14324 Hanging Moss Cir #101 · University, FL 33613

$132,900

3 bd · 2.0 ba · 912 sqft · Condo public records · 51 Days on market

Built 1983 $464/mo HOA · 28% 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 +10.8/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom 2 bath condo has recently updated wood/laminate floors. This property is on the USF Bull shuttle route that stops at the entrance of the complex. This one should go quick!

Key facts

• Quartz counters
• Walk-in closet
• First floor

Tags

• FIRST FLOOR
• QUARTZ COUNTERS
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• PRIVATE ENSUITE BATHROOM
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $133k.

Deal economics

• At list price, monthly cash flow is $-60 ($-719/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (8.0% below list).
• Meets the 1% rule at list price ($2k rent vs $133k).
• Recommended offer: $122k (8.0% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 3.8% in University — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 85/100 on livability (#28 in FL, #603 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• 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: Pizzo K-8 School (math 25% / reading 23%, grade F, #2,057 of 2,144 statewide, top 96%, 902 students, 71% FRL); Benito Middle School (math 57% / reading 62%, grade B, #140 of 571 statewide, top 25%, 1,017 students, 47% FRL); Wharton High School (math 33% / reading 42%, grade F, #336 of 667 statewide, top 51%, 2,289 students, 46% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents soft (-0.7%/yr); 110 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 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 $1,669/mo this rent would consume 45% of the median local household income ($44k/yr) (locally 4426% 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 $919 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 51 days — a 3% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $12k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $133k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% 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 $122,315 (8.0% 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 51 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.26% ✓
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 6.6

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: -24.5%
• Equity multiple: 0.20×
• Total profit: $-29,936
• Equity at exit: $19,816

10-year hold

• IRR: -44.5%
• Equity multiple: -0.31×
• Total profit: $-48,637
• Equity at exit: $11,491

Cash invested: $37,212 (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 33613

• Rents YoY: -0.7%
• Active inventory: 110
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,669 high
• Mortgage (P&I): −$697
• Tax from tax record: −$162 /mo · $1,949/yr
• Insurance: −$55
• HOA: −$464
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-60

Break-even live

Break-even rent $1,745

Max offer price $122,315

Occupancy floor 99%

Sensitivity live

Price	-10% $15	-5% $-22	+0% $-60	+5% $-98	+10% $-135
Rent	-10% $-192	-5% $-126	+0% $-60	+5% $6	+10% $72
Rate	-1.0pp $7	-0.5pp $-26	base $-60	+0.5pp $-94	+1.0pp $-129

