7510 Presley Pl Unit 98-B · East Lake-Orient Park, FL 33617

$105,000

1 bd · 1.0 ba · 783 sqft · Condo · 66 Days on market

Built 1981 Good condition $251/mo HOA · 18% 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 +20.5/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Livability +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this move-in ready, completely remodeled 1-bedroom, 1-bath first-floor condo in Temple Terrace, centrally located in Tampa. Just minutes from USF, Busch Gardens, shopping, dining, and healthcare facilities. This spacious unit features a large walk-in closet, and a serene back balcony. It is part of a gated community offering 2 pools, a clubhouse, tennis and basketball courts, a playground, dog park, walking trails, and extra guest parking.

Key facts

• Gated community
• Serene back balcony
• Remodeled

Tags

• REMODELED
• GATED COMMUNITY
• LARGE WALK-IN CLOSET
• SERENE BACK BALCONY
• 2 POOLS
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.

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 (-0.3%/yr); 282 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); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 33% of the median local income ($51k/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 $726 of loan paydown is wiped out by about $3k 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 66 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

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 $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.34% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.64%
• DSCR: 1.25
• GRM: 6.2

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: -11.9%
• Equity multiple: 0.59×
• Total profit: $-12,173
• Equity at exit: $15,656

10-year hold

• IRR: -9.8%
• Equity multiple: 0.51×
• Total profit: $-14,537
• Equity at exit: $9,078

Cash invested: $29,400 (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 33617

• Rents YoY: -0.3%
• Active inventory: 282
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$251
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $138

Break-even live

Break-even rent $1,236

Max offer price $105,000

Occupancy floor 85%

Sensitivity live

Price	-10% $211	-5% $174	+0% $138	+5% $102	+10% $66
Rent	-10% $27	-5% $82	+0% $138	+5% $194	+10% $250
Rate	-1.0pp $191	-0.5pp $165	base $138	+0.5pp $111	+1.0pp $83

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7505 Pitch Pine Cir #122 Tampa, FL	2.0	1.5	1074	$1,600	$1.49	25d	1	0.02mi
7506 Presley Pl Tampa, FL	2.0	2.0	975	$1,300	$1.33	25d	1	0.02mi
7510 Presley Pl Unit 98-A Tampa, FL	1.0	1.0	783	$1,300	$1.66	3d	1	0.03mi
5508 Pokeweed Ct #146 Tampa, FL	1.0	1.0	783	$1,350	$1.72	13d	1	0.04mi
7606 Abbey Ln #208 Tampa, FL	2.0	1.5	936	$1,500	$1.60	25d	1	0.06mi
7506 Needle Leaf Pl #56 Tampa, FL	1.0	1.0	747	$1,400	$1.87	11d	1	0.06mi
7516 Needle Leaf Pl #44 Tampa, FL	2.0	1.5	1074	$1,600	$1.49	25d	1	0.08mi
7107 N 53rd St Unit B Tampa, FL	1.0	1.0	850	$1,500	$1.76	25d	1	0.16mi
5659 Del Prado Dr Tampa, FL	1.0–3.0	1.0–2.0	1229	$1,199	$0.98	0d	4	0.18mi
7011 San Ramon Pl Tampa, FL	2.0	1.0–2.0	1050	$1,475	$1.40	14d	5	0.22mi
6919 Bonair Dr Tampa, FL	1.0–2.0	1.0–2.0	819	$999	$1.22	17d	10	0.36mi
5013 E Sligh Ave Tampa, FL	2.0	1.0–1.5	939	$1,412	$1.50	0d	7	0.54mi
4991 Puritan Cir #522 Tampa, FL	2.0	2.0	906	$1,599	$1.76	25d	1	0.75mi
8412 Rio Bravo Ct Tampa, FL	1.0–3.0	1.0–2.5	1014	$1,149	$1.13	25d	1	0.76mi
5008 Sierra Pl Tampa, FL	1.0	1.0	827	$1,510	$1.83	22d	1	0.82mi
5008 Sierra Pl Tampa, FL	2.0	2.0	1122	$1,615	$1.44	20d	1	0.82mi
8501 N 50th St Tampa, FL	1.0–2.0	1.0–2.0	730	$955	$1.31	25d	1	0.91mi
6502 E Sligh Ave Tampa, FL	1.0–3.0	1.0–2.0	1002	$1,720	$1.72	0d	25	0.96mi
8725 Del Rey Ct Tampa, FL	1.0	1.0	432	$1,179	$2.73	0d	12	0.98mi
7195 E Bank Dr #206 Tampa, FL	2.0	1.5	864	$1,700	$1.97	3d	1	1.00mi
8985 Bertha Palmer Blvd Unit 1504551P Temple Terrace, FL	1.0	1.0	667	$3,398	$5.09	0d	1	1.02mi
7246 E Bank Dr Tampa, FL	1.0	1.0	540	$1,900	$3.52	25d	1	1.03mi
8740 Grove Ter Tampa, FL	2.0	1.0–2.0	1125	$1,362	$1.21	0d	10	1.04mi
7200 E Bank Dr Tampa, FL	1.0	1.0	626	$1,200	$1.92	18d	1	1.04mi
8901 Bertha Palmer Blvd Tampa, FL	1.0–3.0	1.0–2.0	973	$1,657	$1.70	0d	18	1.05mi
4102 Oak Knoll Ct Tampa, FL	1.0–3.0	1.0–2.0	912	$1,100	$1.21	3d	56	1.07mi
4102 Oak Knoll Ct Apt 1 Tampa, FL	1.0	1.0	690	$1,250	$1.81	25d	1	1.07mi
4102 Oak Knoll Ct Unit 01 020 Tampa, FL	2.0	2.0	890	$1,500	$1.69	25d	1	1.07mi
8729 N 50th St Unit H Tampa, FL	2.0	1.5	1060	$1,695	$1.60	14d	1	1.09mi
8729 N 50th St Unit A Tampa, FL	2.0	1.0	812	$1,600	$1.97	14d	1	1.09mi
8731 N 50th St Unit A Tampa, FL	2.0	1.0	812	$1,675	$2.06	15d	1	1.10mi
8731 N 50th St Tampa, FL	2.0	1.0	812	$1,675	$2.06	17d	1	1.10mi
8731 N 50th St Tampa, FL	2.0	1.0–1.5	936	$1,648	$1.76	3d	2	1.10mi
8731 N 50th St Unit H Tampa, FL	2.0	1.5	1060	$1,775	$1.67	15d	1	1.10mi
8731 N 50th St Tampa, FL	2.0	1.5	1060	$1,695	$1.60	14d	1	1.10mi
4939 E Busch Blvd Tampa, FL	1.0–2.0	1.0–2.0	768	$999	$1.30	17d	1	1.12mi
8733 N 50th St Tampa, FL	1.0	1.0	900	$1,500	$1.67	25d	1	1.12mi
7517 Lakeshore Dr Unit A Tampa, FL	2.0	1.0	710	$1,500	$2.11	25d	1	1.21mi
6209 N 43rd St Tampa, FL	2.0	1.0	672	$1,650	$2.46	22d	1	1.22mi
6209 N 43rd St Tampa, FL	2.0	1.0	672	$1,595	$2.37	2d	1	1.22mi

