2741 Pier Dr #5008 · Ruskin, FL 33570

$183,000

2 bd · 2.0 ba · 1,352 sqft · Manufactured · 609 Days on market

Built 2024 Excellent condition ↓ 13% since listing

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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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful home is nestled on a beautiful preserve lot making for a very peaceful environment. Features include a front nook den off the living room allowing you to decide the space. The kitchen with all new appliances, distressed ceramic tile backsplash and large island with matching countertops provides plenty of counter space. It has a dedicated laundry room with washer/dryer hookups. There is extra storage available in the 12X12 shed alongside an open carport with ample space for parking.

Key facts

• Front nook den
• Large island
• 12x12 shed

Tags

• FRONT NOOK DEN
• LARGE ISLAND
• DEDICATED LAUNDRY ROOM
• 12X12 SHED
• OPEN CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $183k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $183k).
• Recommended offer: $161k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.7% in Ruskin — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#392 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute B+; Watch: schools F, 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.
• Market conditions: Rents flat; 489 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).
• This rent runs 33% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 609 days — a 12% lower offer ($161k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $27k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $161,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 609 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.08% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.79%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-15,230
• Equity at exit: $27,286

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-5,385
• Equity at exit: $15,822

Cash invested: $51,240 (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 33570

• Home prices YoY: -28.8%
• Rents YoY: 0.9%
• Active inventory: 489
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,968 medium
• Mortgage (P&I): −$960
• Tax est. 1.5%: −$229 /mo · $2,745/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $290

Break-even live

Break-even rent $1,601

Max offer price $183,000

Occupancy floor 80%

Sensitivity live

Price	-10% $416	-5% $353	+0% $290	+5% $227	+10% $163
Rent	-10% $134	-5% $212	+0% $290	+5% $368	+10% $445
Rate	-1.0pp $382	-0.5pp $336	base $290	+0.5pp $243	+1.0pp $194

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: $45,750
• Closing costs: $5,490
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 Frances Cir Ruskin, FL	2.0	2.0	1421	$1,300	$0.91	24d	1	1.20mi
149 Cascade Bend Dr Ruskin, FL	3.0	2.0	1555	$2,400	$1.54	24d	1	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $183,000 Active 609 DOM
2. 2026-06-17
   days on market $183,000 Active 608 DOM
3. 2026-06-16
   days on market $183,000 Active 607 DOM
4. 2026-06-15
   days on market $183,000 Active 606 DOM
5. 2026-06-13
   days on market $183,000 Active 604 DOM
6. 2026-06-13
   days on market $183,000 Active 603 DOM
7. 2026-06-09
   days on market $183,000 Active 600 DOM
8. 2026-06-08
   days on market $183,000 Active 599 DOM
9. 2026-06-07
   days on market $183,000 Active 598 DOM
10. 2026-06-04
    days on market $183,000 Active 595 DOM
11. 2026-06-03
    days on market $183,000 Active 594 DOM
12. 2026-06-02
    days on market $183,000 Active 593 DOM
13. 2026-06-01
    days on market $183,000 Active 592 DOM
14. 2026-05-31
    days on market $183,000 Active 591 DOM
15. 2025-11-27
    price $183,000 501-char remark

    Show marketing remark (501 chars)

    This beautiful home is nestled on a beautiful preserve lot making for a very peaceful environment. Features include a front nook den off the living room allowing you to decide the space. The kitchen with all new appliances, distressed ceramic tile backsplash and large island with matching countertops provides plenty of counter space. It has a dedicated laundry room with washer/dryer hookups. There is extra storage available in the 12X12 shed alongside an open carport with ample space for parking.

16. 2025-11-11
    price $189,000 501-char remark

    Show marketing remark (501 chars)

    This beautiful home is nestled on a beautiful preserve lot making for a very peaceful environment. Features include a front nook den off the living room allowing you to decide the space. The kitchen with all new appliances, distressed ceramic tile backsplash and large island with matching countertops provides plenty of counter space. It has a dedicated laundry room with washer/dryer hookups. There is extra storage available in the 12X12 shed alongside an open carport with ample space for parking.

