10520 Villa View Cir · Tampa, FL 33647

$129,900

1 bd · 1.0 ba · 693 sqft · Condo public records · 2 Days on market

Built 2001 $370/mo HOA · 24% 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 +11.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Ground-floor pond-view condo with no stairs to navigate and a rare oversized garage in a gated New Tampa community just minutes from USF, Moffitt Cancer Center, AdventHealth, the VA Hospital, shopping, dining, local parks, and major commuter routes. Offering a peaceful pond and fountain view, numerous updates, and low-maintenance living, this updated 1-bedroom, 1-bath residence is an excellent opportunity for first-time buyers, medical professionals, USF affiliates, seasonal residents, and investors alike. Step inside to find wood-look laminate flooring throughout the main living areas, crown molding, high ceilings, and an open-concept layout that feels bright and inviting. The living and d

Key facts

• Pond view
• Fitness center
• Resort style pool

Tags

• POND VIEW
• OVERSIZED GARAGE
• SCREENED LANAI
• DEDICATED LAUNDRY ROOM
• RESORT STYLE POOL
• FITNESS CENTER

Property features AI

Finance

• Other: No condo land included; Zoning: PD-A
• Financial info: Lease restrictions apply
• HOA & community: Monthly condo fee $370 (includes cable TV, internet, pool, structure & grounds maintenance, management, trash); Total annual fees $4,440; Association approval required; Community amenities: clubhouse, fitness center, pool, playground, community mailbox, sidewalks, gated; Pets allowed with restrictions (breed, number, size). Max pet weight 35 lbs

Exterior

• Parking: Attached oversized garage (27 x 14) with garage door opener; garage faces rear; ground level; 1 garage space
• Security: Gated community
• Utilities: Public water; Public sewer; Public utilities
• Home design: Condominium; One story; Faces west; Unit on floor 1
• Construction: Stucco construction; Tile roof; Slab foundation; Building 17
• Exterior features: Covered, screened porch; Porch; Sidewalk; Pond view

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator
• Bedrooms: 1 bedroom (first floor)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Walk-in closet(s); Window treatments (blinds, drapes with rods)
• Laundry & utility: Washer and dryer in laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-41 ($-488/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (5.5% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $123k (5.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 79/100 on livability (#142 in FL, #2,135 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime D+.
• 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: Heritage Elementary School (math 63% / reading 66%, grade B, #525 of 2,144 statewide, top 26%, 489 students, 46% FRL); Benito Middle School (math 57% / reading 62%, grade B, #140 of 571 statewide, top 25%, 1,017 students, 47% FRL); Wharton High School (math 33% / reading 42%, grade F, #336 of 667 statewide, top 51%, 2,289 students, 46% FRL).
• Market conditions: Rents soft (-1.2%/yr); 493 active listings in the ZIP; solid renter incomes; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent is only 17% of the median local income ($109k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,716 (5.5% 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
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: 1.18% ✓
• Cap rate: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• 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: -23.2%
• Equity multiple: 0.23×
• Total profit: $-27,890
• Equity at exit: $19,369

10-year hold

• IRR: -36.2%
• Equity multiple: -0.21×
• Total profit: $-44,002
• Equity at exit: $11,231

Cash invested: $36,372 (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 33647

• Home prices YoY: -23.7%
• Rents YoY: -1.2%
• Active inventory: 493
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,533 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$146 /mo · $1,753/yr
• Insurance: −$54
• HOA: −$370
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-41

Break-even live

Break-even rent $1,584

Max offer price $122,716

Occupancy floor 98%

Sensitivity live

Price	-10% $33	-5% $-4	+0% $-41	+5% $-77	+10% $-114
Rent	-10% $-162	-5% $-101	+0% $-41	+5% $20	+10% $80
Rate	-1.0pp $25	-0.5pp $-8	base $-41	+0.5pp $-74	+1.0pp $-109

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $370 · $4,440/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-13
   days on market $129,900 Active 2 DOM
2. 2026-06-13
   remarks 699-char remark
3. 2026-06-13
   listed $129,900 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: $1,753 · $146/mo
• Projected year-2 tax: $1,753 · $146/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 ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,391
• − Mortgage interest: −$7,276
• − Property taxes: −$1,753
• − Insurance: −$650
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − HOA: −$4,440
• − Depreciation: −$3,779
• Taxable loss: −$2,449
• Est. tax savings @ 24.0%: +$588
• After-tax cash flow: $100/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 — Tampa

• Score: 79/100
• State rank: #142
• US rank: #2135

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tampa, FL
• County: Hillsborough County · 1,540,968 people
• City population: 523,346
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 74,844
• Household income: $109,285
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 2578.0

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 0.73)
• Race & ethnicity: White 43% Hispanic / Latino 20% Asian 16% Black 16% Two or more races 15%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Cuban 2% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Hispanic 1%
• Foreign-born: 27% · Canada, China, Jamaica
• Languages at home: 62% English-only · Spanish 16% Other Indo-European 7% Arabic 4%

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: ▼ -69.77%
• Current HPI: 225.0483
• Rent YoY: ▼ -1.18%
• 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

-99.5% since first listed

3 events — show timeline

• 2026-06-12 Listed $129,900 Stellar MLS as Distributed by MLS Grid
• 2024-06-03 Sold (Public Records) $135,000 Public Records
• 2005-02-08 Sold (Public Records) $26,433,000 Public Records

Property tax history

+12.1%/yr

Latest (2025): $1,753 · +47.3% YoY. Source: county tax records.