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: $33,225
• Closing costs: $3,987
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14321 Hanging Moss Cir #101 Tampa, FL	2.0	2.0	912	$1,499	$1.64	26d	1	0.01mi
14317 Hanging Moss Cir #101 Tampa, FL	2.0	2.0	912	$1,550	$1.70	12d	1	0.03mi
14415 Hanging Moss Cir #101 Tampa, FL	2.0	2.0	912	$1,800	$1.97	26d	1	0.05mi
14414 Reuter Strasse Cir #212 Tampa, FL	2.0	1.5	1098	$1,540	$1.40	26d	1	0.06mi
4207 Winding Moss Trl #208 Tampa, FL	2.0	2.0	1083	$1,575	$1.45	26d	1	0.09mi
14468 Reuter Strasse Cir #508 Tampa, FL	2.0	2.0	973	$1,600	$1.64	16d	1	0.09mi
14468 Reuter Strasse Cir #503 Tampa, FL	2.0	2.0	973	$1,500	$1.54	26d	1	0.09mi
14470 Reuter Strasse Cir Unit 3 Tampa, FL	2.0	2.0	1011	$1,600	$1.58	26d	1	0.09mi
14207 Les Palms Cir Tampa, FL	1.0–2.0	1.0	910	$1,475	$1.62	3d	7	0.14mi
14416 Hellenic Dr Tampa, FL	1.0–2.0	1.0	810	$1,320	$1.63	3d	7	0.17mi
14555 Bruce B Downs Blvd Tampa, FL	1.0–2.0	1.0–2.0	896	$1,850	$2.06	3d	11	0.25mi
14608 N 43rd St Tampa, FL	1.0–2.0	1.0	751	$1,400	$1.86	25d	5	0.27mi
14138 Monterey Pines Dr Tampa, FL	1.0–2.0	1.0–2.5	944	$1,875	$1.99	1d	14	0.30mi
14610 42nd St Tampa, FL	2.0	1.5–2.0	925	$1,212	$1.31	18d	5	0.30mi
14610 N 42nd St Unit 220 Tampa, FL	2.0	1.5	900	$1,175	$1.31	26d	1	0.31mi
14610 N 42nd St Unit 211 Tampa, FL	2.0	1.5	900	$1,250	$1.39	26d	1	0.31mi
14618 N 43rd St Tampa, FL	2.0	1.0	700	$1,550	$2.21	6d	1	0.31mi
14628 N 43rd St Tampa, FL	2.0	1.0	700	$1,600	$2.29	6d	1	0.34mi
4003 Nestle Oaks Pl Tampa, FL	2.0	2.0	921	$1,399	$1.52	26d	1	0.37mi
14627 Grenadine Dr Tampa, FL	1.0–2.0	1.0–2.0	894	$1,780	$1.99	0d	58	0.37mi
4022 Tumble Wood Trl #201 Tampa, FL	2.0	2.0	912	$1,595	$1.75	26d	1	0.40mi
14551 N 46th St Tampa, FL	1.0–3.0	1.0–2.0	900	$2,130	$2.37	0d	20	0.41mi
3944 Tumble Wood Trl #101 Tampa, FL	2.0	2.0	912	$1,300	$1.43	19d	1	0.41mi
14201 Cyber Pl Tampa, FL	1.0–3.0	1.0–3.0	1099	$2,506	$2.28	1d	44	0.44mi
14501 Caribbean Breeze Dr Tampa, FL	1.0–2.0	1.0–2.0	837	$1,703	$2.03	0d	34	0.49mi
14607 Pine Glen Cir Lutz, FL	2.0	1.0	930	$1,625	$1.75	26d	1	0.53mi
14733 Norwood Oaks Dr #201 Tampa, FL	2.0	2.0	912	$1,800	$1.97	4d	1	0.54mi
14854 Alcorine Pl Lutz, FL	1.0–2.0	1.0–2.0	985	$2,350	$2.39	1d	14	0.60mi
15501 Bruce B Downs Blvd Tampa, FL	1.0–3.0	1.0–2.0	850	$2,174	$2.56	0d	122	0.60mi
3110 Grand Pavilion Dr Tampa, FL	1.0–2.0	1.0–2.0	745	$1,653	$2.22	1d	11	0.67mi
14003 Saulk Ct Tampa, FL	1.0–2.0	1.0–2.0	850	$1,499	$1.76	1d	24	0.70mi
14976 Osprey Nest Loop Lutz, FL	1.0–3.0	1.0–2.0	1088	$2,643	$2.43	0d	18	0.71mi
5100 Live Oaks Blvd Tampa, FL	1.0–3.0	1.0–2.0	1155	$2,150	$1.86	0d	192	0.81mi
14417 Americana Cir Tampa, FL	2.0	1.0	902	$1,550	$1.72	19d	1	0.92mi
2835 Somerset Park Dr Tampa, FL	2.0–3.0	2.0	1133	$1,800	$1.59	1d	2	0.93mi
2812 Somerset Park Dr Tampa, FL	1.0–3.0	1.0–2.0	991	$1,595	$1.61	15d	2	0.96mi
2812 Somerset Park Dr Tampa, FL	1.0–3.0	1.0–2.0	991	$1,525	$1.54	4d	2	0.96mi
2902 Sycamore Ct Tampa, FL	3.0	1.0–2.0	850	$1,650	$1.94	4d	21	0.97mi
15350 Amberly Dr Tampa, FL	1.0–3.0	1.0–2.0	1306	$2,886	$2.21	0d	15	1.00mi
13275 Arbor Pointe Cir Tampa, FL	1.0–2.0	1.0–2.0	883	$1,619	$1.83	5d	4	1.08mi

HOA detail condo

• Monthly dues: $464 · $5,568/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-04-15
   status Pending
2. 2026-03-31
   price $132,900
3. 2026-03-11
   price $142,000
4. 2026-02-23
   listed $145,000 Active
5. 2016-09-16
   soldstatus $50,000
6. 2016-09-01
   soldstatus $50,000 Sold 186-char remark

   Show marketing remark (186 chars)

   This 2 bedroom 2 bath condo has recently updated wood/laminate floors. This property is on the USF Bull shuttle route that stops at the entrance of the complex. This one should go quick!