17. 2025-10-07
    price $199,000 501-char remark

    Show marketing remark (501 chars)

    This beautiful home is nestled on a beautiful preserve lot making for a very peaceful environment. Features include a front nook den off the living room allowing you to decide the space. The kitchen with all new appliances, distressed ceramic tile backsplash and large island with matching countertops provides plenty of counter space. It has a dedicated laundry room with washer/dryer hookups. There is extra storage available in the 12X12 shed alongside an open carport with ample space for parking.

18. 2025-08-29
    price $192,000 501-char remark

    Show marketing remark (501 chars)

    This beautiful home is nestled on a beautiful preserve lot making for a very peaceful environment. Features include a front nook den off the living room allowing you to decide the space. The kitchen with all new appliances, distressed ceramic tile backsplash and large island with matching countertops provides plenty of counter space. It has a dedicated laundry room with washer/dryer hookups. There is extra storage available in the 12X12 shed alongside an open carport with ample space for parking.

19. 2025-03-05
    price $199,999 501-char remark

    Show marketing remark (501 chars)

    This beautiful home is nestled on a beautiful preserve lot making for a very peaceful environment. Features include a front nook den off the living room allowing you to decide the space. The kitchen with all new appliances, distressed ceramic tile backsplash and large island with matching countertops provides plenty of counter space. It has a dedicated laundry room with washer/dryer hookups. There is extra storage available in the 12X12 shed alongside an open carport with ample space for parking.

20. 2024-11-07
    status Active 501-char remark

    Show marketing remark (501 chars)

    This beautiful home is nestled on a beautiful preserve lot making for a very peaceful environment. Features include a front nook den off the living room allowing you to decide the space. The kitchen with all new appliances, distressed ceramic tile backsplash and large island with matching countertops provides plenty of counter space. It has a dedicated laundry room with washer/dryer hookups. There is extra storage available in the 12X12 shed alongside an open carport with ample space for parking.

21. 2024-09-11
    historical 501-char remark

    Show marketing remark (501 chars)

    This beautiful home is nestled on a beautiful preserve lot making for a very peaceful environment. Features include a front nook den off the living room allowing you to decide the space. The kitchen with all new appliances, distressed ceramic tile backsplash and large island with matching countertops provides plenty of counter space. It has a dedicated laundry room with washer/dryer hookups. There is extra storage available in the 12X12 shed alongside an open carport with ample space for parking.

22. 2024-08-20
    listed $209,995 Active 501-char remark

    Show marketing remark (501 chars)

    This beautiful home is nestled on a beautiful preserve lot making for a very peaceful environment. Features include a front nook den off the living room allowing you to decide the space. The kitchen with all new appliances, distressed ceramic tile backsplash and large island with matching countertops provides plenty of counter space. It has a dedicated laundry room with washer/dryer hookups. There is extra storage available in the 12X12 shed alongside an open carport with ample space for parking.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,615
• − Mortgage interest: −$10,251
• − Property taxes: −$2,745
• − Insurance: −$915
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − Depreciation: −$5,324
• Taxable income: $602
• Est. tax owed @ 24.0%: −$144
• After-tax cash flow: $3,335/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This move-in-ready manufactured home boasts a modern interior with excellent curb appeal, making it an ideal investment for both resale and rental markets.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Replace carpet in bedrooms — Freshens up interior and improves comfort
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Replace carpet in bedrooms — Freshens up interior and improves comfort ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Ruskin

• Score: 71/100
• State rank: #392
• US rank: #6879

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hillsborough County · 1,540,968 people
• City population: 33,319
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 33,319
• Household income: $72,172
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 611.0

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: White 40% Hispanic / Latino 32% Black 23% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 6% Cuban 1% Dominican 4%
• Common ancestry: Italian 2% Romanian 2% Hispanic 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 72% English-only · Spanish 23% French/Haitian/Cajun 2%

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: ▼ -112.10%
• Current HPI: 277.8257
• Rent YoY: ▲ 0.90%
• 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

-12.9% since first listed

8 events — show timeline

• 2025-11-27 Price Changed $183,000 Zillow
• 2025-11-11 Price Changed $189,000 Zillow
• 2025-10-07 Price Changed $199,000 Zillow
• 2025-08-29 Price Changed $192,000 Zillow
• 2025-03-05 Price Changed $199,999 Zillow
• 2024-11-07 Relisted — Zillow
• 2024-09-11 Delisted — Zillow
• 2024-08-20 Listed $209,995 Zillow