9128 Grosse Pointe Blvd · Town 'n' Country, FL 33635

$35,000

2 bd · 1.0 ba · 850 sqft · Other · 40 Days on market

Built 1990

---

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

Listing remarks

???? CHEAP & amp; BEAUTIFUL & acirc; & euro; & ldquo; FULLY RENOVATED MOBILE HOME! ???? ?? Looking for something AFFORDABLE, CLEAN & amp; MOVE-IN READY? This is it! ?? 2 Bedrooms | 1 Bathroom ? Fully renovated in 2024 ? Modern feel + overhead cabinets for extra space ? Super clean and well maintained ?? Located in a quiet 55+ community with amazing amenities: ????? 2 pools (1 heated) ??? Gym ?? Courts ?? Clubhouse ?? Laundry facilities ?? 9128 Grosse Pointe Blvd, Tampa, FL 33635 ?? ONLY $35,000 & acirc; & euro; & ldquo; HARD TO FIND AT THIS PRICE! ?? Call or text: 813-370-3595

Key facts

• Fully renovated
• Clubhouse
• 2 pools

Tags

• FULLY RENOVATED
• OVERHEAD CABINETS
• 2 POOLS
• GYM
• COURTS
• CLUBHOUSE

Property features AI

Exterior

• Home design: Built in 1990
• Construction: Built in 1990
• Exterior features: Located in the Fountainview subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $35k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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); 109 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 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 (-1.1%/yr); year-one equity from $242 of loan paydown is wiped out by about $379 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 (-1.1% appreciation + 0.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($34k) 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 $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 5.49% ✓
• Cap rate: 50.04%
• Cash-on-cash: 156.25%
• DSCR: 7.95
• GRM: 1.5

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: —
• Equity multiple: 8.44×
• Total profit: $72,902
• Equity at exit: $8,307

10-year hold

• IRR: —
• Equity multiple: 16.22×
• Total profit: $149,204
• Equity at exit: $8,603

Cash invested: $9,800 (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: 109
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,921 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $1,276

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 29%

Sensitivity live

Price	-10% $1,300	-5% $1,288	+0% $1,276	+5% $1,264	+10% $1,252
Rent	-10% $1,124	-5% $1,200	+0% $1,276	+5% $1,352	+10% $1,428
Rate	-1.0pp $1,294	-0.5pp $1,285	base $1,276	+0.5pp $1,267	+1.0pp $1,258

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9567 Sunbelt St Tampa, FL	1.0–3.0	1.0–2.0	947	$2,014	$2.13	4d	11	0.25mi
8102 Sheldon Rd Tampa, FL	1.0–2.0	1.0–2.0	737	$1,910	$2.59	0d	24	0.52mi
8870 W Waters Ave Tampa, FL	1.0–2.0	1.0–2.0	1093	$1,850	$1.69	0d	9	0.53mi
8101 Sheldon Rd Unit 2 Tampa, FL	2.0	2.0	810	$1,650	$2.04	25d	1	0.73mi
8101 Sheldon Shores Dr Tampa, FL	2.0	2.0	926	$1,650	$1.78	0d	1	0.73mi
9902 Brompton Dr Tampa, FL	1.0–3.0	1.0–2.5	1303	$2,170	$1.67	0d	37	0.91mi
8820 Thomas Oaks Dr Tampa, FL	1.0–3.0	1.0–2.0	1043	$2,216	$2.13	0d	22	0.93mi
9533 Magnolia Blossom Dr Unit 1504550P Tampa, FL	2.0	2.0	1119	$5,304	$4.74	25d	1	0.99mi

Listing history 16 events

1. 2026-06-21
   days on market $35,000 Active 40 DOM
2. 2026-06-18
   days on market $35,000 Active 37 DOM
3. 2026-06-17
   days on market $35,000 Active 36 DOM
4. 2026-06-16
   days on market $35,000 Active 35 DOM
5. 2026-06-15
   days on market $35,000 Active 34 DOM
6. 2026-06-13
   days on market $35,000 Active 32 DOM
7. 2026-06-13
   days on market $35,000 Active 31 DOM
8. 2026-06-09
   days on market $35,000 Active 28 DOM
9. 2026-06-08
   days on market $35,000 Active 27 DOM
10. 2026-06-07
    days on market $35,000 Active 26 DOM
11. 2026-06-04
    days on market $35,000 Active 23 DOM
12. 2026-06-03
    days on market $35,000 Active 22 DOM
13. 2026-06-02
    days on market $35,000 Active 21 DOM
14. 2026-06-01
    days on market $35,000 Active 20 DOM
15. 2026-05-31
    days on market $35,000 Active 19 DOM
16. 2026-05-12
    listed $35,000 Active 575-char remark

ⓘ 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: $23,057
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − Depreciation: −$1,018
• Taxable income: $15,689
• Est. tax owed @ 24.0%: −$3,765
• After-tax cash flow: $11,547/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 — 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

• 2026-05-12 Listed $35,000 FSBO.com