3bd/2ba Home Plan · Town 'n' Country, FL 33635

$214,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 369 Days on market

Excellent 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 +25.7/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Condition / age +4.8/5.0
• Appreciation +4.5/10.0
• Schools +4.2/10.0
• Livability +2.5/5.0
• Rent growth +1.2/5.0

Listing remarks MLS

This three bedroom, two bathroom home is wide open with a great room design with 9' ceilings, ceiling in LR, 5" crown and base, nicely appointed baths, vinyl wood grain flooring, white 42" cabinetry w/ soft close doors and under cabinet lighting plus a full Whirlpool S/S appliance package in kitchen, LED lighting through out, window blinds, cornices and so much more! Stop for a tour of this luxury lifestyle and review floor plans and available options. Full warranty from the manufacturer comes with this new home. Get your deposit ready today to lock in all the great incentives.

Key facts

• Listed 368 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.

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 (-5.2%/yr); 105 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 35% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $1k 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.

Negotiation context

• It's been on market 369 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 369 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. 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: 1.18% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.22%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.08% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.14×
• Total profit: $8,264
• Equity at exit: $51,005

10-year hold

• IRR: 7.2%
• Equity multiple: 1.62×
• Total profit: $37,400
• Equity at exit: $52,821

Cash invested: $60,172 (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 33635

• Home prices YoY: -0.4%
• Rents YoY: -5.2%
• Active inventory: 105
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,528 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,224/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $512

Break-even live

Break-even rent $1,880

Max offer price $214,900

Occupancy floor 75%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9213 Camino Villa Blvd Tampa, FL	3.0	2.0	1533	$2,400	$1.57	24d	1	0.29mi
9010 Dacena Villa Pl Tampa, FL	3.0	2.0	1202	$2,200	$1.83	24d	1	0.31mi
9015 Sheldon Chase Dr Tampa, FL	3.0	2.0	1510	$2,500	$1.66	3d	1	0.34mi
9567 Sunbelt St Tampa, FL	1.0–3.0	1.0–2.0	947	$2,369	$2.50	3d	11	0.36mi
8870 W Waters Ave Tampa, FL	1.0–2.0	1.0–2.0	1093	$1,850	$1.69	3d	10	0.44mi
9215 Dalwood Ct Tampa, FL	3.0	2.0	1300	$2,149	$1.65	24d	1	0.47mi
8102 Sheldon Rd Tampa, FL	1.0–2.0	1.0–2.0	737	$1,910	$2.59	2d	22	0.47mi
9507 Camden Hill Ct Tampa, FL	3.0	2.0	1495	$2,500	$1.67	12d	1	0.58mi
8320 Woodlake Pl Tampa, FL	3.0	2.0	1759	$3,650	$2.08	24d	1	0.63mi
8109 Sheldon Shores Dr Tampa, FL	2.0	3.0	1400	$1,700	$1.21	24d	1	0.64mi
8112 Silent Creek Dr Tampa, FL	2.0	2.5	1372	$1,900	$1.38	24d	1	0.66mi
9515 Letterstone Ct Tampa, FL	3.0	2.0	1300	$1,925	$1.48	24d	1	0.66mi
9601 Shalimar Ct Tampa, FL	3.0	2.0	1284	$1,895	$1.48	2d	1	0.72mi
9601 Shalimar Ct Tampa, FL	3.0	2.0	1284	$1,895	$1.48	18d	1	0.72mi
8518 Woodlake Dr Tampa, FL	2.0	1.0	1500	$2,500	$1.67	5d	1	0.73mi
8518 Woodlake Dr Tampa, FL	2.0	1.0	1560	$2,500	$1.60	20d	1	0.73mi
8636 Manassas Rd Tampa, FL	3.0	2.0	1552	$2,550	$1.64	24d	1	0.76mi
9508 W Park Village Dr #107 Tampa, FL	3.0	2.0	1279	$2,475	$1.94	24d	1	0.78mi
7904 Woodvine Cir Tampa, FL	3.0	1.0	1300	$2,500	$1.92	24d	1	0.79mi
8774 Huntfield St Tampa, FL	3.0	2.0	1388	$3,100	$2.23	5d	1	0.82mi
9506 Cavendish Dr Tampa, FL	3.0	2.0	1546	$3,295	$2.13	24d	1	0.85mi
8820 Thomas Oaks Dr Tampa, FL	1.0–3.0	1.0–2.0	1043	$2,675	$2.56	2d	22	0.87mi
10020 Tate Ln Tampa, FL	2.0	2.5	1276	$2,650	$2.08	18d	1	0.96mi
9902 Brompton Dr Tampa, FL	1.0–3.0	1.0–2.5	1303	$2,670	$2.05	2d	38	0.99mi
9874 Montague St Unit 1475279P Tampa, FL	3.0	2.0	1345	$4,126	$3.07	2d	1	1.01mi
9533 Magnolia Blossom Dr Unit 1504550P Tampa, FL	2.0	2.0	1119	$5,304	$4.74	24d	1	1.07mi
9763 Magnolia Blossom Dr Unit 1475288P Tampa, FL	2.0	2.0	1345	$3,522	$2.62	17d	1	1.08mi
9763 Magnolia Blossom Dr Unit 1475286P Tampa, FL	2.0	2.0	1345	$3,559	$2.65	20d	1	1.08mi
9763 Magnolia Blossom Dr Unit 1475282P Tampa, FL	2.0	2.0	1345	$3,608	$2.68	5d	1	1.08mi
10142 Montague St Unit 1475289P Westchase, FL	2.0	2.0	1345	$4,115	$3.06	16d	1	1.10mi
9781 Magnolia Blossom Dr Unit 1475280P Westchase, FL	2.0	2.0	1345	$3,624	$2.69	16d	1	1.10mi
11003 Blaine Top Pl Tampa, FL	2.0	2.5	1147	$2,200	$1.92	24d	1	1.37mi
11013 Blaine Top Pl Tampa, FL	2.0	2.5	1147	$2,100	$1.83	5d	1	1.39mi
8201 Donaldson Dr Tampa, FL	3.0	2.0	1330	$2,850	$2.14	18d	1	1.40mi
8928 Southbay Dr Tampa, FL	3.0	2.0	1860	$2,450	$1.32	20d	1	1.42mi
8928 Southbay Dr Tampa, FL	3.0	2.0	1806	$2,450	$1.36	24d	1	1.42mi
8307 Royal Sand Cir Unit 1475277P Tampa, FL	2.0	2.0	1097	$2,999	$2.73	2d	1	1.45mi

