2800 E 113th Ave Unit B4 · Tampa, FL 33612

$119,000

1 bd · 1.0 ba · 702 sqft · Condo public records · 70 Days on market

Built 1983 $257/mo HOA · 21% 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 +11.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the convenience of modern living in this well-maintained 1-bedroom, 1-bathroom condo offering approximately 720 sq. ft. of comfortable living space in an unbeatable Tampa location. Conveniently situated with easy access to I-275, I-75, and Downtown Tampa, commuting is effortless. You’ll also be just minutes from USF, Busch Gardens, shopping, dining, and entertainment. This thoughtfully designed floor plan features a spacious bedroom with a built-in closet and abundant natural light, an open-concept living and dining area, an updated kitchen with a pantry closet, and an in-unit washer and dryer. Enjoy easy access to the courtyard from the private balcony stairway entrance. Residents can enjoy amenities including a resurfaced community pool and outdoor BBQ areas and trash service. Whether you’re looking for a primary residence, temporary student accomodation or an investment opportunity, this condo is must-see. Schedule your showing today!

Key facts

• Updated kitchen
• Balcony area
• Unbeatable location

Tags

• UPDATED MODERN LIVING SPACE
• UNBEATABLE LOCATION
• BALCONY AREA
• COURTYARD
• OPEN-CONCEPT LAYOUT
• UPDATED KITCHEN

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $-51 ($-613/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (7.6% below list).
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $110k (7.6% 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: Witter Elementary School (math 31% / reading 27%, grade F, #1,932 of 2,144 statewide, top 91%, 508 students, 79% FRL); Dr Carter G Woodson K-8 School (math 19% / reading 26%, grade F, #2,073 of 2,144 statewide, top 97%, 1,023 students, 78% FRL); Wharton High School (math 33% / reading 42%, grade F, #336 of 667 statewide, top 51%, 2,289 students, 46% FRL) — zoned schools average 68% FRL vs 52% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 48% district-wide (-19 pts) — the specific schools serving this property underperform the Hillsborough average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 181 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 32% of the median local income ($47k/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 $823 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

• It's been on market 70 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $119k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% 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 $109,973 (7.6% 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. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.05% ✓
• Cap rate: 5.78%
• Cash-on-cash: -1.84%
• DSCR: 0.92
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.28% rent growth · sell at horizon

5-year hold

• IRR: -23.1%
• Equity multiple: 0.23×
• Total profit: $-25,704
• Equity at exit: $17,743

10-year hold

• IRR: -30.7%
• Equity multiple: -0.17×
• Total profit: $-38,850
• Equity at exit: $10,289

Cash invested: $33,320 (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 33612

• Rents YoY: 0.3%
• Active inventory: 181
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,244 high
• Mortgage (P&I): −$624
• Tax from tax record: −$103 /mo · $1,240/yr
• Insurance: −$50
• HOA: −$257
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-51

Break-even live

Break-even rent $1,309

Max offer price $109,973

Occupancy floor 99%

Sensitivity live

Price	-10% $16	-5% $-17	+0% $-51	+5% $-85	+10% $-118
Rent	-10% $-149	-5% $-100	+0% $-51	+5% $-2	+10% $47
Rate	-1.0pp $9	-0.5pp $-21	base $-51	+0.5pp $-82	+1.0pp $-113

