6901 Michigan Ave · Gibsonton, FL 33534

$185,000

2 bd · 1.0 ba · 760 sqft · SingleFamily public records · 262 Days on market

Built 1953 5,662 sqft 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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Rent growth +4.5/5.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 2-bedroom, 1-bath home, offered at an unbeatable price and full of character. Located on a spacious corner lot, this home provides privacy, flexibility, and freedom with no HOA fees or deed restrictions. Step inside to a light and airy living/great room featuring a cedar wood ceiling, fresh interior paint, new laminate flooring, and an energy-efficient mini-split AC system. The updated kitchen includes white cabinetry, decorative tile backsplash, electric range, and matching cedar accents, making it both stylish and functional. A cozy dining room with wood ceiling, neutral colors, and a large picture window provides plenty of natural light for everyday living. The sunken primary bedroom is a private retreat with new designer carpet, cathedral ceiling, spacious closet, and oversized windows. Additional outbuilding with washer/dryer hookup & storage space. Fenced backyard offering privacy & room for pets or gardening. This home is perfect for first-time buyers, downsizers, or anyone looking for an affordable Florida property with corner-lot privacy and no HOA restrictions. A true hidden gem—schedule your showing today before it’s gone!

Key facts

• No hoa fees
• Updated kitchen
• Fenced backyard

Tags

• CORNER LOT
• NO HOA FEES
• ENERGY EFFICIENT MINI SPLIT AC
• UPDATED KITCHEN
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-57 ($-687/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (5.5% below list).
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#479 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A-; Watch: 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.
• Zoned schools: Gibsonton Elementary School (math 38% / reading 31%, grade F, #1,709 of 2,144 statewide, top 81%, 510 students, 82% FRL); Dowdell Middle Magnet School (math 23% / reading 29%, grade F, #506 of 571 statewide, top 89%, 526 students, 76% FRL); East Bay High School (math 24% / reading 35%, grade F, #447 of 667 statewide, top 68%, 1,995 students, 51% FRL) — zoned schools average 70% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 48% district-wide (-18 pts) — the specific schools serving this property underperform the Hillsborough average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+8.1%/yr); 107 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 31% of the median local income ($80k/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 $6k 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 262 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% 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. It's been on market 262 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 8.69%
• Cash-on-cash: 8.56%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.57×
• Total profit: $-22,356
• Equity at exit: $27,584

10-year hold

• IRR: 5.5%
• Equity multiple: 1.52×
• Total profit: $26,976
• Equity at exit: $15,995

Cash invested: $51,800 (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 33534

• Home prices YoY: -18.2%
• Rents YoY: 8.1%
• Active inventory: 107
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,077 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$224 /mo · $2,693/yr
• Insurance: −$77
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-57

Break-even live

Break-even rent $2,150

Max offer price $174,890

Occupancy floor 98%

Sensitivity live

Price	-10% $47	-5% $-5	+0% $-57	+5% $-110	+10% $-162
Rent	-10% $-221	-5% $-139	+0% $-57	+5% $25	+10% $107
Rate	-1.0pp $36	-0.5pp $-10	base $-57	+0.5pp $-105	+1.0pp $-154

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9852 Indiana St Gibsonton, FL	2.0	1.0	720	$1,700	$2.36	5d	1	0.10mi
8825 Oak St Riverview, FL	3.0	2.0	1086	$2,500	$2.30	26d	1	0.51mi

Listing history 35 events

1. 2026-06-21
   days on market $185,000 Active 262 DOM
2. 2026-06-18
   days on market $185,000 Active 259 DOM
3. 2026-06-17
   days on market $185,000 Active 258 DOM
4. 2026-06-16
   days on market $185,000 Active 257 DOM
5. 2026-06-15
   days on market $185,000 Active 256 DOM
6. 2026-06-13
   days on market $185,000 Active 254 DOM
7. 2026-06-13
   days on market $185,000 Active 253 DOM
8. 2026-06-09
   days on market $185,000 Active 250 DOM
9. 2026-06-08
   days on market $185,000 Active 249 DOM
10. 2026-06-07
    days on market $185,000 Active 248 DOM
11. 2026-06-04
    days on market $185,000 Active 245 DOM
12. 2026-06-03
    days on market $185,000 Active 244 DOM
13. 2026-06-02
    days on market $185,000 Active 243 DOM
14. 2026-06-01
    days on market $185,000 Active 242 DOM
15. 2026-05-31
    days on market $185,000 Active 241 DOM
16. 2026-04-21
    price $185,000 1200-char remark

