7210 N Manhattan Ave #2524 · Egypt Lake-Leto, FL 33614

$185,000

4 bd · 2.0 ba · 1,363 sqft · Condo public records · 81 Days on market

Built 1974 $427/mo HOA · 16% of rent

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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 +24.7/30.0
• 1% rule +9.4/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment potential! Buy separate, or combine and save, with TB8488566 to start cash flowing day one. Tucked into the quiet back area of Manhattan Palms Condominiums, this spacious 4-bedroom, 2-bath condo at 7210 N Manhattan Ave #2524 in Tampa offers rare privacy with no rear neighbors and peaceful surroundings within the community. Positioned on the second-floor end unit, the home combines functional space, updated finishes, and a highly convenient North Tampa location close to major employment centers, shopping, and Tampa International Airport. Inside, the layout features a large living and dining area that opens to a screened balcony with laundry and storage, creating an easy indoor-outdoor flow. The home has been upgraded with wood-look tile flooring throughout, delivering a modern aesthetic with durability and easy maintenance. The primary suite has been remodeled, highlighted by an updated bathroom and generous closet space, providing a more contemporary feel within the unit. Three additional bedrooms creates flexible space for guests, work-from-home setups, or hobby rooms, supported by a second full bathroom. Located within Manhattan Palms Condo, residents enjoy access to community amenities including a pool, tennis courts, fitness center, and playground. The property’s position toward the back of the community adds an extra level of privacy compared to many units while still benefiting from convenient access to the main entrance. The location is a major advantage—just minutes from Tampa International Airport, Downtown Tampa, Raymond James Stadium, International Plaza, and major corridors including Dale Mabry Highway and the Veterans Expressway—making commuting, dining, and entertainment easily accessible.

Key facts

• Remodeled bathroom
• Screened balcony
• Corner unit

Tags

• SCREENED BALCONY
• WOOD-LOOK TILE FLOORING
• REMODELED BATHROOM
• GENEROUS CLOSET SPACE
• CORNER UNIT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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 soft (-1.2%/yr); 209 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• At $2,661/mo this rent would consume 64% of the median local household income ($50k/yr) (locally 3363% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 81 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $129k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.44% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.97%
• DSCR: 1.40
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.75×
• Total profit: $-12,801
• Equity at exit: $27,584

10-year hold

• IRR: -2.9%
• Equity multiple: 0.84×
• Total profit: $-8,268
• 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 33614

• Home prices YoY: -21.7%
• Rents YoY: -1.2%
• Active inventory: 209
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,661 high
• Mortgage (P&I): −$970
• Tax from tax record: −$241 /mo · $2,886/yr
• Insurance: −$77
• HOA: −$427
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $387

Break-even live

Break-even rent $2,171

Max offer price $185,000

Occupancy floor 80%

Sensitivity live

Price	-10% $492	-5% $440	+0% $387	+5% $335	+10% $283
Rent	-10% $177	-5% $282	+0% $387	+5% $492	+10% $597
Rate	-1.0pp $480	-0.5pp $434	base $387	+0.5pp $339	+1.0pp $291

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7210 N Manhattan Ave Tampa, FL	2.0–4.0	1.0–2.0	1136	$2,183	$1.92	22d	3	0.09mi
7565 Gesualdo Ct Tampa, FL	3.0	2.5	1582	$2,900	$1.83	18d	1	0.26mi
7573 Gesualdo Ct Tampa, FL	3.0	2.5	1582	$2,900	$1.83	18d	1	0.26mi
7583 Gesualdo Ct Tampa, FL	3.0	2.5	1582	$2,900	$1.83	18d	1	0.26mi
7593 Gesualdo Ct Tampa, FL	3.0	2.5	1582	$2,900	$1.83	18d	1	0.26mi
4340 Villa Alina Ct Tampa, FL	3.0	2.5	1632	$4,500	$2.76	24d	1	0.33mi
4338 Villa Alina Ct Tampa, FL	3.0	2.5	1632	$2,900	$1.78	24d	1	0.33mi
4518 W Knollwood St Tampa, FL	3.0	1.5	1075	$2,000	$1.86	24d	1	0.56mi
3804 W Hamilton Ave Tampa, FL	3.0	2.0	1582	$2,600	$1.64	24d	1	0.91mi
4747 W Waters Ave Tampa, FL	1.0–3.0	1.0–2.0	1125	$1,995	$1.77	2d	27	0.94mi
6216 N Church Ave Unit 302 Tampa, FL	3.0	2.5	1383	$3,100	$2.24	24d	1	1.11mi
6216 N Church Ave Tampa, FL	1.0–3.0	1.0–2.5	1060	$3,100	$2.92	24d	31	1.11mi
8443 N Grady Ave Tampa, FL	3.0	3.0	1351	$2,275	$1.68	24d	1	1.15mi
8208 La Serena Dr Tampa, FL	4.0	2.0	1741	$3,000	$1.72	24d	1	1.44mi

HOA detail condo

• Monthly dues: $427 · $5,124/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-05-31
   status $185,000 Pending 81 DOM
2. 2026-03-10
   listed $185,000 Active 1768-char remark

   Show marketing remark (1768 chars)

   Great investment potential! Buy separate, or combine and save, with TB8488566 to start cash flowing day one. Tucked into the quiet back area of Manhattan Palms Condominiums, this spacious 4-bedroom, 2-bath condo at 7210 N Manhattan Ave #2524 in Tampa offers rare privacy with no rear neighbors and peaceful surroundings within the community. Positioned on the second-floor end unit, the home combines functional space, updated finishes, and a highly convenient North Tampa location close to major employment centers, shopping, and Tampa International Airport. Inside, the layout features a large living and dining area that opens to a screened balcony with laundry and storage, creating an easy indoor-outdoor flow. The home has been upgraded with wood-look tile flooring throughout, delivering a modern aesthetic with durability and easy maintenance. The primary suite has been remodeled, highlighted by an updated bathroom and generous closet space, providing a more contemporary feel within the unit. Three additional bedrooms creates flexible space for guests, work-from-home setups, or hobby rooms, supported by a second full bathroom. Located within Manhattan Palms Condo, residents enjoy access to community amenities including a pool, tennis courts, fitness center, and playground. The property’s position toward the back of the community adds an extra level of privacy compared to many units while still benefiting from convenient access to the main entrance. The location is a major advantage—just minutes from Tampa International Airport, Downtown Tampa, Raymond James Stadium, International Plaza, and major corridors including Dale Mabry Highway and the Veterans Expressway—making commuting, dining, and entertainment easily accessible.

