5508 Pokeweed Ct #146 · East Lake-Orient Park, FL 33617

$80,000

1 bd · 1.0 ba · 783 sqft · Condo public records · 59 Days on market

Built 1981 $538/mo HOA · 38% of rent

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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 +15.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +4.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

First-Floor Condo in Prime Tampa Location – Move-In Ready! Don’t miss this opportunity to own a first-floor 1-bedroom, 1-bath condo in the established Place One community! Offering comfortable living space, this home is perfect for first-time buyers, downsizers, or investors looking for a great Tampa location. Step inside to a bright and functional floor plan with spacious living and dining areas filled with natural light. The generously sized bedroom provides plenty of space to relax, while the bathroom is conveniently located and designed for everyday comfort. First-floor living makes access easy and convenient. Enjoy low-maintenance condo living with access to community am

Key facts

• Pool and clubhouse
• First-floor condo
• Community amenities

Tags

• FIRST-FLOOR CONDO
• PRIME TAMPA LOCATION
• PLACE ONE COMMUNITY
• COMMUNITY AMENITIES
• POOL AND CLUBHOUSE
• QUICK ACCESS TO DOWNTOWN TAMPA

Property features AI

Finance

• Other: Total annual fees reported as $6,456
• Financial info: Lease restrictions apply; Unfurnished
• HOA & community: Monthly condo fee of $538 (includes water, sewer, trash); Association managed by Wise Property Management, Inc.; Association approval required; Community features: clubhouse, pool, sidewalks, street lights

Exterior

• Parking: No parking details provided
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; Residential property; One level (first floor unit); Faces northeast
• Construction: Stucco construction; Shingle roof; Block foundation; Built as part of a multi-story building (2 total stories)
• Exterior features: Awning(s); Exterior lighting; Sidewalks; Paved road access

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 1 bedroom (first floor)
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Thermostat
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $37 ($440/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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 (-0.3%/yr); 284 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 33% of the median local income ($51k/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 $553 of loan paydown is wiped out by about $2k 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 59 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $80k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.
• 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 $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.76% ✓
• Cap rate: 6.84%
• Cash-on-cash: 1.96%
• DSCR: 1.09
• GRM: 4.7

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: -19.4%
• Equity multiple: 0.36×
• Total profit: $-14,413
• Equity at exit: $11,928

10-year hold

• IRR: -36.0%
• Equity multiple: -0.08×
• Total profit: $-24,104
• Equity at exit: $6,917

Cash invested: $22,400 (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 33617

• Rents YoY: -0.3%
• Active inventory: 284
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,409 high
• Mortgage (P&I): −$420
• Tax from tax record: −$85 /mo · $1,024/yr
• Insurance: −$33
• HOA: −$538
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $37

Break-even live

Break-even rent $1,362

Max offer price $80,000

Occupancy floor 92%

Sensitivity live

Price	-10% $82	-5% $59	+0% $37	+5% $14	+10% $-9
Rent	-10% $-75	-5% $-19	+0% $37	+5% $92	+10% $148
Rate	-1.0pp $77	-0.5pp $57	base $37	+0.5pp $16	+1.0pp $-5

