5301 Royal Oak Dr · Mango, FL 33610

$240,000

5 bd · 2.0 ba · 2,016 sqft · Manufactured public records · 62 Days on market

Built 2007 0.29 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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +6.2/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stop paying rent!! Opportunity knocks! Are you looking for a completely remodeled home with an excellent modern finish? If so, come visit this stunning home and make it yours!! No CDD or HOA! This home sits on a big lot with plenty of room to enjoy! Inside the main house you will find a split-plan with a total of 5 bedrooms and 2 full bathrooms; a beautiful living room, dining room and eat-in kitchen. The Master bedroom comes with a walk-in closet, an en-suite bathroom with a tub, a shower and large dual vanities. This home has been fully remodeled with a new roof, new attic insulation, new AC heat pump, new electric water heater, new sheet rock walls, new bedroom and closet doors, new lights and outlets, new wood cabinets in the kitchen with stunning granite counter tops, new luxury waterproof vinyl flooring all over, and a new beautiful front door! On top of that, enjoy your gorgeous kitchen with all of the stainless steel appliances including a range, refrigerator, dishwasher and an elegant backsplash that enhances the kitchen! The house comes with two sheds for storage. The outside front deck is large and perfect to entertain your family and friends! Don't let this opportunity pass and start building your equity! You work hard for your money; you deserve this investment!!

Key facts

• Master suite
• Recent updates
• Quarter acre

Tags

• QUARTER ACRE
• MASTER SUITE
• EN SUITE BATH
• WALK IN CLOSET
• SPACIOUS KITCHEN
• RECENT UPDATES

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $226k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#265 in FL, #4,263 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A; Watch: amenities F, employment 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: Armwood High School (math 28% / reading 38%, grade F, #406 of 667 statewide, top 61%, 2,400 students, 66% FRL).
• Zoned-school proficiency averages 33% at this address vs 48% district-wide (-16 pts) — the specific schools serving this property underperform the Hillsborough average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-4.7%/yr); 282 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 $2,699/mo this rent would consume 60% of the median local household income ($54k/yr) (locally 2431% 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 $2k of loan paydown is wiped out by about $7k 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 62 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $160k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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: 1.12% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.66×
• Total profit: $-22,623
• Equity at exit: $35,785

10-year hold

• IRR: -5.0%
• Equity multiple: 0.72×
• Total profit: $-18,861
• Equity at exit: $20,751

Cash invested: $67,200 (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 33610

• Home prices YoY: -27.0%
• Rents YoY: -4.7%
• Active inventory: 282
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,699 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$396 /mo · $4,750/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $378

Break-even live

Break-even rent $2,221

Max offer price $240,000

Occupancy floor 81%

Sensitivity live

Price	-10% $514	-5% $446	+0% $378	+5% $310	+10% $242
Rent	-10% $165	-5% $271	+0% $378	+5% $485	+10% $591
Rate	-1.0pp $499	-0.5pp $439	base $378	+0.5pp $316	+1.0pp $253

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5217 Hillside Meadow Pl Tampa, FL	4.0	2.5	1516	$2,250	$1.48	25d	1	0.12mi
10246 Douglas Oaks Cir Tampa, FL	1.0–4.0	1.0–2.0	1070	$2,290	$2.14	0d	36	1.30mi

Listing history 18 events

1. 2026-06-08
   price $240,000 Pending 62 DOM
2. 2026-02-28
   status Pending
3. 2026-01-17
   status Active
4. 2026-01-17
   price $225,000
5. 2025-09-10
   status Pending
6. 2025-08-21
   listed $400,000 Active
7. 2024-12-11
   historical
8. 2024-10-22
   price $285,900
9. 2024-09-10
   price $299,000
10. 2024-08-26
    price $315,000
11. 2024-08-19
    listed $329,000 Active
12. 2023-02-20
    soldstatus $300,000
13. 2023-02-10
    soldstatus $300,000 Closed 1301-char remark

    Show marketing remark (1301 chars)

    Stop paying rent!! Opportunity knocks! Are you looking for a completely remodeled home with an excellent modern finish? If so, come visit this stunning home and make it yours!! No CDD or HOA! This home sits on a big lot with plenty of room to enjoy! Inside the main house you will find a split-plan with a total of 5 bedrooms and 2 full bathrooms; a beautiful living room, dining room and eat-in kitchen. The Master bedroom comes with a walk-in closet, an en-suite bathroom with a tub, a shower and large dual vanities. This home has been fully remodeled with a new roof, new attic insulation, new AC heat pump, new electric water heater, new sheet rock walls, new bedroom and closet doors, new lights and outlets, new wood cabinets in the kitchen with stunning granite counter tops, new luxury waterproof vinyl flooring all over, and a new beautiful front door! On top of that, enjoy your gorgeous kitchen with all of the stainless steel appliances including a range, refrigerator, dishwasher and an elegant backsplash that enhances the kitchen! The house comes with two sheds for storage. The outside front deck is large and perfect to entertain your family and friends! Don't let this opportunity pass and start building your equity! You work hard for your money; you deserve this investment!!