Listing history 15 events

1. 2026-06-18
   days on market $214,900 Active 369 DOM
2. 2026-06-17
   days on market $214,900 Active 368 DOM
3. 2026-06-16
   days on market $214,900 Active 367 DOM
4. 2026-06-15
   days on market $214,900 Active 366 DOM
5. 2026-06-13
   days on market $214,900 Active 364 DOM
6. 2026-06-13
   days on market $214,900 Active 363 DOM
7. 2026-06-09
   days on market $214,900 Active 360 DOM
8. 2026-06-08
   days on market $214,900 Active 359 DOM
9. 2026-06-07
   days on market $214,900 Active 358 DOM
10. 2026-06-04
    days on market $214,900 Active 355 DOM
11. 2026-06-03
    days on market $214,900 Active 354 DOM
12. 2026-06-02
    days on market $214,900 Active 353 DOM
13. 2026-06-01
    days on market $214,900 Active 352 DOM
14. 2026-05-31
    days on market $214,900 Active 351 DOM
15. 2025-06-15
    listed $214,900 Active 594-char remark

    Show marketing remark (594 chars)

    This three bedroom, two bathroom home is wide open with a great room design with 9' ceilings, ceiling in LR, 5" crown and base, nicely appointed baths, vinyl wood grain flooring, white 42" cabinetry w/ soft close doors and under cabinet lighting plus a full Whirlpool S/S appliance package in kitchen, LED lighting through out, window blinds, cornices and so much more! Stop for a tour of this luxury lifestyle and review floor plans and available options. Full warranty from the manufacturer comes with this new home. Get your deposit ready today to lock in all the great incentives.

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 58% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $30,342
• − Mortgage interest: −$12,038
• − Property taxes: −$3,224
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,427
• − Management: −$2,427
• − Depreciation: −$6,252
• Taxable income: $2,900
• Est. tax owed @ 24.0%: −$696
• After-tax cash flow: $5,453/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 · 12 photos

Excellent 95/100 None rehab

This well-maintained, move-in-ready manufactured home features modern finishes and a clean, inviting exterior. It's in excellent condition with minimal maintenance required.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting
• Resale Replace countertops with quartz — Quartz countertops are durable and can add value to the home
• Rental Install smart home devices — Smart home devices can attract tech-savvy renters and add convenience for tenants

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting ↑
• Resale Replace countertops with quartz — Quartz countertops are durable and can add value to the home ↑
• Rental Install smart home devices — Smart home devices can attract tech-savvy renters and add convenience for tenants ↑

ⓘ 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): 19,134
• Household income: $86,894
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 485.0

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 0.64)
• Race & ethnicity: White 48% Hispanic / Latino 35% Two or more races 15% Asian 9% Black 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 11% Dominican 2%
• Common ancestry: Scotch-Irish 2% Romanian 2% Slovak 2%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 58% English-only · Spanish 30% Other Asian/Pacific 4% Other Indo-European 3%

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: ▼ -1.08%
• Current HPI: 260.802
• Rent YoY: ▼ -5.23%
• 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

1 event — show timeline

• 2025-06-15 Listed $214,900 Zillow