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7606 Abbey Ln #208 Tampa, FL	2.0	1.5	936	$1,500	$1.60	25d	1	0.02mi
5508 Pokeweed Ct #146 Tampa, FL	1.0	1.0	783	$1,350	$1.72	13d	1	0.03mi
7510 Presley Pl Unit 98-A Tampa, FL	1.0	1.0	783	$1,300	$1.66	4d	1	0.06mi
7506 Presley Pl Tampa, FL	2.0	2.0	975	$1,300	$1.33	25d	1	0.06mi
7516 Needle Leaf Pl #44 Tampa, FL	2.0	1.5	1074	$1,600	$1.49	25d	1	0.07mi
7505 Pitch Pine Cir #122 Tampa, FL	2.0	1.5	1074	$1,600	$1.49	25d	1	0.08mi
7506 Needle Leaf Pl #56 Tampa, FL	1.0	1.0	747	$1,400	$1.87	11d	1	0.09mi
7107 N 53rd St Unit B Tampa, FL	1.0	1.0	850	$1,500	$1.76	25d	1	0.19mi
5659 Del Prado Dr Tampa, FL	1.0–3.0	1.0–2.0	1229	$1,199	$0.98	0d	4	0.20mi
7011 San Ramon Pl Tampa, FL	2.0	1.0–2.0	1050	$1,475	$1.40	15d	5	0.27mi
6919 Bonair Dr Tampa, FL	1.0–2.0	1.0–2.0	819	$999	$1.22	18d	10	0.41mi
5013 E Sligh Ave Tampa, FL	2.0	1.0–1.5	939	$1,412	$1.50	0d	7	0.60mi
8412 Rio Bravo Ct Tampa, FL	1.0–3.0	1.0–2.5	1014	$1,149	$1.13	25d	1	0.69mi
4991 Puritan Cir #522 Tampa, FL	2.0	2.0	906	$1,599	$1.76	25d	1	0.73mi
5008 Sierra Pl Tampa, FL	2.0	2.0	1122	$1,615	$1.44	21d	1	0.76mi
5008 Sierra Pl Tampa, FL	1.0	1.0	827	$1,510	$1.83	23d	1	0.76mi
8501 N 50th St Tampa, FL	1.0–2.0	1.0–2.0	730	$955	$1.31	25d	1	0.85mi
8725 Del Rey Ct Tampa, FL	1.0	1.0	432	$1,179	$2.73	0d	12	0.92mi
8985 Bertha Palmer Blvd Unit 1504551P Temple Terrace, FL	1.0	1.0	667	$3,398	$5.09	0d	1	0.95mi
8740 Grove Ter Tampa, FL	2.0	1.0–2.0	1125	$1,362	$1.21	0d	10	0.97mi
8901 Bertha Palmer Blvd Tampa, FL	1.0–3.0	1.0–2.0	973	$1,657	$1.70	0d	18	0.98mi
6502 E Sligh Ave Tampa, FL	1.0–3.0	1.0–2.0	1002	$1,720	$1.72	0d	25	0.99mi
7195 E Bank Dr #206 Tampa, FL	2.0	1.5	864	$1,700	$1.97	4d	1	1.02mi
8729 N 50th St Unit H Tampa, FL	2.0	1.5	1060	$1,695	$1.60	15d	1	1.03mi
8729 N 50th St Unit A Tampa, FL	2.0	1.0	812	$1,600	$1.97	15d	1	1.03mi
8731 N 50th St Tampa, FL	2.0	1.0–1.5	936	$1,648	$1.76	4d	2	1.03mi
8731 N 50th St Unit A Tampa, FL	2.0	1.0	812	$1,675	$2.06	16d	1	1.03mi
8731 N 50th St Unit H Tampa, FL	2.0	1.5	1060	$1,775	$1.67	16d	1	1.03mi
8731 N 50th St Tampa, FL	2.0	1.0	812	$1,675	$2.06	18d	1	1.03mi
8731 N 50th St Tampa, FL	2.0	1.5	1060	$1,695	$1.60	15d	1	1.03mi
7246 E Bank Dr Tampa, FL	1.0	1.0	540	$1,900	$3.52	25d	1	1.05mi
7200 E Bank Dr Tampa, FL	1.0	1.0	626	$1,200	$1.92	19d	1	1.06mi
8733 N 50th St Tampa, FL	1.0	1.0	900	$1,500	$1.67	25d	1	1.06mi
4939 E Busch Blvd Tampa, FL	1.0–2.0	1.0–2.0	768	$999	$1.30	18d	1	1.06mi
4102 Oak Knoll Ct Tampa, FL	1.0–3.0	1.0–2.0	912	$1,100	$1.21	4d	56	1.10mi
4102 Oak Knoll Ct Unit 01 020 Tampa, FL	2.0	2.0	890	$1,500	$1.69	25d	1	1.10mi
4102 Oak Knoll Ct Apt 1 Tampa, FL	1.0	1.0	690	$1,250	$1.81	25d	1	1.10mi
5039 Chalet Ct Tampa, FL	1.0–3.0	1.0–2.0	1187	$1,299	$1.09	3d	13	1.19mi
7517 Lakeshore Dr Unit A Tampa, FL	2.0	1.0	710	$1,500	$2.11	25d	1	1.21mi
8723 N 48th St Tampa, FL	2.0	1.0	800	$1,300	$1.62	25d	1	1.23mi

HOA detail condo

• Monthly dues: $538 · $6,456/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-05-11
   status Pending
2. 2026-05-01
   price $80,000
3. 2026-03-29
   price $95,000
4. 2026-03-13
   listed $110,000 Active
5. 2003-08-09
   soldstatus $36,000
6. 2002-06-05
   soldstatus $33,000
7. 1999-08-20
   soldstatus $20,000
8. 1984-03-01
   soldstatus $34,500

ⓘ 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: $1,024 · $85/mo
• Projected year-2 tax: $1,024 · $85/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 ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $16,905
• − Mortgage interest: −$4,481
• − Property taxes: −$1,024
• − Insurance: −$400
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − HOA: −$6,456
• − Depreciation: −$2,327
• Taxable loss: −$489
• Est. tax savings @ 24.0%: +$117
• After-tax cash flow: $557/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 — East Lake-Orient Park

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

Census & demographics

• Census place: East Lake-Orient Park, FL
• County: Hillsborough County · 1,540,968 people
• City population: 45,396
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 47,851
• Household income: $50,948
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 3295.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 36% White 33% Hispanic / Latino 23% Two or more races 14% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 3% Lithuanian 1% Romanian 1%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 74% English-only · Spanish 15% Arabic 3% French/Haitian/Cajun 3%

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: ▼ -243.20%
• Current HPI: 352.4572
• Rent YoY: ▼ -0.33%
• 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

+131.9% since first listed

8 events — show timeline

• 2026-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $80,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-29 Price Changed $95,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2003-08-09 Sold (Public Records) $36,000 Public Records
• 2002-06-05 Sold (Public Records) $33,000 Public Records
• 1999-08-20 Sold (Public Records) $20,000 Public Records
• 1984-03-01 Sold (Public Records) $34,500 Public Records

Property tax history

+9.5%/yr

Latest (2025): $1,024 · +10.1% YoY. Source: county tax records.