    Show marketing remark (1200 chars)

    Welcome to this charming 2-bedroom, 1-bath home, offered at an unbeatable price and full of character. Located on a spacious corner lot, this home provides privacy, flexibility, and freedom with no HOA fees or deed restrictions. Step inside to a light and airy living/great room featuring a cedar wood ceiling, fresh interior paint, new laminate flooring, and an energy-efficient mini-split AC system. The updated kitchen includes white cabinetry, decorative tile backsplash, electric range, and matching cedar accents, making it both stylish and functional. A cozy dining room with wood ceiling, neutral colors, and a large picture window provides plenty of natural light for everyday living. The sunken primary bedroom is a private retreat with new designer carpet, cathedral ceiling, spacious closet, and oversized windows. Additional outbuilding with washer/dryer hookup & storage space. Fenced backyard offering privacy & room for pets or gardening. This home is perfect for first-time buyers, downsizers, or anyone looking for an affordable Florida property with corner-lot privacy and no HOA restrictions. A true hidden gem—schedule your showing today before it’s gone!

17. 2025-12-26
    price $189,000 1200-char remark

    Show marketing remark (1200 chars)

    Welcome to this charming 2-bedroom, 1-bath home, offered at an unbeatable price and full of character. Located on a spacious corner lot, this home provides privacy, flexibility, and freedom with no HOA fees or deed restrictions. Step inside to a light and airy living/great room featuring a cedar wood ceiling, fresh interior paint, new laminate flooring, and an energy-efficient mini-split AC system. The updated kitchen includes white cabinetry, decorative tile backsplash, electric range, and matching cedar accents, making it both stylish and functional. A cozy dining room with wood ceiling, neutral colors, and a large picture window provides plenty of natural light for everyday living. The sunken primary bedroom is a private retreat with new designer carpet, cathedral ceiling, spacious closet, and oversized windows. Additional outbuilding with washer/dryer hookup & storage space. Fenced backyard offering privacy & room for pets or gardening. This home is perfect for first-time buyers, downsizers, or anyone looking for an affordable Florida property with corner-lot privacy and no HOA restrictions. A true hidden gem—schedule your showing today before it’s gone!

18. 2025-12-23
    status Active 1200-char remark

    Show marketing remark (1200 chars)

    Welcome to this charming 2-bedroom, 1-bath home, offered at an unbeatable price and full of character. Located on a spacious corner lot, this home provides privacy, flexibility, and freedom with no HOA fees or deed restrictions. Step inside to a light and airy living/great room featuring a cedar wood ceiling, fresh interior paint, new laminate flooring, and an energy-efficient mini-split AC system. The updated kitchen includes white cabinetry, decorative tile backsplash, electric range, and matching cedar accents, making it both stylish and functional. A cozy dining room with wood ceiling, neutral colors, and a large picture window provides plenty of natural light for everyday living. The sunken primary bedroom is a private retreat with new designer carpet, cathedral ceiling, spacious closet, and oversized windows. Additional outbuilding with washer/dryer hookup & storage space. Fenced backyard offering privacy & room for pets or gardening. This home is perfect for first-time buyers, downsizers, or anyone looking for an affordable Florida property with corner-lot privacy and no HOA restrictions. A true hidden gem—schedule your showing today before it’s gone!

19. 2025-12-15
    status Pending 1200-char remark

    Show marketing remark (1200 chars)

    Welcome to this charming 2-bedroom, 1-bath home, offered at an unbeatable price and full of character. Located on a spacious corner lot, this home provides privacy, flexibility, and freedom with no HOA fees or deed restrictions. Step inside to a light and airy living/great room featuring a cedar wood ceiling, fresh interior paint, new laminate flooring, and an energy-efficient mini-split AC system. The updated kitchen includes white cabinetry, decorative tile backsplash, electric range, and matching cedar accents, making it both stylish and functional. A cozy dining room with wood ceiling, neutral colors, and a large picture window provides plenty of natural light for everyday living. The sunken primary bedroom is a private retreat with new designer carpet, cathedral ceiling, spacious closet, and oversized windows. Additional outbuilding with washer/dryer hookup & storage space. Fenced backyard offering privacy & room for pets or gardening. This home is perfect for first-time buyers, downsizers, or anyone looking for an affordable Florida property with corner-lot privacy and no HOA restrictions. A true hidden gem—schedule your showing today before it’s gone!