HOA detail condo

• Monthly dues: $251 · $3,012/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-09
   days on market $105,000 Active 66 DOM
2. 2026-06-08
   days on market $105,000 Active 65 DOM
3. 2026-06-07
   days on market $105,000 Active 64 DOM
4. 2026-06-04
   days on market $105,000 Active 61 DOM
5. 2026-06-03
   days on market $105,000 Active 60 DOM
6. 2026-06-02
   days on market $105,000 Active 59 DOM
7. 2026-06-01
   days on market $105,000 Active 58 DOM
8. 2026-05-31
   days on market $105,000 Active 57 DOM
9. 2026-04-04
   listed $105,000 Active 454-char remark

   Show marketing remark (454 chars)

   Welcome to this move-in ready, completely remodeled 1-bedroom, 1-bath first-floor condo in Temple Terrace, centrally located in Tampa. Just minutes from USF, Busch Gardens, shopping, dining, and healthcare facilities. This spacious unit features a large walk-in closet, and a serene back balcony. It is part of a gated community offering 2 pools, a clubhouse, tennis and basketball courts, a playground, dog park, walking trails, and extra guest parking.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,934
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − HOA: −$3,012
• − Depreciation: −$3,055
• Taxable income: $176
• Est. tax owed @ 24.0%: −$42
• After-tax cash flow: $1,616/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready, completely remodeled 1-bedroom, 1-bath first-floor condo in Temple Terrace is in good condition with minor repairs and maintenance needed. The property has a good condition score of 75 and is ready for a fresh coat of paint and some landscaping improvements to further enhance its value.

Repairs flagged

• Minor Kitchen cabinets — Light scratches and scuffs on the cabinet doors.
• Minor Bathroom vanity — Light scratches and scuffs on the vanity surface.
• Minor Exterior siding — Visible cracks and discoloration on the siding.
• Minor Flooring — Light stains and marks on the tile flooring.
• Minor Interior walls — Light scuffs and marks on the interior walls.
• Minor Windows — Visible dirt and grime on the window frames and sills.
• Minor Landscaping — Minimal landscaping and could benefit from some updates to enhance curb appeal.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can improve curb appeal and add value to the property.
• Both Paint interior walls — Fresh paint can improve the appearance of the interior and add value to the property.
• Both Replace kitchen cabinets — New cabinets can improve the functionality and appearance of the kitchen and add value to the property.
• Both Replace bathroom vanity — A new vanity can improve the functionality and appearance of the bathroom and add value to the property.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Light scratches and scuffs on the cabinet doors.	Minor	$500–3,000
Bathroom vanity · Light scratches and scuffs on the vanity surface.	Minor	$500–3,000
Exterior siding · Visible cracks and discoloration on the siding.	Minor	$500–3,000
Flooring · Light stains and marks on the tile flooring.	Minor	$500–3,000
Interior walls · Light scuffs and marks on the interior walls.	Minor	$500–3,000
Windows · Visible dirt and grime on the window frames and sills.	Minor	$500–3,000
Landscaping · Minimal landscaping and could benefit from some updates to enhance curb appeal.	Minor	$500–3,000
Total estimated repair cost · 7 items		$3,500–21,000

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can improve curb appeal and add value to the property. ↑
• Both Paint interior walls — Fresh paint can improve the appearance of the interior and add value to the property. ↑
• Both Replace kitchen cabinets — New cabinets can improve the functionality and appearance of the kitchen and add value to the property. ↑
• Both Replace bathroom vanity — A new vanity can improve the functionality and appearance of the bathroom and add value to the property. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — East Lake-Orient Park

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: East Lake-Orient Park, FL
• County: Hillsborough County · 1,540,968 people
• City population: 45,396
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 47,851
• Household income: $50,948
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 3295.0

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 0.71)
• Race & ethnicity: Black 36% White 33% Hispanic / Latino 23% Two or more races 14% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 3% Lithuanian 1% Romanian 1%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 74% English-only · Spanish 15% Arabic 3% French/Haitian/Cajun 3%

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: ▼ -243.20%
• Current HPI: 352.4572
• Rent YoY: ▼ -0.33%
• 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

1 event — show timeline

• 2026-04-04 Listed $105,000 Stellar MLS as Distributed by MLS Grid