7510 N Grady Ave · Egypt Lake-Leto, FL 33614

$269,990

3 bd · 2.0 ba · 1,256 sqft · SingleFamily public records · 8 Days on market

Built 1981 9,150 sqft lot

---

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 +16.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +4.2/10.0
• 1% rule +3.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Investor special in Tampa! This 3-bedroom, 2-bath home offers a fantastic opportunity for renovation and customization. Situated on a spacious lot, the property features a functional layout with great potential to reimagine the interior to your vision. Ideal for cash buyers or investors, this home requires a full renovation and is being sold as-is. Conveniently located near major roadways, shopping, dining, and local amenities.

Key facts

• Spacious lot
• Full renovation
• Functional layout

Tags

• SPACIOUS LOT
• FUNCTIONAL LAYOUT
• FULL RENOVATION
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Living area approximately 1,256 square feet (per public records); Total building area listed as 1,800 square feet
• Financial info: Homestead exemption indicated; Annual tax information available
• HOA & community: No association listed

Exterior

• Parking: Attached garage with space for 1 vehicle; Has a garage
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One story; North-facing; Residential zoning (RSC-9)
• Construction: Concrete and stucco construction; Shingle roof; Slab foundation; Built on a 0.21-acre lot
• Exterior features: Outdoor lighting; Paved road access

Interior

• Kitchen: Includes appliances (other)
• Bedrooms: 3 bedrooms
• Flooring: Ceramic tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (16.9% below list).
• Recommended offer: $224k (16.9% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Crestwood Elementary School (math 43% / reading 45%, grade F, #1,330 of 2,144 statewide, top 63%, 781 students, 74% FRL); Pierce Middle School (math 35% / reading 32%, grade F, #428 of 571 statewide, top 76%, 845 students, 72% FRL); Leto High School (math 35% / reading 41%, grade F, #328 of 667 statewide, top 50%, 2,062 students, 66% FRL) — zoned schools average 71% FRL vs 52% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.2%/yr); 210 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $2,244/mo this rent would consume 54% 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 $8k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $224,380 (16.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 10.0

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: -16.1%
• Equity multiple: 0.44×
• Total profit: $-42,047
• Equity at exit: $40,256

10-year hold

• IRR: -13.3%
• Equity multiple: 0.32×
• Total profit: $-51,656
• Equity at exit: $23,344

Cash invested: $75,597 (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: 210
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,244 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$113 /mo · $1,352/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $132

Break-even live

Break-even rent $2,077

Max offer price $269,990

Occupancy floor 89%

Sensitivity live

Price	-10% $284	-5% $208	+0% $132	+5% $55	+10% $-21
Rent	-10% $-46	-5% $43	+0% $132	+5% $220	+10% $309
Rate	-1.0pp $268	-0.5pp $200	base $132	+0.5pp $62	+1.0pp $-10

