9401 E Fowler Ave #93 · Thonotosassa, FL 33592

$89,900

2 bd · 1.0 ba · 442 sqft · SingleFamily · 120 Days on market

Built 2026 Good condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Lakeview - Cozy Cabin Living in Happy Traveler RV Resort Discover The Lakeview, a charming 2 bedroom, 1 bathroom cabin now for sale at Happy Traveler RV Resort in Thonotosassa, Florida. Lot rent is $650 per month. Enjoy a cozy living space with a comfortable couch and a picnic table-style dining area, perfect for meals or game nights. These cabins are truly elite, offering a gorgeous lake view right behind your private cabin. Watch the sunset from your porch and soak in the Florida sunshine. The two-bedroom layout is ideal for families or hosting guests, with bedroom two featuring bunk beds for extra sleeping space. Relax in your private retreat after a day of swimming in our onsite pool or exploring the excitement of Tampa just miles away. Call today to speak with our sales agent and learn more. Multiple floor plans available.

Key facts

• Private cabin
• Lake view
• Onsite pool

Tags

• LAKE VIEW
• PRIVATE CABIN
• ONSITE POOL
• PICNIC TABLE DINING AREA
• COZY LIVING SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#673 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools D+, amenities F, 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.
• Market conditions: 117 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 $622 of loan paydown is wiped out by about $3k 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 (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 1.58% ✓
• Cap rate: 12.95%
• Cash-on-cash: 23.78%
• DSCR: 2.06
• GRM: 5.3

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: 17.0%
• Equity multiple: 1.68×
• Total profit: $17,224
• Equity at exit: $13,404

10-year hold

• IRR: 25.5%
• Equity multiple: 3.22×
• Total profit: $55,994
• Equity at exit: $7,773

Cash invested: $25,172 (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 33592

• Home prices YoY: -7.8%
• Active inventory: 117
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,418 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $499

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 60%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $89,900 Active 120 DOM
2. 2026-06-17
   days on market $89,900 Active 119 DOM
3. 2026-06-16
   days on market $89,900 Active 118 DOM
4. 2026-06-15
   days on market $89,900 Active 117 DOM
5. 2026-06-13
   days on market $89,900 Active 115 DOM
6. 2026-06-13
   days on market $89,900 Active 114 DOM
7. 2026-06-09
   days on market $89,900 Active 111 DOM
8. 2026-06-08
   days on market $89,900 Active 110 DOM
9. 2026-06-07
   days on market $89,900 Active 109 DOM
10. 2026-06-04
    days on market $89,900 Active 106 DOM
11. 2026-06-03
    days on market $89,900 Active 105 DOM
12. 2026-06-02
    days on market $89,900 Active 104 DOM
13. 2026-06-01
    days on market $89,900 Active 103 DOM
14. 2026-05-31
    days on market $89,900 Active 102 DOM
15. 2026-02-18
    listed $89,900 Active 844-char remark

    Show marketing remark (844 chars)

    The Lakeview - Cozy Cabin Living in Happy Traveler RV Resort Discover The Lakeview, a charming 2 bedroom, 1 bathroom cabin now for sale at Happy Traveler RV Resort in Thonotosassa, Florida. Lot rent is $650 per month. Enjoy a cozy living space with a comfortable couch and a picnic table-style dining area, perfect for meals or game nights. These cabins are truly elite, offering a gorgeous lake view right behind your private cabin. Watch the sunset from your porch and soak in the Florida sunshine. The two-bedroom layout is ideal for families or hosting guests, with bedroom two featuring bunk beds for extra sleeping space. Relax in your private retreat after a day of swimming in our onsite pool or exploring the excitement of Tampa just miles away. Call today to speak with our sales agent and learn more. Multiple floor plans available.

ⓘ 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: $17,014
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$2,615
• Taxable income: $4,843
• Est. tax owed @ 24.0%: −$1,162
• After-tax cash flow: $4,824/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 · 1 photo

Good 80/100 Cosmetic rehab

This cozy cabin is in excellent condition with no visible repairs needed. It offers a great rental opportunity with potential for minor cosmetic upgrades to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Upgrade HVAC system — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Upgrade HVAC system — Improves comfort and energy efficiency ↑

ⓘ 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 — Thonotosassa

• Score: 64/100
• State rank: #673
• US rank: #13914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thonotosassa, FL
• County: Hillsborough County · 1,540,968 people
• City population: 12,333
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 12,333
• Household income: $68,802
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 306.0

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 0.57)
• Race & ethnicity: White 62% Hispanic / Latino 16% Black 15% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4% Cuban 2%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 1%
• Foreign-born: 9% · Canada, Jamaica, Vietnam
• Languages at home: 82% English-only · Spanish 12% Other Indo-European 1% Other Asian/Pacific 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: ▼ -30.90%
• Current HPI: 364.3745
• 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

1 event — show timeline

• 2026-02-18 Listed $89,900 Zillow