7. 2016-07-20
   status Pending 186-char remark

   Show marketing remark (186 chars)

   This 2 bedroom 2 bath condo has recently updated wood/laminate floors. This property is on the USF Bull shuttle route that stops at the entrance of the complex. This one should go quick!

8. 2016-06-30
   listed $59,900 Active 186-char remark

   Show marketing remark (186 chars)

   This 2 bedroom 2 bath condo has recently updated wood/laminate floors. This property is on the USF Bull shuttle route that stops at the entrance of the complex. This one should go quick!

9. 2010-06-21
   soldstatus $31,110 84-char remark

   Show marketing remark (84 chars)

   This condo features 2 bed with 2 baths and 912 square feet. Act now before its gone.

10. 2010-03-03
    listed $29,900 84-char remark

    Show marketing remark (84 chars)

    This condo features 2 bed with 2 baths and 912 square feet. Act now before its gone.

11. 2010-01-21
    historical
12. 2009-11-10
    listed $25,000
13. 2005-08-27
    soldstatus $106,500
14. 2005-08-15
    soldstatus $106,500
15. 2005-06-01
    listed $110,000
16. 2001-09-25
    soldstatus $44,000
17. 1984-05-01
    soldstatus $54,500

ⓘ 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: $1,949 · $162/mo
• Projected year-2 tax: $1,949 · $162/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,033
• − Mortgage interest: −$7,444
• − Property taxes: −$1,949
• − Insurance: −$664
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − HOA: −$5,568
• − Depreciation: −$3,866
• Taxable loss: −$2,665
• Est. tax savings @ 24.0%: +$640
• After-tax cash flow: $-80/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 — University

• Score: 85/100
• State rank: #28
• US rank: #603

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime C Employment C+ Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University, FL
• County: Hillsborough County · 1,540,968 people
• City population: 41,570
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 37,591
• Household income: $44,032
• Rent vs Own: 68.1% rent · 31.9% own
• Severe rent burden: 4426.0

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: White 39% Hispanic / Latino 35% Black 18% Two or more races 16% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 9% Cuban 6% Dominican 2%
• Common ancestry: Hispanic 2% Lithuanian 1% Slovak 1%
• Foreign-born: 24% · Canada, China, Jamaica
• Languages at home: 62% English-only · Spanish 28% French/Haitian/Cajun 3% Other Indo-European 2%

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: ▼ -329.59%
• Current HPI: 367.4057
• Rent YoY: ▼ -0.69%
• 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

+143.9% since first listed

17 events — show timeline

• 2026-04-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $132,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $142,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-23 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2016-09-16 Sold (Public Records) $50,000 Public Records
• 2016-09-01 Sold (MLS) $50,000 Stellar MLS as Distributed by MLS Grid
• 2016-07-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-06-30 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2010-06-21 Sold (MLS) $31,110 Stellar MLS as Distributed by MLS Grid
• 2010-03-03 Listed $29,900 Stellar MLS as Distributed by MLS Grid
• 2010-01-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-11-10 Listed $25,000 Stellar MLS as Distributed by MLS Grid
• 2005-08-27 Sold (Public Records) $106,500 Public Records
• 2005-08-15 Sold (MLS) $106,500 Stellar MLS as Distributed by MLS Grid
• 2005-06-01 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2001-09-25 Sold (Public Records) $44,000 Public Records
• 1984-05-01 Sold (Public Records) $54,500 Public Records

Property tax history

+9.8%/yr

Latest (2025): $1,949 · +10.6% YoY. Source: county tax records.