2006 Stuart St · Tampa, FL 33605

$249,900

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 128 Days on market

Built 1939 4,944 sqft lot

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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 +20.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.9/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Finally is vacant and Freshly painted and move-in ready!! Calling all First-time homebuyers and those starting a new chapter!!! OR why not savvy investors!Your opportunity is here!! Don't miss the chance to own this cozy and comfortable home featuring 3 bedrooms, 2 bathrooms and 1,248 sq ft of living space. This incredible price is rarely seen in today's market, making it the perfect place to begin investing in your future. Schedule your private showing today, Opportunities like this don't last. ..

Key facts

• 4,944 sq ft lot
• Built 1939
• Listed 128 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (0.9% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.

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: schools C-, 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.
• Market conditions: Rents flat; 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• At $2,476/mo this rent would consume 80% of the median local household income ($37k/yr) (locally 1374% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Hillsborough County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $12k; list at $250k implies a 1982% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,912 (12.0% 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 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
9. 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.
10. 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: 0.99% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.58% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.79×
• Total profit: $125,029
• Equity at exit: $225,130

10-year hold

• IRR: 19.4%
• Equity multiple: 6.17×
• Total profit: $362,104
• Equity at exit: $485,501

Cash invested: $69,972 (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 33605

• Home prices YoY: 3.7%
• Rents YoY: 0.6%
• Active inventory: 187
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,476 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$200 /mo · $2,400/yr
• Insurance: −$104
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-85

Break-even live

Break-even rent $2,584

Max offer price $234,877

Occupancy floor 98%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2019 Corrine St Tampa, FL	2.0	1.0	900	$1,695	$1.88	24d	1	0.12mi
2401 Gordon St Unit 1271941P Tampa, FL	2.0	1.0	914	$2,906	$3.18	4d	1	0.26mi
2401 Gordon St Unit 1271931P Tampa, FL	2.0	1.0	914	$2,820	$3.09	24d	1	0.26mi
2406 E Clark St Unit B Tampa, FL	1.0	1.0	785	$1,325	$1.69	24d	1	0.29mi
2406 E Clark St Unit B Tampa, FL	1.0	1.0	785	$1,325	$1.69	21d	1	0.29mi
2406 E Clark St Unit A Tampa, FL	1.0	1.0	785	$1,325	$1.69	11d	1	0.29mi
701 S 26th St Unit A Tampa, FL	1.0	1.0	882	$1,600	$1.81	24d	1	0.32mi
2403 Durham St Tampa, FL	2.0	1.0	702	$1,195	$1.70	3d	1	0.33mi
2403 Durham St Unit 1 Tampa, FL	1.0	1.0	702	$1,195	$1.70	14d	1	0.33mi
2608 Durham St Unit B Tampa, FL	3.0	1.0	848	$1,600	$1.89	24d	1	0.45mi
2610 Durham St Tampa, FL	1.0	1.0	701	$1,250	$1.78	20d	1	0.46mi
2610 Durham St Apt B Tampa, FL	1.0	1.0	701	$1,250	$1.78	24d	1	0.46mi
2610 Durham St Apt B Tampa, FL	2.0	1.0	1088	$1,250	$1.15	14d	1	0.46mi
111 N 12th St Tampa, FL	1.0–2.0	1.0–2.0	877	$3,500	$3.99	24d	2	0.65mi
1212 E Whiting St Unit A Tampa, FL	2.0	2.0	1427	$6,500	$4.56	24d	1	0.69mi
2409 E 2nd Ave Tampa, FL	2.0	1.0–2.0	882	$3,549	$4.02	2d	23	0.70mi
1209 E Cumberland Ave #2103 Tampa, FL	2.0	2.5	1338	$5,500	$4.11	17d	1	0.74mi
1209 E Cumberland Ave Tampa, FL	1.0–2.0	1.5–2.5	1317	$5,500	$4.17	21d	3	0.74mi
101 N Meridian Ave Tampa, FL	2.0	1.0–2.5	935	$4,930	$5.27	1d	38	0.75mi
1190 E Washington St Tampa, FL	2.0	1.0–2.0	967	$3,346	$3.46	1d	11	0.75mi
1208 E Kennedy Blvd #616 Tampa, FL	2.0	1.0	1050	$2,600	$2.48	24d	1	0.76mi
1208 E Kennedy Blvd #515 Tampa, FL	2.0	1.0	1050	$2,850	$2.71	4d	1	0.76mi
601 N 12th St Tampa, FL	2.0	1.0–2.0	954	$4,996	$5.24	2d	22	0.77mi
1817 E 4th Ave Tampa, FL	2.0	1.0	900	$2,400	$2.67	4d	1	0.77mi
1120 E Kennedy Blvd #515 Tampa, FL	2.0	1.0	1050	$2,750	$2.62	24d	1	0.77mi
1120 E Kennedy Blvd #314 Tampa, FL	2.0	1.0	1050	$2,395	$2.28	15d	1	0.77mi
1120 E Kennedy Blvd #926 Tampa, FL	2.0	1.0	1050	$3,100	$2.95	24d	1	0.77mi
2006 E 4th Ave Tampa, FL	2.0	2.0	1140	$2,000	$1.75	14d	1	0.78mi
617 N 12th St Unit 1312524P Tampa, FL	1.0	1.0	796	$4,027	$5.06	13d	1	0.79mi
617 N 12th St Unit 1312555P Tampa, FL	2.0	1.0–2.0	995	$6,615	$6.65	3d	2	0.79mi
1120 E Twiggs St Tampa, FL	1.0–3.0	1.0–2.0	1134	$2,702	$2.38	1d	29	0.82mi
2002 E 5th Ave Tampa, FL	2.0	2.0	1064	$1,795	$1.69	4d	1	0.83mi
1510 N 17th St Unit 1C Tampa, FL	2.0	2.0	795	$1,900	$2.39	24d	1	0.83mi
702 Coral Reef Dr Tampa, FL	1.0	1.0	1084	$3,195	$2.95	24d	1	0.85mi
1011 E Cumberland Ave Tampa, FL	3.0	1.0–3.0	1043	$5,491	$5.26	2d	28	0.87mi
E 2nd Ave Tampa, FL	2.0	2.0	1108	$4,515	$4.07	24d	2	0.89mi
815 Water St Tampa, FL	1.0–3.0	1.0–3.5	1299	$8,020	$6.17	1d	39	0.90mi
1050 Water St Tampa, FL	2.0	1.0–2.0	855	$5,864	$6.85	1d	43	0.93mi
609 Island Place Way Unit 609 Tampa, FL	1.0	1.0	1023	$2,950	$2.88	24d	1	0.94mi
604 Seascape Way Tampa, FL	1.0	1.0	1062	$2,950	$2.78	24d	1	0.95mi

