10411 Ratell Ave · Gibsonton, FL 33534

$175,000

2 bd · 2.0 ba · 1,090 sqft · Manufactured public records · 68 Days on market

Built 1985 0.31 ac lot

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Why this score? — see what drove the C+ 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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Rent growth +4.5/5.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

RSB Zoned. .. Two electric Poles, Two Septic tanks Bring your RV, Trucks, Trailers

Key facts

• 0.31 acre lot
• Built 1985
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#479 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A-; 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: Gibsonton Elementary School (math 38% / reading 31%, grade F, #1,709 of 2,144 statewide, top 81%, 510 students, 82% FRL); Dowdell Middle Magnet School (math 23% / reading 29%, grade F, #506 of 571 statewide, top 89%, 526 students, 76% FRL); East Bay High School (math 24% / reading 35%, grade F, #447 of 667 statewide, top 68%, 1,995 students, 51% FRL) — zoned schools average 70% FRL vs 52% district-wide (18 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: Rents rising fast (+8.1%/yr); 107 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 8.0% rent growth), your $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $175k implies a 872% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.14% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.79%
• DSCR: 1.48
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.21×
• Total profit: $10,269
• Equity at exit: $26,093

10-year hold

• IRR: 18.6%
• Equity multiple: 2.90×
• Total profit: $93,179
• Equity at exit: $15,131

Cash invested: $49,000 (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 33534

• Home prices YoY: -18.2%
• Rents YoY: 8.1%
• Active inventory: 107
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,002 high
• Mortgage (P&I): −$918
• Tax from tax record: −$150 /mo · $1,805/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $441

Break-even live

Break-even rent $1,444

Max offer price $175,000

Occupancy floor 73%

Sensitivity live

Price	-10% $540	-5% $490	+0% $441	+5% $391	+10% $341
Rent	-10% $282	-5% $361	+0% $441	+5% $520	+10% $599
Rate	-1.0pp $529	-0.5pp $485	base $441	+0.5pp $395	+1.0pp $349

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11237 Riley Pines Cir Gibsonton, FL	3.0	2.0	1461	$1,500	$1.03	1d	1	0.56mi
10113 Candleberry Woods Ln Gibsonton, FL	3.0	2.0	1431	$1,900	$1.33	26d	1	0.62mi
8828 Kanawha Rd Riverview, FL	2.0	2.0	950	$1,450	$1.53	26d	1	1.14mi
7865 Carriage Pointe Dr Unit 3/2 Gibsonton, FL	3.0	2.0	1484	$2,200	$1.48	26d	1	1.23mi
11525 Southern Creek Dr Gibsonton, FL	3.0	2.0	1444	$2,495	$1.73	16d	1	1.24mi
8683 Holly Grove Ct Riverview, FL	3.0	2.5	1525	$2,514	$1.65	1d	5	1.25mi
9711 Magnolia View Ct Riverview, FL	1.0–3.0	1.0–2.0	1069	$2,087	$1.95	1d	30	1.29mi
9852 Indiana St Gibsonton, FL	2.0	1.0	720	$1,700	$2.36	5d	1	1.29mi
9407 Riverview Dr Unit A Riverview, FL	1.0	1.0	800	$1,200	$1.50	0d	1	1.35mi
8825 Oak St Riverview, FL	3.0	2.0	1086	$2,500	$2.30	26d	1	1.39mi

Listing history 17 events

1. 2026-06-17
   status $175,000 Pending 68 DOM
2. 2026-06-17
   days on market $175,000 Active 68 DOM
3. 2026-06-16
   days on market $175,000 Active 67 DOM
4. 2026-06-15
   days on market $175,000 Active 66 DOM
5. 2026-06-13
   days on market $175,000 Active 64 DOM
6. 2026-06-13
   days on market $175,000 Active 63 DOM
7. 2026-06-09
   days on market $175,000 Active 60 DOM
8. 2026-06-08
   days on market $175,000 Active 59 DOM
9. 2026-06-07
   days on market $175,000 Active 58 DOM
10. 2026-06-04
    days on market $175,000 Active 55 DOM
11. 2026-06-03
    days on market $175,000 Active 54 DOM
12. 2026-06-02
    days on market $175,000 Active 53 DOM
13. 2026-06-01
    days on market $175,000 Active 52 DOM
14. 2026-05-31
    days on market $175,000 Active 51 DOM
15. 2026-04-10
    listed $175,000 Active 82-char remark

    Show marketing remark (82 chars)

    RSB Zoned. .. Two electric Poles, Two Septic tanks Bring your RV, Trucks, Trailers

16. 1989-08-01
    soldstatus $18,000
17. 1985-10-01
    soldstatus $18,000

ⓘ 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: $1,805 · $150/mo
• Projected year-2 tax: $1,805 · $150/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 26 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,024
• − Mortgage interest: −$9,803
• − Property taxes: −$1,805
• − Insurance: −$875
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − Depreciation: −$5,091
• Taxable income: $2,607
• Est. tax owed @ 24.0%: −$626
• After-tax cash flow: $4,661/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 — Gibsonton

• Score: 69/100
• State rank: #479
• US rank: #8752

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gibsonton, FL
• County: Hillsborough County · 1,540,968 people
• City population: 17,740
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 17,740
• Household income: $80,484
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 487.0

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: Hispanic / Latino 38% White 36% Two or more races 23% Black 19% Asian 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 10% Cuban 4% Dominican 3%
• Common ancestry: Hispanic 3% Russian 1% Lithuanian 1%
• Foreign-born: 16% · Canada, Guatemala, Jamaica
• Languages at home: 66% English-only · Spanish 30% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -72.07%
• Current HPI: 323.4367
• Rent YoY: ▲ 8.05%
• 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

+872.2% since first listed

3 events — show timeline

• 2026-04-10 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 1989-08-01 Sold (Public Records) $18,000 Public Records
• 1985-10-01 Sold (Public Records) $18,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,805 · +15.1% YoY. Source: county tax records.