402 E Westchester Ct #80 · Tampa, FL 33604

$60,000

3 bd · 2.0 ba · 1,183 sqft · Condo public records · 1 Days on market

Built 1980 $611/mo HOA · 33% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Welcome to 402 E Westchester Ct #80, Tampa, FL 33604, condominium NEEDING A LOT OF WORK located in the desirable Westchester Manor community offering approximately 1,183 square feet of living space. This unit features a functional and open layout with spacious living and dining areas filled with natural light, well-sized bedrooms, and ample storage throughout, making it ideal for everyday living or entertaining. Conveniently situated near major roadways, shopping, dining, and local amenities, the property provides easy access to everything Tampa has to offer while still enjoying a private community setting. THIS PROPERTY IS PRICE LOW BECAUSE IT NEEDS

Key facts

• Natural light
• $611 HOA
• Built 1980

Tags

• NATURAL LIGHT
• PRIVATE COMMUNITY SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $60k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).

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: Cleveland Elementary School (math 42% / reading 27%, grade F, #1,709 of 2,144 statewide, top 81%, 199 students, 88% FRL); Adams Middle School (math 25% / reading 28%, grade F, #503 of 571 statewide, top 88%, 593 students, 78% FRL); Chamberlain High School (math 20% / reading 23%, grade F, #546 of 667 statewide, top 82%, 1,262 students, 72% FRL) — zoned schools average 79% FRL vs 52% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-21 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; 372 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 37% of the median local income ($59k/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 $415 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.5% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $33k; list at $60k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• 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 $60,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.05% ✓
• Cap rate: 15.79%
• Cash-on-cash: 33.92%
• DSCR: 2.51
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.52% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 1.98×
• Total profit: $16,429
• Equity at exit: $8,946

10-year hold

• IRR: 30.2%
• Equity multiple: 3.22×
• Total profit: $37,338
• Equity at exit: $5,188

Cash invested: $16,800 (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 33604

• Home prices YoY: -31.3%
• Rents YoY: 0.5%
• Active inventory: 372
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,831 high
• Mortgage (P&I): −$315
• Tax from tax record: −$21 /mo · $255/yr
• Insurance: −$25
• HOA: −$611
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $475

Break-even live

Break-even rent $1,230

Max offer price $60,000

Occupancy floor 69%

Sensitivity live

Price	-10% $509	-5% $492	+0% $475	+5% $458	+10% $441
Rent	-10% $330	-5% $402	+0% $475	+5% $547	+10% $619
Rate	-1.0pp $505	-0.5pp $490	base $475	+0.5pp $459	+1.0pp $443

