9714 Lake Chase Island Way · Westchase, FL 33626

$179,000

2 bd · 2.0 ba · 1,168 sqft · Condo public records · 9 Days on market

Built 2001 $519/mo HOA · 25% 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 +8.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks

LAKE VIEWS, GATED LIVING & EXCEPTIONAL VALUE IN LAKE CHASE Welcome to Lake Chase, a gated condominium community in the highly sought-after Westchase area. This second-floor, 2-bedroom, 2-bath residence offers peaceful lake views and an excellent opportunity for buyers looking to add their own personal touches while enjoying a fantastic location and outstanding community amenities. The thoughtfully designed floor plan features a spacious great room with vaulted ceilings, creating an open and airy feel, along with a separate dining area and functional kitchen. One bedroom features a private en suite bath and walk-in closet, while the larger second bedroom also offers a walk-in closet a

Key facts

• Two swimming pools
• Lake views
• Community amenities

Tags

• LAKE VIEWS
• GATED LIVING
• COMMUNITY AMENITIES
• SCENIC WALKING TRAIL
• IN UNIT LAUNDRY
• TWO SWIMMING POOLS

Property features AI

Finance

• Other: Buyer approval required for community; Unit is unfurnished; Condo located on floor 2
• Financial info: Total monthly fees $519.20 (total annual fees $6,230.40); Lease restrictions apply
• HOA & community: HOA required (monthly fee $519.20); Association amenities: basketball court, clubhouse, fitness center, gated community, playground, pool, tennis courts; Association fee includes: escrow reserves, internet, grounds maintenance, management, pool, recreational facilities, trash; Association approval required; Pets allowed with breed restrictions; max pet weight 35 lbs

Exterior

• Parking: Guest parking
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Residential condominium; One story; Faces northeast
• Construction: Stucco construction; Shingle roof; Slab foundation; Built as part of Building 31
• Exterior features: Playground; Tennis courts; Lake views; Lake access; Fishing pier; Paved roads

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floorplan; Vaulted ceilings; Walk-in closets; Blinds
• Laundry & utility: Washer; Dryer; Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (15.9% below list).
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $150k (15.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 73/100 on livability (#320 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: Deer Park Elementary School (math 78% / reading 75%, grade A, #185 of 2,144 statewide, top 9%, 989 students, 22% FRL); Farnell Middle School (math 72% / reading 74%, grade A, #44 of 571 statewide, top 8%, 1,214 students, 26% FRL); Sickles High School (math 52% / reading 65%, grade C, #116 of 667 statewide, top 18%, 2,368 students, 36% FRL) — zoned schools average 28% FRL vs 52% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 69% at this address vs 48% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Hillsborough average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents falling (-4.7%/yr); 213 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $5k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,480 (15.9% 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. 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: 1.18% ✓
• Cap rate: 5.21%
• Cash-on-cash: -3.87%
• DSCR: 0.83
• GRM: 7.1

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: -27.9%
• Equity multiple: 0.10×
• Total profit: $-45,069
• Equity at exit: $26,689

10-year hold

• IRR: -57.7%
• Equity multiple: -0.49×
• Total profit: $-74,748
• Equity at exit: $15,477

Cash invested: $50,120 (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 33626

• Home prices YoY: -30.6%
• Rents YoY: -4.7%
• Active inventory: 213
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,107 high
• Mortgage (P&I): −$939
• Tax from tax record: −$294 /mo · $3,523/yr
• Insurance: −$75
• HOA: −$519
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-161

Break-even live

Break-even rent $2,311

Max offer price $150,480

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-111	+0% $-161	+5% $-212	+10% $-263
Rent	-10% $-328	-5% $-245	+0% $-161	+5% $-78	+10% $5
Rate	-1.0pp $-71	-0.5pp $-116	base $-161	+0.5pp $-208	+1.0pp $-255

