10617 Skewlee Gardens Dr · Thonotosassa, FL 33592

$364,900

4 bd · 3.0 ba · 2,280 sqft · Manufactured public records · 26 Days on market

Built 2018 0.92 ac lot

---

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 +13.5/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Short Sale. PRICE REDUCED! Totally renovated mobile home in Thonotosassa! Set on a quiet dead-end street, this property is just five minutes from I-4. Inside, it`s an all-new residence, complete with brand-new floors, repainted walls in neutral colors andand replaced A/C. The kitchen is filled with wood cabinets, easy-care laminate counters and white Maytag and Frigidaire appliances, with a convenient breakfast bar that`s ideal for everyday dining. The master offers a double closet and new laminate floors, and the private master bath features a stand-alone shower and a single vanity with easy-care counters. The carpeted guest bedrooms shared the second full bath, which comes with a shower/tub. Outside, surrounding the backyard is a privacy-enhancing wooden fence, creating a tranquil retreat-like space and the play fort will stay! As a special bonus, the new, three-tier wooden deck provides 360 square feet of space! "List price may not be sufficient to pay the total of all liens & costs of sale, & sale ofProperty at full listing price may require approval of seller's lender(s). "

Key facts

• Generous lot
• Large breakfast bar
• Spacious kitchen

Tags

• GENEROUS LOT
• EASY ACCESS TO TAMPA
• SPACIOUS KITCHEN
• STAINLESS STEEL APPLIANCES
• FARMHOUSE SINK
• LARGE BREAKFAST BAR

Property features AI

Finance

• Other: Homestead exempt; Zoned RSC-6
• HOA & community: No association

Exterior

• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Cable available; Underground utilities
• Home design: Manufactured double-wide home; Single-story; Faces west; Entry level: 1
• Construction: Vinyl siding; Shingle roof; Crawlspace foundation; Built as a double-wide manufactured home
• Exterior features: Rear porch; Sidewalk; Sliding doors; Shed(s); Oak trees on property; Paved lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Split bedroom layout; Walk-in closets; Blinds; Smoke detectors
• Laundry & utility: Indoor laundry room; Inside utility / family room area

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $365k.

Deal economics

• At list price, monthly cash flow is $15 ($174/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 $320k (12.4% below list).
• Recommended offer: $320k (12.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#673 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment D-.
• 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: Mcdonald Elementary School (math 30% / reading 34%, grade F, #1,797 of 2,144 statewide, top 86%, 559 students, 82% FRL); Burnett Middle School (math 21% / reading 29%, grade F, #517 of 571 statewide, top 91%, 628 students, 73% FRL); Armwood High School (math 28% / reading 38%, grade F, #406 of 667 statewide, top 61%, 2,400 students, 66% FRL) — zoned schools average 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% 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: 120 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• At $3,198/mo this rent would consume 56% of the median local household income ($69k/yr) (locally 306% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 26 days — a 2% lower offer ($359k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 $60k; list at $365k implies a 508% 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $319,782 (12.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.88% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• 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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-58,163
• Equity at exit: $54,408

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-49,285
• Equity at exit: $31,550

Cash invested: $102,172 (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 33592

• Home prices YoY: -7.8%
• Active inventory: 120
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,198 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$446 /mo · $5,354/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $15

Break-even live

Break-even rent $3,179

Max offer price $364,900

Occupancy floor 95%

Sensitivity live

Price	-10% $221	-5% $118	+0% $15	+5% $-89	+10% $-192
Rent	-10% $-238	-5% $-112	+0% $15	+5% $141	+10% $267
Rate	-1.0pp $198	-0.5pp $107	base $15	+0.5pp $-80	+1.0pp $-176

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: $91,225
• Closing costs: $10,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10027 Dolphin Gull Cir Thonotosassa, FL	4.0	3.0	2691	$3,450	$1.28	22d	1	1.22mi
10067 Dolphin Gull Cir Thonotosassa, FL	4.0	3.0	2675	$3,500	$1.31	14d	1	1.23mi

Listing history 23 events

1. 2026-06-21
   pricedays on market $364,900 Active 26 DOM
2. 2026-06-18
   days on market $374,900 Active 23 DOM
3. 2026-06-17
   days on market $374,900 Active 22 DOM
4. 2026-06-16
   days on market $374,900 Active 21 DOM
5. 2026-06-15
   days on market $374,900 Active 20 DOM
6. 2026-06-13
   days on market $374,900 Active 18 DOM
7. 2026-06-13
   days on market $374,900 Active 17 DOM
8. 2026-06-09
   days on market $374,900 Active 14 DOM
9. 2026-06-08
   days on market $374,900 Active 13 DOM
10. 2026-06-07
    days on market $374,900 Active 12 DOM
11. 2026-06-04
    days on market $374,900 Active 9 DOM
12. 2026-06-03
    days on market $374,900 Active 8 DOM
13. 2026-06-02
    days on market $374,900 Active 7 DOM
14. 2026-06-01
    days on market $374,900 Active 6 DOM
15. 2026-05-31
    days on market $374,900 Active 5 DOM
16. 2026-05-26
    listed $374,900 Active
17. 2018-08-06
    soldstatus $60,000
18. 2009-11-13
    soldstatus $45,000 1116-char remark