20. 2025-09-24
    listed $199,000 Active 1200-char remark

    Show marketing remark (1200 chars)

    Welcome to this charming 2-bedroom, 1-bath home, offered at an unbeatable price and full of character. Located on a spacious corner lot, this home provides privacy, flexibility, and freedom with no HOA fees or deed restrictions. Step inside to a light and airy living/great room featuring a cedar wood ceiling, fresh interior paint, new laminate flooring, and an energy-efficient mini-split AC system. The updated kitchen includes white cabinetry, decorative tile backsplash, electric range, and matching cedar accents, making it both stylish and functional. A cozy dining room with wood ceiling, neutral colors, and a large picture window provides plenty of natural light for everyday living. The sunken primary bedroom is a private retreat with new designer carpet, cathedral ceiling, spacious closet, and oversized windows. Additional outbuilding with washer/dryer hookup & storage space. Fenced backyard offering privacy & room for pets or gardening. This home is perfect for first-time buyers, downsizers, or anyone looking for an affordable Florida property with corner-lot privacy and no HOA restrictions. A true hidden gem—schedule your showing today before it’s gone!

21. 2025-05-31
    historical
22. 2025-04-28
    price $205,000
23. 2025-02-25
    price $219,000
24. 2025-01-14
    price $225,000
25. 2024-12-17
    price $229,000
26. 2024-11-29
    listed $237,000 Active
27. 2023-02-23
    soldstatus $170,000
28. 2023-02-22
    soldstatus $170,000 Closed
29. 2023-01-17
    status Pending
30. 2023-01-09
    listed $174,900 Active
31. 2010-01-11
    historical
32. 2009-01-12
    listed $68,000
33. 2007-01-22
    listed $99,900
34. 2004-07-03
    soldstatus $60,000
35. 1999-01-05
    soldstatus $25,000

ⓘ 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: $2,693 · $224/mo
• Projected year-2 tax: $2,693 · $224/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,926
• − Mortgage interest: −$10,363
• − Property taxes: −$2,693
• − Insurance: −$6,044
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − Depreciation: −$5,382
• Taxable loss: −$3,543
• Est. tax savings @ 24.0%: +$850
• After-tax cash flow: $164/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 — Gibsonton

• Score: 69/100
• State rank: #479
• US rank: #8752

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gibsonton, FL
• County: Hillsborough County · 1,540,968 people
• City population: 17,740
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 17,740
• Household income: $80,484
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 487.0

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: Hispanic / Latino 38% White 36% Two or more races 23% Black 19% Asian 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 10% Cuban 4% Dominican 3%
• Common ancestry: Hispanic 3% Russian 1% Lithuanian 1%
• Foreign-born: 16% · Canada, Guatemala, Jamaica
• Languages at home: 66% English-only · Spanish 30% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -72.07%
• Current HPI: 323.4367
• Rent YoY: ▲ 8.05%
• 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

+640.0% since first listed

20 events — show timeline

• 2026-04-21 Price Changed $185,000 FORTMLS
• 2025-12-26 Price Changed $189,000 FORTMLS
• 2025-12-23 Relisted — FORTMLS
• 2025-12-15 Pending — FORTMLS
• 2025-09-24 Listed $199,000 FORTMLS
• 2025-05-31 Listing Removed — FORTMLS
• 2025-04-28 Price Changed $205,000 FORTMLS
• 2025-02-25 Price Changed $219,000 FORTMLS
• 2025-01-14 Price Changed $225,000 FORTMLS
• 2024-12-17 Price Changed $229,000 FORTMLS
• 2024-11-29 Listed $237,000 FORTMLS
• 2023-02-23 Sold (Public Records) $170,000 Public Records
• 2023-02-22 Sold (MLS) $170,000 Stellar MLS as Distributed by MLS Grid
• 2023-01-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-01-09 Listed $174,900 Stellar MLS as Distributed by MLS Grid
• 2010-01-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-01-12 Listed $68,000 Stellar MLS as Distributed by MLS Grid
• 2007-01-22 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2004-07-03 Sold (Public Records) $60,000 Public Records
• 1999-01-05 Sold (Public Records) $25,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $2,693 · +9.4% YoY. Source: county tax records.