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10412 White Lake Ct #10412 Tampa, FL	2.0	2.0	1140	$2,500	$2.19	26d	1	0.03mi
10440 White Lake Ct #10440 Tampa, FL	2.0	2.0	1140	$1,700	$1.49	4d	1	0.03mi
10440 White Lake Ct Tampa, FL	2.0	2.0	1140	$1,700	$1.49	3d	1	0.04mi
9744 Lake Chase Island Way Tampa, FL	2.0	2.0	1140	$1,900	$1.67	19d	1	0.07mi
10534 White Lake Ct #10534 Tampa, FL	2.0	2.0	1373	$1,995	$1.45	26d	1	0.08mi
10462 White Lake Ct Tampa, FL	2.0	2.0	1168	$1,975	$1.69	26d	1	0.08mi
9646 Lake Chase Island Way Unit 9646 Tampa, FL	3.0	2.0	1373	$2,200	$1.60	6d	1	0.10mi
9068 Lake Chase Island Way Tampa, FL	2.0	2.0	1140	$2,000	$1.75	26d	1	0.13mi
9108 Lake Chase Island Way #9108 Tampa, FL	1.0	1.0	904	$1,500	$1.66	6d	1	0.21mi
11905 Cypress Vista Tampa, FL	2.0	1.5	1200	$2,395	$2.00	1d	1	0.33mi
11804 Cypress Hill Cir #45 Tampa, FL	2.0	1.5	960	$1,700	$1.77	26d	1	0.42mi
8801 Citrus Village Dr Tampa, FL	1.0–3.0	1.0–2.0	1144	$1,998	$1.75	0d	36	0.46mi
11013 Blaine Top Pl Tampa, FL	2.0	2.5	1147	$2,100	$1.83	6d	1	0.74mi
11003 Blaine Top Pl Tampa, FL	2.0	2.5	1147	$2,200	$1.92	26d	1	0.75mi
10142 Montague St Unit 1475289P Westchase, FL	2.0	2.0	1345	$4,115	$3.06	17d	1	0.84mi
12011 Citrus Falls Cir Tampa, FL	1.0–3.0	1.0–2.0	1055	$1,930	$1.83	1d	24	0.93mi
9874 Montague St Unit 1475279P Tampa, FL	3.0	2.0	1345	$4,082	$3.03	1d	1	1.02mi
8741 Exposition Dr Tampa, FL	3.0	2.0	1366	$2,450	$1.79	4d	1	1.05mi
9508 W Park Village Dr #107 Tampa, FL	3.0	2.0	1279	$2,475	$1.94	25d	1	1.06mi
8735 Exposition Dr Tampa, FL	3.0	2.0	1250	$2,699	$2.16	19d	1	1.07mi
9781 Magnolia Blossom Dr Unit 1475280P Westchase, FL	2.0	2.0	1345	$3,624	$2.69	17d	1	1.09mi
9902 Brompton Dr Tampa, FL	1.0–3.0	1.0–2.5	1303	$2,170	$1.67	1d	37	1.11mi
10020 Tate Ln Tampa, FL	2.0	2.5	1276	$2,650	$2.08	19d	1	1.11mi
9533 Magnolia Blossom Dr Unit 1504550P Tampa, FL	2.0	2.0	1119	$5,304	$4.74	26d	1	1.11mi
9763 Magnolia Blossom Dr Unit 1475288P Tampa, FL	2.0	2.0	1345	$3,522	$2.62	18d	1	1.12mi
9763 Magnolia Blossom Dr Unit 1475282P Tampa, FL	2.0	2.0	1345	$3,608	$2.68	6d	1	1.12mi
9763 Magnolia Blossom Dr Unit 1475286P Tampa, FL	2.0	2.0	1345	$3,559	$2.65	22d	1	1.12mi
8820 Thomas Oaks Dr Tampa, FL	1.0–3.0	1.0–2.0	1043	$2,222	$2.13	0d	21	1.17mi
8035 Gardner Rd Tampa, FL	3.0	2.0	880	$2,650	$3.01	26d	2	1.26mi
8774 Huntfield St Tampa, FL	3.0	2.0	1388	$3,100	$2.23	6d	1	1.44mi
8134 Colonial Village Dr Tampa, FL	1.0–3.0	1.0–2.0	1113	$1,988	$1.79	0d	11	1.48mi

HOA detail condo

• Monthly dues: $519 · $6,228/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-13
   statusdays on market $179,000 Pending 9 DOM
2. 2026-06-09
   days on market $179,000 Active 8 DOM
3. 2026-06-08
   days on market $179,000 Active 7 DOM
4. 2026-06-07
   days on market $179,000 Active 6 DOM
5. 2026-06-04
   days on market $179,000 Active 3 DOM
6. 2026-06-03
   days on market $179,000 Active 2 DOM
7. 2026-06-02
   remarks 695-char remark
8. 2026-06-02
   listed $179,000 Active 1 DOM

ⓘ 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: $3,523 · $294/mo
• Projected year-2 tax: $3,523 · $294/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $25,282
• − Mortgage interest: −$10,027
• − Property taxes: −$3,523
• − Insurance: −$895
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − HOA: −$6,228
• − Depreciation: −$5,207
• Taxable loss: −$4,643
• Est. tax savings @ 24.0%: +$1,114
• After-tax cash flow: $-823/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 — Westchase

• Score: 73/100
• State rank: #320
• US rank: #5558

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westchase, FL
• County: Hillsborough County · 1,540,968 people
• City population: 30,575
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 30,575
• Household income: $127,118
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 1072.0

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 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 21% Two or more races 16% Asian 9% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Cuban 3% Dominican 2%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 2%
• Foreign-born: 23% · Canada, Jamaica, China
• Languages at home: 68% English-only · Spanish 16% Other Indo-European 8% Russian/Polish/Slavic 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: ▼ -106.80%
• Current HPI: 241.882
• Rent YoY: ▼ -4.66%
• 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

-99.6% since first listed

2 events — show timeline

• 2026-06-01 Listed $179,000 Stellar MLS as Distributed by MLS Grid
• 2004-11-18 Sold (Public Records) $40,269,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $3,523 · +10.3% YoY. Source: county tax records.