active
21. 1988-10-01
    soldstatus $65,000
22. 1987-04-01
    soldstatus $50,000

ⓘ 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: $3,630 · $303/mo
• Projected year-2 tax: $3,630 · $303/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,688
• − Mortgage interest: −$8,402
• − Property taxes: −$3,630
• − Insurance: −$5,868
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − Depreciation: −$4,364
• Taxable loss: −$687
• Est. tax savings @ 24.0%: +$165
• After-tax cash flow: $1,520/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 — Ruskin

• Score: 71/100
• State rank: #392
• US rank: #6879

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ruskin, FL
• County: Hillsborough County · 1,540,968 people
• City population: 33,319
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 33,319
• Household income: $72,172
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 611.0

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 0.69)
• Race & ethnicity: White 40% Hispanic / Latino 32% Black 23% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 6% Cuban 1% Dominican 4%
• Common ancestry: Italian 2% Romanian 2% Hispanic 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 72% English-only · Spanish 23% French/Haitian/Cajun 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: ▼ -112.10%
• Current HPI: 277.8257
• Rent YoY: ▲ 0.90%
• 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

+200.0% since first listed

22 events — show timeline

• 2026-01-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-17 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-05-27 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2021-03-22 Sold (Public Records) $183,000 Public Records
• 2016-04-18 Sold (MLS) $124,900 Stellar MLS as Distributed by MLS Grid
• 2016-04-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-04-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-04-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-03-24 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2015-08-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2015-07-23 Listed $121,540 Stellar MLS as Distributed by MLS Grid
• 2015-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-05-07 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2014-05-07 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2014-05-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-05-07 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2013-06-07 Listed $158,000 Stellar MLS as Distributed by MLS Grid
• 1988-10-01 Sold (Public Records) $65,000 Public Records
• 1987-04-01 Sold (Public Records) $50,000 Public Records

Property tax history

+13.4%/yr

Latest (2025): $3,630 · +10.8% YoY. Source: county tax records.