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: $67,498
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3804 W Hamilton Ave Tampa, FL	3.0	2.0	1582	$2,600	$1.64	26d	1	0.25mi
7593 Gesualdo Ct Tampa, FL	3.0	2.5	1582	$2,900	$1.83	19d	1	0.48mi
7583 Gesualdo Ct Tampa, FL	3.0	2.5	1582	$2,900	$1.83	19d	1	0.49mi
7565 Gesualdo Ct Tampa, FL	3.0	2.5	1582	$2,900	$1.83	19d	1	0.49mi
4338 Villa Alina Ct Tampa, FL	3.0	2.5	1632	$2,900	$1.78	26d	1	0.49mi
4340 Villa Alina Ct Tampa, FL	3.0	2.5	1632	$4,500	$2.76	26d	1	0.50mi
3445 Carlton Arms Dr Tampa, FL	1.0–2.0	1.0–1.5	875	$1,808	$2.07	1d	23	0.56mi
6618 N Church Ave Unit D Tampa, FL	2.0	2.0	920	$1,198	$1.30	19d	1	0.60mi
7210 N Manhattan Ave Tampa, FL	2.0–4.0	1.0–2.0	1136	$1,816	$1.60	23d	3	0.65mi
8208 La Serena Dr Tampa, FL	4.0	2.0	1741	$3,000	$1.72	26d	1	0.75mi
8419 Camden St Apt B Tampa, FL	2.0	2.0	910	$1,495	$1.64	26d	1	0.79mi
3809 Banner Bay Pl Tampa, FL	2.0	2.5	1383	$2,800	$2.02	1d	1	0.80mi
8443 N Grady Ave Tampa, FL	3.0	3.0	1351	$2,275	$1.68	26d	1	0.80mi
6216 N Church Ave Unit 216 Tampa, FL	2.0	2.5	1383	$2,800	$2.02	26d	1	0.82mi
6216 N Church Ave Unit 302 Tampa, FL	3.0	2.5	1383	$3,100	$2.24	26d	1	0.82mi
6216 N Church Ave Tampa, FL	1.0–3.0	1.0–2.5	1060	$3,100	$2.92	26d	31	0.82mi
8426 Camden St Unit D Tampa, FL	2.0	1.0	960	$1,650	$1.72	15d	1	0.85mi
8426 Camden St Unit A Tampa, FL	2.0	2.0	960	$1,800	$1.88	23d	1	0.85mi
8426 Camden St Unit b Tampa, FL	2.0	1.0	960	$1,700	$1.77	15d	1	0.85mi
6212 N Church Ave Tampa, FL	1.0–2.0	1.0–2.5	1060	$2,800	$2.64	4d	17	0.86mi
8428 Camden St Unit C Tampa, FL	2.0	1.0	960	$1,550	$1.61	15d	1	0.86mi
3304 El Monte Ct Tampa, FL	3.0	2.0	1774	$3,400	$1.92	26d	1	0.88mi
7502 Lakeside Blvd Unit A Tampa, FL	3.0	2.0	1000	$2,700	$2.70	18d	1	0.88mi
8432 Camden St Unit A Tampa, FL	2.0	1.0	960	$1,750	$1.82	15d	1	0.88mi
8605 Mallard Reserve Dr #203 Tampa, FL	2.0	2.0	1060	$1,550	$1.46	26d	1	0.89mi
7807 N Matanzas Ave Tampa, FL	3.0	3.0	1849	$2,350	$1.27	1d	1	0.90mi
8701 Carroll Palm Pl Tampa, FL	2.0	2.0	1276	$2,000	$1.57	26d	1	0.91mi
3701 Fountain Mist Dr Tampa, FL	2.0	1.0–2.0	676	$1,725	$2.55	1d	42	0.91mi
8601 Huron Ct #45 Tampa, FL	2.0	2.0	1077	$1,550	$1.44	12d	1	0.93mi
8633 Fancy Finch Dr #201 Tampa, FL	2.0	2.0	1129	$1,800	$1.59	14d	1	0.95mi
8640 Tahoe Ct Tampa, FL	2.0	2.0	1077	$1,625	$1.51	22d	1	0.95mi
3812 W Fern St Tampa, FL	2.0	2.5	1383	$2,800	$2.02	16d	1	0.97mi
3802 N Lake Dr #20 Tampa, FL	2.0	2.0	1077	$1,700	$1.58	26d	1	0.97mi
8645 Fancy Finch Dr #104 Tampa, FL	2.0	2.0	1007	$1,585	$1.57	19d	1	0.97mi
3436 Sunrise Villas Ct N Tampa, FL	2.0	1.0	1066	$1,773	$1.66	26d	1	0.98mi
4518 W Knollwood St Tampa, FL	3.0	1.5	1075	$2,000	$1.86	26d	1	0.98mi
3416 Sunrise Villas Ct N Tampa, FL	2.0	1.5	1240	$1,695	$1.37	22d	1	0.99mi
3416 Sunrise Villas Ct N Tampa, FL	2.0	2.0	1240	$1,695	$1.37	16d	1	0.99mi
8653 Fancy Finch Dr #104 Tampa, FL	2.0	2.0	1007	$2,500	$2.48	1d	1	1.00mi
3408 Lancaster Ct Tampa, FL	2.0–4.0	1.5–2.0	1300	$1,928	$1.48	1d	16	1.02mi

Listing history 5 events

1. 2026-05-15
   status Active 431-char remark
2. 2026-05-15
   price $269,990 431-char remark
3. 2026-05-09
   status Pending 431-char remark
4. 2026-05-06
   listed $259,990 Active 431-char remark
5. 1987-11-01
   soldstatus $50,000

ⓘ 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: $1,352 · $113/mo
• Projected year-2 tax: $2,241 · $187/mo
• Expected delta: +$889/yr (+$74/mo · 65.8%)

ⓘ 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 ≥107°F today · 27 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: $26,926
• − Mortgage interest: −$15,124
• − Property taxes: −$1,352
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,154
• − Management: −$2,154
• − Depreciation: −$7,854
• Taxable loss: −$3,062
• Est. tax savings @ 24.0%: +$735
• After-tax cash flow: $2,314/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

+440.0% since first listed

7 events — show timeline

• 2026-06-10 Sold (MLS) $270,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-15 Price Changed $269,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Listed $259,990 Stellar MLS as Distributed by MLS Grid
• 1987-11-01 Sold (Public Records) $50,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,352 · +9.7% YoY. Source: county tax records.