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 E 113th Ave Tampa, FL	1.0–2.0	1.0	755	$1,140	$1.51	0d	6	0.12mi
10420 McKinley Dr Tampa, FL	1.0–3.0	1.0–2.5	1347	$1,816	$1.35	0d	93	0.70mi
12702 University Club Dr Tampa, FL	1.0–3.0	1.0–2.0	919	$1,194	$1.30	0d	36	0.90mi
11740 N 17th St #1 Tampa, FL	1.0	1.0	500	$1,170	$2.34	25d	1	0.92mi
11740 N 17th St Unit 6 Tampa, FL	1.0	1.0	500	$1,150	$2.30	25d	1	0.92mi
1507 Charm Ln Unit 2 Tampa, FL	1.0	1.0	510	$1,200	$2.35	0d	1	0.95mi
11312 N 15th St Tampa, FL	1.0	1.0	700	$1,149	$1.64	4d	1	0.98mi
11312 N 15th St Unit 01 1406-04 Tampa, FL	1.0	1.0	700	$1,149	$1.64	25d	1	0.98mi
11312 N 15th St Unit 01 1405-20 Tampa, FL	1.0	1.0	700	$1,099	$1.57	6d	1	0.98mi
10706 N 15th St Unit A Tampa, FL	1.0	1.0	600	$1,500	$2.50	19d	1	0.98mi
1421 E 108th Ave Unit A Tampa, FL	1.0	1.0	500	$1,500	$3.00	19d	1	1.00mi
1414 Maluhia Dr Tampa, FL	2.0	1.0	672	$1,850	$2.75	25d	1	1.03mi
11734 N 15th St Tampa, FL	2.0	1.0	700	$1,650	$2.36	25d	1	1.04mi
1250 E 113th Ave Tampa, FL	1.0	1.0	416	$1,323	$3.18	0d	11	1.04mi
1254 E 113th Ave Tampa, FL	1.0	1.0	427	$875	$2.05	3d	2	1.06mi
1264 E 113th Ave Unit J102 Tampa, FL	1.0	1.0	511	$875	$1.71	25d	1	1.10mi
13106 Leisurewood Pl Unit 102 Tampa, FL	1.0	1.0	580	$995	$1.72	25d	1	1.11mi
12401 N 15th St Tampa, FL	1.0	1.0	500	$1,192	$2.38	25d	2	1.12mi
13110 Leisurewood Pl Unit 102 Tampa, FL	1.0	1.0	580	$1,100	$1.90	16d	1	1.14mi
1211 E 108th Ave Tampa, FL	2.0	1.0	650	$1,299	$2.00	3d	1	1.14mi
11738 N 14th St Tampa, FL	1.0–2.0	1.0	650	$1,250	$1.92	25d	1	1.15mi
12406 N 15th St Tampa, FL	1.0–2.0	1.0	725	$1,039	$1.43	3d	9	1.15mi
1323 Baywatch Loop Unit 18-1323/102 Tampa, FL	1.0	1.0	625	$1,200	$1.92	25d	1	1.16mi
1508 E 127th Ave Tampa, FL	2.0	1.0	667	$1,415	$2.12	0d	1	1.16mi
13102 N 20th St Tampa, FL	2.0	1.0	600	$1,288	$2.15	6d	4	1.16mi
2002 Colonial Parc Dr Tampa, FL	1.0	1.0	612	$1,122	$1.83	25d	9	1.16mi
12736 N 17th St Tampa, FL	1.0	1.0	744	$1,159	$1.56	0d	1	1.18mi
12736 N 17th St Tampa, FL	1.0	1.0	744	$1,159	$1.56	25d	1	1.18mi
12737 N 17th St Tampa, FL	1.0	1.0	494	$1,099	$2.22	25d	1	1.18mi
1701 E 131st Ave Tampa, FL	1.0–2.0	1.0	647	$1,049	$1.62	4d	13	1.18mi
11733 N 12th St Apt E Tampa, FL	2.0	1.0	750	$1,400	$1.87	21d	1	1.20mi
12740 N 17th St Tampa, FL	1.0	1.0	542	$1,124	$2.07	6d	1	1.20mi
1109 E Seneca Ave Unit B Tampa, FL	2.0	1.0	696	$1,310	$1.88	25d	1	1.22mi
11733 N 12th St Apt L Tampa, FL	2.0	1.0	750	$1,400	$1.87	25d	1	1.22mi
12745 N 17th St Tampa, FL	1.0	1.0	542	$1,124	$2.07	25d	1	1.23mi
12746 N 17th St Tampa, FL	1.0	1.0	706	$999	$1.42	4d	1	1.24mi
10807 N 11th St Tampa, FL	2.0	1.0	567	$1,300	$2.29	25d	1	1.25mi
13036 Kain Palms Ct Tampa, FL	1.0–3.0	1.0–2.0	900	$1,299	$1.44	3d	6	1.25mi
9313 N 20th St Tampa, FL	2.0	1.0	716	$1,595	$2.23	25d	1	1.26mi
13101 Aarans Pond Dr Tampa, FL	1.0–2.0	1.0–2.0	887	$1,199	$1.35	25d	1	1.26mi