3. 2021-07-19
   soldstatus $129,000
4. 2021-07-02
   soldstatus $129,000 Closed 908-char remark

   Show marketing remark (908 chars)

   REMODELED/UPDATED PPOND VIEW CONDO. .. This 4 bedroom, 2 bath 1363 sq foot 2nd floor condo is located in Manhattan Palms featuring a kitchen that boasts brand new stainless steel appliances and new counter tops. The living/dining areas are spacious with brand new porcelain tile floors and overlook a private fenced in yard. The master bedroom has dual closets, the other 3 bedrooms have carpeting and living, kitchen and baths have new porcelain tile floors. A new roof was installed in 2019, the a/c is approx 2 years old and the hot water heater was approx 2019. Other features include a brand new updated electric panel, new kitchen cabinets, all new outlets throughout, community pool, tennis courts, fitness center and clubhouse. Centrally located within minutes of the Tampa International Airport, Florida beaches, Raymond James Stadium, Hillsborough County College, local shopping and restaurants.

5. 2021-04-26
   status Pending 908-char remark

   Show marketing remark (908 chars)

   REMODELED/UPDATED PPOND VIEW CONDO. .. This 4 bedroom, 2 bath 1363 sq foot 2nd floor condo is located in Manhattan Palms featuring a kitchen that boasts brand new stainless steel appliances and new counter tops. The living/dining areas are spacious with brand new porcelain tile floors and overlook a private fenced in yard. The master bedroom has dual closets, the other 3 bedrooms have carpeting and living, kitchen and baths have new porcelain tile floors. A new roof was installed in 2019, the a/c is approx 2 years old and the hot water heater was approx 2019. Other features include a brand new updated electric panel, new kitchen cabinets, all new outlets throughout, community pool, tennis courts, fitness center and clubhouse. Centrally located within minutes of the Tampa International Airport, Florida beaches, Raymond James Stadium, Hillsborough County College, local shopping and restaurants.

6. 2021-04-26
   listed $132,000 Active 908-char remark

   Show marketing remark (908 chars)

   REMODELED/UPDATED PPOND VIEW CONDO. .. This 4 bedroom, 2 bath 1363 sq foot 2nd floor condo is located in Manhattan Palms featuring a kitchen that boasts brand new stainless steel appliances and new counter tops. The living/dining areas are spacious with brand new porcelain tile floors and overlook a private fenced in yard. The master bedroom has dual closets, the other 3 bedrooms have carpeting and living, kitchen and baths have new porcelain tile floors. A new roof was installed in 2019, the a/c is approx 2 years old and the hot water heater was approx 2019. Other features include a brand new updated electric panel, new kitchen cabinets, all new outlets throughout, community pool, tennis courts, fitness center and clubhouse. Centrally located within minutes of the Tampa International Airport, Florida beaches, Raymond James Stadium, Hillsborough County College, local shopping and restaurants.

7. 2018-09-27
   soldstatus $65,700 Sold
8. 2018-09-27
   soldstatus $65,700
9. 2018-08-22
   status Pending
10. 2018-08-04
    soldstatus $28,717
11. 2018-07-19
    listed $69,900 Active
12. 2018-07-19
    listed $69,900

ⓘ 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: $2,886 · $241/mo
• Projected year-2 tax: $2,886 · $241/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,930
• − Mortgage interest: −$10,363
• − Property taxes: −$2,886
• − Insurance: −$925
• − Repairs & maintenance: −$2,554
• − Management: −$2,554
• − HOA: −$5,124
• − Depreciation: −$5,382
• Taxable income: $2,141
• Est. tax owed @ 24.0%: −$514
• After-tax cash flow: $4,134/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 — Egypt Lake-Leto

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Egypt Lake-Leto, FL
• County: Hillsborough County · 1,540,968 people
• City population: 47,298
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 47,298
• Household income: $50,232
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 3363.0

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 Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 37% White 18% Black 9% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 14% Cuban 32% Dominican 4%
• Common ancestry: Romanian 1% Slovak 1%
• Foreign-born: 44% · Canada, Jamaica, Vietnam
• Languages at home: 36% English-only · Spanish 58% Vietnamese 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: ▼ -138.33%
• Current HPI: 498.3567
• Rent YoY: ▼ -1.24%
• 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

+164.7% since first listed

11 events — show timeline

• 2026-03-10 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-19 Sold (Public Records) $129,000 Public Records
• 2021-07-02 Sold (MLS) $129,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-04-26 Listed $132,000 Stellar MLS as Distributed by MLS Grid
• 2018-09-27 Sold (MLS) $65,700 HCAR
• 2018-09-27 Sold (MLS) $65,700 Stellar MLS as Distributed by MLS Grid
• 2018-08-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-08-04 Sold (Public Records) $28,717 Public Records
• 2018-07-19 Listed $69,900 HCAR
• 2018-07-19 Listed $69,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+30.4%/yr

Latest (2025): $2,886 · +6.7% YoY. Source: county tax records.