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 E Wellington Ct #81 Tampa, FL	4.0	2.0	1183	$1,950	$1.65	26d	1	0.04mi
9039 Westchester Cir #142 Tampa, FL	3.0	2.0	1183	$1,750	$1.48	26d	1	0.06mi
8505 N Tampa St Unit B Tampa, FL	2.0	1.0	812	$1,250	$1.54	16d	1	0.36mi
8505 N Tampa St Tampa, FL	2.0	1.0	812	$1,250	$1.54	14d	1	0.36mi
1013 E Eskimo Ave Tampa, FL	3.0	2.0	1350	$2,045	$1.51	26d	1	0.45mi
8415 N 10th St Tampa, FL	3.0	2.0	1200	$1,836	$1.53	26d	1	0.51mi
9410 N 11th St Unit B Tampa, FL	2.0	1.0	1300	$1,995	$1.53	19d	1	0.55mi
925 E Castle North Ct Unit A Tampa, FL	2.0	1.0	700	$1,550	$2.21	1d	1	0.59mi
8301 N Alaska St Tampa, FL	3.0	2.0	1356	$2,600	$1.92	5d	1	0.65mi
8506 N Brooks St Unit A Tampa, FL	3.0	1.0	1004	$1,950	$1.94	12d	1	0.69mi
8416 N Brooks St Tampa, FL	3.0	2.0	1090	$1,900	$1.74	12d	1	0.72mi
8118 N Alaska St Tampa, FL	2.0	1.0	700	$1,500	$2.14	4d	1	0.73mi
9808 N 12th St Unit C Tampa, FL	3.0	1.0	875	$1,800	$2.06	26d	1	0.76mi
8619 N Mulberry St Unit A Tampa, FL	2.0	1.0	742	$1,350	$1.82	26d	1	0.77mi
8210 N 13th St Tampa, FL	2.0	1.0	995	$1,895	$1.90	6d	1	0.78mi
8501 N Mulberry St Apt B Tampa, FL	2.0	1.0	1296	$1,350	$1.04	26d	1	0.79mi
10011 N Jasmine Ave Tampa, FL	2.0	1.0	775	$1,425	$1.84	5d	1	0.79mi
10011 N Jasmine Ave Tampa, FL	2.0	1.0	775	$1,425	$1.84	1d	1	0.79mi
112 W Stanley St Tampa, FL	3.0	2.0	1067	$2,500	$2.34	22d	1	0.80mi
8404 N Mulberry St Tampa, FL	4.0	2.0	1404	$1,750	$1.25	1d	1	0.80mi
1500 E Humphrey St Tampa, FL	2.0	1.5–2.0	858	$1,772	$2.07	26d	1	0.81mi
8215 N Klondyke St Unit B Tampa, FL	2.0	1.0	1352	$1,299	$0.96	26d	1	0.82mi
10019 N Jasmine Ave Tampa, FL	3.0	1.0	1118	$1,825	$1.63	6d	1	0.82mi
1206 E 99th Ave Unit B Tampa, FL	2.0	2.0	864	$1,550	$1.79	6d	1	0.82mi
1502 E Humphrey St Apt C Tampa, FL	2.0	1.5	850	$1,750	$2.06	26d	1	0.83mi
1502 E Sewaha St Tampa, FL	2.0	1.0	784	$1,350	$1.72	16d	1	0.84mi
8105 N 12th St Tampa, FL	2.0	1.0	874	$1,650	$1.89	26d	1	0.84mi
923 E Poinsettia Ave Unit A Tampa, FL	2.0	1.0	783	$1,195	$1.53	26d	1	0.85mi
1504 E Humphrey St Apt D Tampa, FL	2.0	1.5	850	$1,750	$2.06	26d	1	0.86mi
8004 N Alaska St Tampa, FL	2.0	1.0	844	$1,595	$1.89	26d	1	0.86mi
1505 E Humphrey St Apt A Tampa, FL	2.0	1.5	850	$1,750	$2.06	26d	1	0.87mi
1503 E Humphrey St Apt D Tampa, FL	2.0	1.5	850	$1,750	$2.06	26d	1	0.88mi
9606 N 15th St Tampa, FL	4.0	2.0	1000	$1,750	$1.75	26d	1	0.88mi
1506 E Humphrey St Apt B Tampa, FL	2.0	1.5	850	$1,750	$2.06	26d	1	0.88mi
7703 N Branch Ave Tampa, FL	3.0	2.0	1360	$1,899	$1.40	26d	1	0.89mi
8304 N Mulberry St Tampa, FL	3.0	1.0	858	$1,650	$1.92	6d	1	0.89mi
10106 N 10th St Tampa, FL	2.0	1.0	1456	$1,595	$1.10	6d	1	0.89mi
9605 N Edison Ave Tampa, FL	3.0	2.0	1267	$2,350	$1.85	22d	1	0.89mi
1508 E Humphrey St Apt B Tampa, FL	2.0	1.5	850	$1,750	$2.06	26d	1	0.91mi
8105 N Klondyke St Tampa, FL	2.0	1.0	1440	$1,200	$0.83	23d	1	0.91mi

HOA detail condo

• Monthly dues: $611 · $7,332/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-02-16
   status Pending
2. 2026-02-16
   listed $60,000 Active
3. 1990-06-01
   soldstatus $33,100
4. 1985-07-01
   soldstatus $36,900

ⓘ 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: $255 · $21/mo
• Projected year-2 tax: $498 · $42/mo
• Expected delta: +$243/yr (+$20/mo · 95.0%)

ⓘ 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 ≥108°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: $21,976
• − Mortgage interest: −$3,361
• − Property taxes: −$255
• − Insurance: −$300
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − HOA: −$7,332
• − Depreciation: −$1,745
• Taxable income: $5,466
• Est. tax owed @ 24.0%: −$1,312
• After-tax cash flow: $4,386/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): 40,055
• Household income: $58,766
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 2581.0

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 38% White 35% Two or more races 22% Black 21% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 11% Cuban 13% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 18% · Canada, Vietnam, Jamaica
• Languages at home: 66% English-only · Spanish 30% Vietnamese 1% French/Haitian/Cajun 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: ▼ -200.24%
• Current HPI: 439.7084
• Rent YoY: ▲ 0.52%
• 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

+62.6% since first listed

4 events — show timeline

• 2026-02-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Listed $60,000 Stellar MLS as Distributed by MLS Grid
• 1990-06-01 Sold (Public Records) $33,100 Public Records
• 1985-07-01 Sold (Public Records) $36,900 Public Records

Property tax history

+19.4%/yr

Latest (2025): $255 · +11.5% YoY. Source: county tax records.