Listing history 19 events

1. 2026-06-18
   days on market $249,900 Active 128 DOM
2. 2026-06-17
   days on market $249,900 Active 127 DOM
3. 2026-06-16
   days on market $249,900 Active 126 DOM
4. 2026-06-15
   days on market $249,900 Active 125 DOM
5. 2026-06-13
   days on market $249,900 Active 123 DOM
6. 2026-06-13
   days on market $249,900 Active 122 DOM
7. 2026-06-09
   days on market $249,900 Active 119 DOM
8. 2026-06-08
   days on market $249,900 Active 118 DOM
9. 2026-06-07
   days on market $249,900 Active 117 DOM
10. 2026-06-04
    days on market $249,900 Active 114 DOM
11. 2026-06-03
    days on market $249,900 Active 113 DOM
12. 2026-06-02
    days on market $249,900 Active 112 DOM
13. 2026-06-01
    days on market $249,900 Active 111 DOM
14. 2026-05-31
    days on market $249,900 Active 110 DOM
15. 2026-02-10
    listed $249,900 Active 505-char remark

    Show marketing remark (505 chars)

    Finally is vacant and Freshly painted and move-in ready!! Calling all First-time homebuyers and those starting a new chapter!!! OR why not savvy investors!Your opportunity is here!! Don't miss the chance to own this cozy and comfortable home featuring 3 bedrooms, 2 bathrooms and 1,248 sq ft of living space. This incredible price is rarely seen in today's market, making it the perfect place to begin investing in your future. Schedule your private showing today, Opportunities like this don't last. ..

16. 2021-09-06
    historical
17. 2021-08-17
    status Pending
18. 2021-08-07
    listed $185,000 Active
19. 1995-12-18
    soldstatus $12,000

ⓘ 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: $2,400 · $200/mo
• Projected year-2 tax: $2,400 · $200/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,713
• − Mortgage interest: −$13,998
• − Property taxes: −$2,400
• − Insurance: −$6,368
• − Repairs & maintenance: −$2,377
• − Management: −$2,377
• − Depreciation: −$7,270
• Taxable loss: −$5,077
• Est. tax savings @ 24.0%: +$1,218
• After-tax cash flow: $198/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): 16,030
• Household income: $36,975
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 1374.0

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 0.66)
• Race & ethnicity: Black 48% Hispanic / Latino 28% Two or more races 18% White 17% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 8% Cuban 6% Dominican 1%
• Common ancestry: Hispanic 2% Romanian 1% Lithuanian 1%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 24% French/Haitian/Cajun 3% Other Asian/Pacific 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: ▲ 17.43%
• Current HPI: 494.1871
• Rent YoY: ▲ 0.58%
• 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

+1982.5% since first listed

5 events — show timeline

• 2026-02-10 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2021-09-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-08-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-08-07 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 1995-12-18 Sold (Public Records) $12,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $2,400 · +13.5% YoY. Source: county tax records.