6939 Dormany Loop · Plant City, FL 33565

$350,000

4 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 1 Days on market

Built 1988

---

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 +13.1/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* Versatile 2.7-Acre Multi-Dwelling Estate * ?Endless potential awaits on this expansive 2.7-acre property, perfectly set up as a private family compound or a high-yield rental investment. The acreage features three distinct living units: two spacious mobile homes and one charming, modern tiny home, offering maximum flexibility for multi-generational living or immediate passive income. 1560 sq ft manufactured home 4 bed/ 2 bath, 3 car carport, two large screened patio. Several items were replaced in 2021; A new roof with 25 year warranty, a new pump/tank and water treatment system, all new double pane storm windows, and remodeled bathrooms. Exterior features include; 1.5 acres of 5 ft tall

Key facts

• Carport
• 2.7 acre property
• Remodeled bathrooms

Tags

• 2.7 ACRE PROPERTY
• THREE DISTINCT LIVING UNITS
• NEW ROOF WITH WARRANTY
• REMODELED BATHROOMS
• 1.5 ACRES OF CHAIN LINK FENCE
• CARPORT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $350k.

Deal economics

• At list price, monthly cash flow is $-10 ($-118/yr) — negative.
• To cash-flow at today's rent, offer at most $348k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (23.7% below list).
• Recommended offer: $267k (23.7% below list) — sets the bar for 1% rule.

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: Knights Elementary School (math 52% / reading 45%, grade D, #1,152 of 2,144 statewide, top 55%, 623 students, 70% FRL); Marshall Middle Magnet School (math 28% / reading 31%, grade F, #469 of 571 statewide, top 84%, 1,089 students, 69% FRL); Strawberry Crest High School (math 49% / reading 55%, grade D+, #160 of 667 statewide, top 25%, 2,558 students, 44% FRL).
• Market conditions: 323 active listings in the ZIP; 1 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 44% of the median local income ($73k/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 $2k of loan paydown is wiped out by about $10k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 21y ago 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.
• Current owner paid $18k; list at $350k implies a 1855% 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; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,919 (23.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.76% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.12%
• DSCR: 0.99
• GRM: 10.9

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-57,484
• Equity at exit: $52,186

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-51,447
• Equity at exit: $30,262

Cash invested: $98,000 (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 33565

• Home prices YoY: -24.7%
• Active inventory: 323
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,669 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$137 /mo · $1,646/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $-10

Break-even live

Break-even rent $2,682

Max offer price $348,267

Occupancy floor 95%

Sensitivity live

Price	-10% $188	-5% $89	+0% $-10	+5% $-109	+10% $-208
Rent	-10% $-221	-5% $-115	+0% $-10	+5% $96	+10% $201
Rate	-1.0pp $166	-0.5pp $79	base $-10	+0.5pp $-101	+1.0pp $-193

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7503 Shorter Rd Plant City, FL	3.0	2.0	1226	$2,400	$1.96	26d	1	1.23mi

Listing history 14 events

1. 2026-05-26
   listed $350,000 Active
2. 2022-06-15
   status Pending
3. 2022-06-14
   historical
4. 2022-05-28
   status Active
5. 2022-05-22
   status Pending
6. 2022-04-15
   price $310,000
7. 2022-02-23
   status Active
8. 2022-02-21
   historical
9. 2022-02-20
   listed $324,900 Active
10. 2007-07-30
    historical
11. 2006-02-28
    listed $225,000
12. 2006-02-28
    historical
13. 2005-05-09
    listed $199,900
14. 1989-05-01
    soldstatus $17,900

ⓘ 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: $1,646 · $137/mo
• Projected year-2 tax: $2,905 · $242/mo
• Expected delta: +$1,259/yr (+$105/mo · 76.4%)

ⓘ 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 ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,030
• − Mortgage interest: −$19,605
• − Property taxes: −$1,646
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,562
• − Management: −$2,562
• − Depreciation: −$10,182
• Taxable loss: −$6,278
• Est. tax savings @ 24.0%: +$1,507
• After-tax cash flow: $1,389/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

• County: Hillsborough County · 1,540,968 people
• City population: 68,525
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 18,108
• Household income: $73,414
• Rent vs Own: 9.1% rent · 90.9% own
• Severe rent burden: 152.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 23% Two or more races 14% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 16% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 2% Slovak 1% Iranian 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 19%

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: ▼ -114.17%
• Current HPI: 347.2475
• Rent YoY: —
• 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

+1855.3% since first listed

14 events — show timeline

• 2026-05-26 Listed $350,000 FSBO.com
• 2022-06-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-06-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-05-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-15 Price Changed $310,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-02-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-02-20 Listed $324,900 Stellar MLS as Distributed by MLS Grid
• 2007-07-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-02-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-02-28 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2005-05-09 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 1989-05-01 Sold (Public Records) $17,900 Public Records

Property tax history

+10.2%/yr

Latest (2025): $1,646 · +7.9% YoY. Source: county tax records.