    Show marketing remark (1116 chars)

    Short Sale. PRICE REDUCED! Totally renovated mobile home in Thonotosassa! Set on a quiet dead-end street, this property is just five minutes from I-4. Inside, it`s an all-new residence, complete with brand-new floors, repainted walls in neutral colors andand replaced A/C. The kitchen is filled with wood cabinets, easy-care laminate counters and white Maytag and Frigidaire appliances, with a convenient breakfast bar that`s ideal for everyday dining. The master offers a double closet and new laminate floors, and the private master bath features a stand-alone shower and a single vanity with easy-care counters. The carpeted guest bedrooms shared the second full bath, which comes with a shower/tub. Outside, surrounding the backyard is a privacy-enhancing wooden fence, creating a tranquil retreat-like space and the play fort will stay! As a special bonus, the new, three-tier wooden deck provides 360 square feet of space! "List price may not be sufficient to pay the total of all liens & costs of sale, & sale ofProperty at full listing price may require approval of seller's lender(s). "

19. 2009-04-13
    listed $49,900 1116-char remark

    Show marketing remark (1116 chars)

    Short Sale. PRICE REDUCED! Totally renovated mobile home in Thonotosassa! Set on a quiet dead-end street, this property is just five minutes from I-4. Inside, it`s an all-new residence, complete with brand-new floors, repainted walls in neutral colors andand replaced A/C. The kitchen is filled with wood cabinets, easy-care laminate counters and white Maytag and Frigidaire appliances, with a convenient breakfast bar that`s ideal for everyday dining. The master offers a double closet and new laminate floors, and the private master bath features a stand-alone shower and a single vanity with easy-care counters. The carpeted guest bedrooms shared the second full bath, which comes with a shower/tub. Outside, surrounding the backyard is a privacy-enhancing wooden fence, creating a tranquil retreat-like space and the play fort will stay! As a special bonus, the new, three-tier wooden deck provides 360 square feet of space! "List price may not be sufficient to pay the total of all liens & costs of sale, & sale ofProperty at full listing price may require approval of seller's lender(s). "

20. 2001-07-16
    soldstatus $59,000
21. 1989-12-01
    soldstatus $29,500
22. 1985-02-01
    soldstatus $20,500
23. 1983-07-01
    soldstatus $17,000

ⓘ 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: $5,354 · $446/mo
• Projected year-2 tax: $5,354 · $446/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥111°F today · 24 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: $38,374
• − Mortgage interest: −$20,440
• − Property taxes: −$5,354
• − Insurance: −$1,824
• − Repairs & maintenance: −$3,070
• − Management: −$3,070
• − Depreciation: −$10,615
• Taxable loss: −$6,000
• Est. tax savings @ 24.0%: +$1,440
• After-tax cash flow: $1,614/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 — Thonotosassa

• Score: 64/100
• State rank: #673
• US rank: #13914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thonotosassa, FL
• County: Hillsborough County · 1,540,968 people
• City population: 12,333
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 12,333
• Household income: $68,802
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 306.0

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 0.57)
• Race & ethnicity: White 62% Hispanic / Latino 16% Black 15% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4% Cuban 2%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 1%
• Foreign-born: 9% · Canada, Jamaica, Vietnam
• Languages at home: 82% English-only · Spanish 12% Other Indo-European 1% 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: ▼ -30.90%
• Current HPI: 364.3745
• Rent YoY: —
• 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

+2105.3% since first listed

8 events — show timeline

• 2026-05-26 Listed $374,900 Stellar MLS as Distributed by MLS Grid
• 2018-08-06 Sold (Public Records) $60,000 Public Records
• 2009-11-13 Sold (MLS) $45,000 Stellar MLS as Distributed by MLS Grid
• 2009-04-13 Listed $49,900 Stellar MLS as Distributed by MLS Grid
• 2001-07-16 Sold (Public Records) $59,000 Public Records
• 1989-12-01 Sold (Public Records) $29,500 Public Records
• 1985-02-01 Sold (Public Records) $20,500 Public Records
• 1983-07-01 Sold (Public Records) $17,000 Public Records

Property tax history

+14.5%/yr

Latest (2025): $5,354 · +302.2% YoY. Source: county tax records.