14. 2023-01-07
    status Pending 1301-char remark

    Show marketing remark (1301 chars)

    Stop paying rent!! Opportunity knocks! Are you looking for a completely remodeled home with an excellent modern finish? If so, come visit this stunning home and make it yours!! No CDD or HOA! This home sits on a big lot with plenty of room to enjoy! Inside the main house you will find a split-plan with a total of 5 bedrooms and 2 full bathrooms; a beautiful living room, dining room and eat-in kitchen. The Master bedroom comes with a walk-in closet, an en-suite bathroom with a tub, a shower and large dual vanities. This home has been fully remodeled with a new roof, new attic insulation, new AC heat pump, new electric water heater, new sheet rock walls, new bedroom and closet doors, new lights and outlets, new wood cabinets in the kitchen with stunning granite counter tops, new luxury waterproof vinyl flooring all over, and a new beautiful front door! On top of that, enjoy your gorgeous kitchen with all of the stainless steel appliances including a range, refrigerator, dishwasher and an elegant backsplash that enhances the kitchen! The house comes with two sheds for storage. The outside front deck is large and perfect to entertain your family and friends! Don't let this opportunity pass and start building your equity! You work hard for your money; you deserve this investment!!

15. 2022-12-15
    listed $305,000 Active 1301-char remark

    Show marketing remark (1301 chars)

    Stop paying rent!! Opportunity knocks! Are you looking for a completely remodeled home with an excellent modern finish? If so, come visit this stunning home and make it yours!! No CDD or HOA! This home sits on a big lot with plenty of room to enjoy! Inside the main house you will find a split-plan with a total of 5 bedrooms and 2 full bathrooms; a beautiful living room, dining room and eat-in kitchen. The Master bedroom comes with a walk-in closet, an en-suite bathroom with a tub, a shower and large dual vanities. This home has been fully remodeled with a new roof, new attic insulation, new AC heat pump, new electric water heater, new sheet rock walls, new bedroom and closet doors, new lights and outlets, new wood cabinets in the kitchen with stunning granite counter tops, new luxury waterproof vinyl flooring all over, and a new beautiful front door! On top of that, enjoy your gorgeous kitchen with all of the stainless steel appliances including a range, refrigerator, dishwasher and an elegant backsplash that enhances the kitchen! The house comes with two sheds for storage. The outside front deck is large and perfect to entertain your family and friends! Don't let this opportunity pass and start building your equity! You work hard for your money; you deserve this investment!!

16. 1996-03-25
    soldstatus $18,900
17. 1995-06-12
    soldstatus $29,000
18. 1981-04-01
    soldstatus $18,900

ⓘ 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: $4,750 · $396/mo
• Projected year-2 tax: $4,750 · $396/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥110°F today · 16 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,392
• − Mortgage interest: −$13,444
• − Property taxes: −$4,750
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,591
• − Management: −$2,591
• − Depreciation: −$6,982
• Taxable income: $834
• Est. tax owed @ 24.0%: −$200
• After-tax cash flow: $4,337/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 — Mango

• Score: 75/100
• State rank: #265
• US rank: #4263

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mango, FL
• County: Hillsborough County · 1,540,968 people
• City population: 27,172
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 46,587
• Household income: $54,209
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 2431.0

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 0.62)
• Race & ethnicity: Black 55% Hispanic / Latino 22% White 17% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Cuban 6%
• Common ancestry: Hispanic 2% Romanian 1% Slovak 1%
• Foreign-born: 18% · Canada
• Languages at home: 75% English-only · Spanish 18% French/Haitian/Cajun 3% 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: ▼ -158.81%
• Current HPI: 428.9741
• Rent YoY: ▼ -4.72%
• 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

+1090.5% since first listed

17 events — show timeline

• 2026-02-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-17 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-21 Listed $400,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-10-22 Price Changed $285,900 Stellar MLS as Distributed by MLS Grid
• 2024-09-10 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-26 Price Changed $315,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-19 Listed $329,000 Stellar MLS as Distributed by MLS Grid
• 2023-02-20 Sold (Public Records) $300,000 Public Records
• 2023-02-10 Sold (MLS) $300,000 Stellar MLS as Distributed by MLS Grid
• 2023-01-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-12-15 Listed $305,000 Stellar MLS as Distributed by MLS Grid
• 1996-03-25 Sold (Public Records) $18,900 Public Records
• 1995-06-12 Sold (Public Records) $29,000 Public Records
• 1981-04-01 Sold (Public Records) $18,900 Public Records

Property tax history

+14.4%/yr

Latest (2025): $4,750 · +8.8% YoY. Source: county tax records.