1710 Cowart Rd · Plant City, FL 33567

$220,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 4 Days on market

Built 2002 0.86 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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Escape to peaceful living with this 3-bedroom, 2-bath manufactured home situated on a spacious 0.86-acre lot. Built in 2002, this home features 1,296 heated square feet with a functional single-story layout designed for everyday living. Inside, you’ll find spacious living areas, a functional kitchen with ample cabinet space, and a split-bedroom floor plan that provides added privacy. A brand-new central A/C system installed in February 2026 offers year-round comfort and energy efficiency. The roof was replaced in February 2018. With nearly an acre of land, this expansive lot offers plenty of room for outdoor entertainment, gardening, pets, recreational vehicles, or future additions. T

Key facts

• Functional kitchen
• Spacious lot
• Replaced roof

Tags

• SPACIOUS LOT
• FUNCTIONAL KITCHEN
• SPLIT-BEDROOM FLOOR PLAN
• CENTRAL A/C SYSTEM
• REPLACED ROOF
• OUTDOOR ENTERTAINMENT

Property features AI

Finance

• Other: Lot around 0.86 acre (approximately 1/2 to less than 1 acre)
• Financial info:
• HOA & community: No association

Exterior

• Parking:
• Security:
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Manufactured home (double wide); Residential property; One level; Faces south
• Construction: Wood siding; Shingle roof; Other foundation; Built as a double wide manufactured home
• Exterior features: Asphalt road access

Interior

• Kitchen: Washer (listed under appliances)
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room and dining room combined
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).

Location & tenants

• Location reads 76/100 on livability (#227 in FL, #3,587 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment C-, commute 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: Springhead Elementary School (math 55% / reading 39%, grade D-, #1,191 of 2,144 statewide, top 57%, 735 students, 76% FRL); Marshall Middle Magnet School (math 28% / reading 31%, grade F, #469 of 571 statewide, top 84%, 1,089 students, 69% FRL); Plant City High School (math 38% / reading 40%, grade F, #312 of 667 statewide, top 48%, 2,474 students, 58% FRL) — zoned schools average 68% FRL vs 52% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 69 active listings in the ZIP; 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 $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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000

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. 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.
4. 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.
5. 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: 1.07% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.53%
• DSCR: 1.29
• GRM: 7.8

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-14,265
• Equity at exit: $32,803

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $15,205
• Equity at exit: $19,022

Cash invested: $61,600 (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 33567

• Home prices YoY: -13.4%
• Active inventory: 69
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,343 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$270 /mo · $3,245/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $335

Break-even live

Break-even rent $1,919

Max offer price $220,000

Occupancy floor 81%

Sensitivity live

Price	-10% $460	-5% $398	+0% $335	+5% $273	+10% $211
Rent	-10% $150	-5% $243	+0% $335	+5% $428	+10% $520
Rate	-1.0pp $446	-0.5pp $391	base $335	+0.5pp $278	+1.0pp $220

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-21
   status Pending
2. 2026-05-20
   status Active
3. 2026-05-15
   status Pending
4. 2026-05-12
   listed $220,000 Active

ⓘ 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: $3,245 · $270/mo
• Projected year-2 tax: $3,245 · $270/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 25 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,117
• − Mortgage interest: −$12,323
• − Property taxes: −$3,245
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − Depreciation: −$6,400
• Taxable income: $550
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $3,891/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 — Plant City

• Score: 76/100
• State rank: #227
• US rank: #3587

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 68,525
• Population (ZIP): 12,292

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: White 52% Hispanic / Latino 29% Black 15% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 5% Cuban 1%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 75% English-only · Spanish 20%

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: ▼ -56.70%
• Current HPI: 365.0108
• Rent YoY: —
• Metro: —
• 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

4 events — show timeline

• 2026-05-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Listed $220,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+11.9%/yr

Latest (2025): $3,245 · +3.9% YoY. Source: county tax records.