7210 N Manhattan Ave #1714 · Egypt Lake-Leto, FL 33614

$229,900

4 bd · 2.0 ba · 1,363 sqft · Condo public records · 3 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 +18.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +5.9/10.0
• 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

SHORT SALE APPROVED AT LISTING PRICE 4/26/2010. One of the few 4/2 condos in Manhattan Palms. It features spacious living areas, and a large private fenced in backyard. Owners are very motivated to sell. Bank approved short sale ready to close NOW. Community offers a pool, grounds maintenance, and convenient location close to W. Waters ave and Dale Mabry Hwy. Veteran's Expwy is just minutes away. Grocery stores, restaurants, movie theaters, malls, you name it! Everything you need is close by. Call to set your appointment to view it today!

Key facts

• Fitness center
• Clubhouse
• Community amenities

Tags

• FULLY FENCED BACKYARD
• PRIVATE PATIO
• COMMUNITY AMENITIES
• FITNESS CENTER
• CLUBHOUSE

Property features AI

Finance

• Other: Condo land included
• Financial info: Lease restrictions apply
• HOA & community: Monthly condo fee of $427; Annual association fees totaling $5,124; Association maintenance covers structure and grounds, sewer, trash, and water; Association approval required; Association managed by Wise Property Management/Frank Alvarez; Community amenities include pool and tennis courts

Exterior

• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Condominium (residential); One story; East-facing; Entry on floor 1
• Construction: Stucco and frame construction; Other roof type; Built on crawlspace
• Exterior features: Tennis court(s); Community pool

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Ceramic tile; Crawlspace foundation
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).

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; 18 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 $2,703/mo this rent would consume 65% 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 $2k of loan paydown is wiped out by about $7k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 17y 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 $30k; list at $230k implies a 666% gain — meaningful room to come down on a strong offer.

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 $229,900

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• 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: -13.6%
• Equity multiple: 0.53×
• Total profit: $-30,329
• Equity at exit: $34,279

10-year hold

• IRR: -11.5%
• Equity multiple: 0.42×
• Total profit: $-37,251
• Equity at exit: $19,878

Cash invested: $64,372 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,703 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$177 /mo · $2,129/yr
• Insurance: −$96
• HOA: −$427
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $229

Break-even live

Break-even rent $2,412

Max offer price $229,900

Occupancy floor 87%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	0.04mi
7565 Gesualdo Ct Tampa, FL	3.0	2.5	1582	$2,900	$1.83	18d	1	0.15mi
7573 Gesualdo Ct Tampa, FL	3.0	2.5	1582	$2,900	$1.83	18d	1	0.15mi
7583 Gesualdo Ct Tampa, FL	3.0	2.5	1582	$2,900	$1.83	18d	1	0.15mi
7593 Gesualdo Ct Tampa, FL	3.0	2.5	1582	$2,900	$1.83	18d	1	0.15mi
4340 Villa Alina Ct Tampa, FL	3.0	2.5	1632	$4,500	$2.76	24d	1	0.24mi
4338 Villa Alina Ct Tampa, FL	3.0	2.5	1632	$2,900	$1.78	24d	1	0.25mi
4518 W Knollwood St Tampa, FL	3.0	1.5	1075	$2,000	$1.86	24d	1	0.58mi
3804 W Hamilton Ave Tampa, FL	3.0	2.0	1582	$2,600	$1.64	24d	1	0.79mi
4747 W Waters Ave Tampa, FL	1.0–3.0	1.0–2.0	1125	$1,995	$1.77	1d	27	0.97mi
6216 N Church Ave Tampa, FL	1.0–3.0	1.0–2.5	1060	$3,100	$2.92	24d	31	1.02mi
6216 N Church Ave Unit 302 Tampa, FL	3.0	2.5	1383	$3,100	$2.24	24d	1	1.02mi
8443 N Grady Ave Tampa, FL	3.0	3.0	1351	$2,275	$1.68	24d	1	1.08mi
8208 La Serena Dr Tampa, FL	4.0	2.0	1741	$3,000	$1.72	24d	1	1.33mi
4020 Cortez Dr Tampa, FL	3.0	2.0	1248	$1,900	$1.52	5d	1	1.45mi
3304 El Monte Ct Tampa, FL	3.0	2.0	1774	$3,400	$1.92	24d	1	1.47mi
3408 Lancaster Ct Tampa, FL	2.0–4.0	1.5–2.0	1300	$2,361	$1.82	2d	13	1.47mi
7502 Lakeside Blvd Unit A Tampa, FL	3.0	2.0	1000	$2,700	$2.70	16d	1	1.49mi

HOA detail condo

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

Listing history 4 events

1. 2026-06-18
   days on market $229,900 Active 3 DOM
2. 2026-06-17
   days on market $229,900 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $229,900 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: $2,129 · $177/mo
• Projected year-2 tax: $2,129 · $177/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 9/10 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: $32,433
• − Mortgage interest: −$12,878
• − Property taxes: −$2,129
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,595
• − Management: −$2,595
• − HOA: −$5,124
• − Depreciation: −$6,688
• Taxable loss: −$724
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $2,926/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

+576.2% since first listed

9 events — show timeline

• 2026-06-15 Listed $229,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Listed for Rent $2,183 APPFOLIO
• 2014-05-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-04-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-04-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-02-03 Listed $69,000 Stellar MLS as Distributed by MLS Grid
• 2010-08-03 Sold (Public Records) $30,000 Public Records
• 2010-07-15 Sold (MLS) $30,000 Stellar MLS as Distributed by MLS Grid
• 2009-11-09 Listed $34,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+10.3%/yr

Latest (2025): $2,129 · +13.3% YoY. Source: county tax records.