HOA detail condo

• Monthly dues: $257 · $3,084/yr
• Likely covers: trashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $119,000 Active 70 DOM
2. 2026-06-18
   days on market $119,000 Active 67 DOM
3. 2026-06-17
   days on market $119,000 Active 66 DOM
4. 2026-06-16
   days on market $119,000 Active 65 DOM
5. 2026-06-15
   days on market $119,000 Active 64 DOM
6. 2026-06-13
   days on market $119,000 Active 62 DOM
7. 2026-06-13
   days on market $119,000 Active 61 DOM
8. 2026-06-09
   days on market $119,000 Active 58 DOM
9. 2026-06-08
   days on market $119,000 Active 57 DOM
10. 2026-06-07
    days on market $119,000 Active 56 DOM
11. 2026-06-04
    days on market $119,000 Active 53 DOM
12. 2026-06-03
    days on market $119,000 Active 52 DOM
13. 2026-06-02
    days on market $119,000 Active 51 DOM
14. 2026-06-01
    days on market $119,000 Active 50 DOM
15. 2026-05-31
    days on market $119,000 Active 49 DOM
16. 2026-04-13
    listed $128,000 Active 974-char remark

    Show marketing remark (974 chars)

    Experience the convenience of modern living in this well-maintained 1-bedroom, 1-bathroom condo offering approximately 720 sq. ft. of comfortable living space in an unbeatable Tampa location. Conveniently situated with easy access to I-275, I-75, and Downtown Tampa, commuting is effortless. You’ll also be just minutes from USF, Busch Gardens, shopping, dining, and entertainment. This thoughtfully designed floor plan features a spacious bedroom with a built-in closet and abundant natural light, an open-concept living and dining area, an updated kitchen with a pantry closet, and an in-unit washer and dryer. Enjoy easy access to the courtyard from the private balcony stairway entrance. Residents can enjoy amenities including a resurfaced community pool and outdoor BBQ areas and trash service. Whether you’re looking for a primary residence, temporary student accomodation or an investment opportunity, this condo is must-see. Schedule your showing today!

17. 2018-02-05
    soldstatus $42,000
18. 2005-08-31
    soldstatus $35,800
19. 1983-12-01
    soldstatus $37,500

ⓘ 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: $1,240 · $103/mo
• Projected year-2 tax: $1,240 · $103/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 · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,929
• − Mortgage interest: −$6,666
• − Property taxes: −$1,240
• − Insurance: −$595
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − HOA: −$3,084
• − Depreciation: −$3,462
• Taxable loss: −$2,506
• Est. tax savings @ 24.0%: +$601
• After-tax cash flow: $-12/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): 49,005
• Household income: $47,199
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 4314.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 40% Black 30% White 25% Two or more races 24% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 12% Cuban 8% Dominican 3%
• Common ancestry: Hispanic 2% Slovak 1% Romanian 1%
• Foreign-born: 22% · Canada, Jamaica, Vietnam
• Languages at home: 62% English-only · Spanish 33% French/Haitian/Cajun 2% Arabic 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: ▼ -311.62%
• Current HPI: 405.9834
• Rent YoY: ▲ 0.28%
• 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

+241.3% since first listed

4 events — show timeline

• 2026-04-13 Listed $128,000 Stellar MLS as Distributed by MLS Grid
• 2018-02-05 Sold (Public Records) $42,000 Public Records
• 2005-08-31 Sold (Public Records) $35,800 Public Records
• 1983-12-01 Sold (Public Records) $37,500 Public Records

Property tax history

+11.2%/yr

Latest (2025): $1,240 · +11.7% YoY. Source: county tax records.