4851 W Gandy Blvd Unit B7L20 · Tampa, FL 33611

$134,900

2 bd · 1.0 ba · 648 sqft · Condo public records · 18 Days on market

Built 1972 $380/mo HOA · 17% 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 +29.9/30.0
• 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 +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see!!!Gated Waterfront 55+ Community! Golf Cart Friendly Community Features Some Great Amenities Such As A Clubhouse With An On-Site Manager, Pool, Spa, Shuffleboard, Fitness Center, Card Room, Community Clubs & Activities, Waterfront Covered Picnic Areas, And The The property also features a carport and a storage shed with a washer & dryer. Close proximity and easy access to Pinellas County and downtown Tampa.

Key facts

• High-end appliances
• Waterfront community
• Own your land

Tags

• WATERFRONT COMMUNITY
• OWN YOUR LAND
• NEW LAMINATE FLOORING
• NEW WINDOWS
• NEW TANKLESS WATER HEATER
• HIGH-END APPLIANCES

Property features AI

Finance

• Other: Gate code provided for access; Association approval required
• Financial info: Monthly HOA $380; total annual fees $4,560; Lease restrictions apply
• HOA & community: Association required (Jean) — monthly fee $380; Association fee includes pool, security, water, sewer, trash, maintenance of grounds, management, pool reserves/escrow; Community amenities: clubhouse, pool, spa/hot tub, shuffleboard court; Buyer approval required; Golf carts allowed; Senior community; Pets not allowed

Exterior

• Parking: Concrete road/access
• Security: Gated community (community amenity)
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Broadband/high-speed internet available
• Home design: Single-wide mobile home; Residential property; Completed condition; One story; Faces northwest; Entry level: One
• Construction: Metal siding; Metal roof; Built on foundation (completed); Approx. built area 648 sq ft
• Exterior features: Storage; Shed(s)

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Refrigerator; Tankless water heater
• Bedrooms: 1 bedroom
• Flooring: Laminate; No carpet listed
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Mini-split cooling unit(s)
• Interior features: Ceiling fans; Blinds and drapes; Florida room
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $74 ($886/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% 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; 416 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 18 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $92k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,876 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 1.64% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.90%
• DSCR: 1.71
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.69% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.43×
• Total profit: $-21,691
• Equity at exit: $20,114

10-year hold

• IRR: -18.1%
• Equity multiple: 0.19×
• Total profit: $-30,531
• Equity at exit: $11,664

Cash invested: $37,772 (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 33611

• Rents YoY: 0.7%
• Active inventory: 416
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,212 high
• Mortgage (P&I): −$707
• Tax from tax record: −$103 /mo · $1,240/yr
• Insurance: −$56
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$380
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $74

Break-even live

Break-even rent $2,118

Max offer price $134,900

Occupancy floor 92%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5000 Culbreath Key Way Tampa, FL	1.0–2.0	1.0–2.0	847	$2,995	$3.54	2d	3	0.06mi
4851 W Gandy Blvd Tampa, FL	1.0–2.0	1.0–1.5	615	$1,400	$2.28	17d	2	0.09mi
4922 W Gandy Blvd #102 Tampa, FL	1.0	1.0	595	$1,450	$2.44	12d	1	0.16mi
4800 S West Shore Blvd Tampa, FL	1.0–2.0	1.0–2.0	801	$2,256	$2.82	1d	18	0.20mi
5001 Bridge St Tampa, FL	3.0	1.0–2.0	1005	$2,954	$2.94	2d	10	0.38mi
5127 W Tyson Ave Tampa, FL	3.0	1.0–2.5	1078	$4,469	$4.14	4d	25	0.57mi
5320 S West Shore Blvd Tampa, FL	2.0	1.0–2.0	798	$2,731	$3.42	1d	17	0.58mi
4003 S West Shore Blvd Tampa, FL	2.0	1.0–2.0	690	$1,950	$2.82	1d	303	0.75mi
5432 W Tyson Ave Tampa, FL	1.0–2.0	1.0–2.0	911	$3,653	$4.01	1d	51	0.92mi
4002 S Manhattan Ave Tampa, FL	1.0	1.0	650	$1,524	$2.34	2d	3	1.05mi
6207 S West Shore Blvd Tampa, FL	3.0	1.0–2.0	1076	$3,930	$3.65	1d	36	1.11mi
5145 S Dale Mabry Hwy Tampa, FL	3.0	1.0–2.0	1057	$3,253	$3.08	3d	20	1.15mi
5055 S Dale Mabry Hwy Tampa, FL	2.0	1.0–2.0	797	$2,000	$2.51	3d	28	1.24mi
6301 S West Shore Blvd Tampa, FL	2.0	1.0–2.0	687	$1,979	$2.88	1d	33	1.31mi

HOA detail condo

• Monthly dues: $380 · $4,560/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-10
   status $134,900 Pending 18 DOM
2. 2026-06-09
   days on market $134,900 Active 18 DOM
3. 2026-06-08
   days on market $134,900 Active 17 DOM
4. 2026-06-07
   days on market $134,900 Active 16 DOM
5. 2026-06-04
   days on market $134,900 Active 13 DOM
6. 2026-06-03
   days on market $134,900 Active 12 DOM
7. 2026-06-02
   days on market $134,900 Active 11 DOM
8. 2026-06-01
   days on market $134,900 Active 10 DOM
9. 2026-05-31
   days on market $134,900 Active 9 DOM
10. 2026-05-22
    listed $134,900 Active
11. 2023-04-10
    soldstatus $92,000 Closed 433-char remark

    Show marketing remark (433 chars)

    Come see!!!Gated Waterfront 55+ Community! Golf Cart Friendly Community Features Some Great Amenities Such As A Clubhouse With An On-Site Manager, Pool, Spa, Shuffleboard, Fitness Center, Card Room, Community Clubs & Activities, Waterfront Covered Picnic Areas, And The The property also features a carport and a storage shed with a washer & dryer. Close proximity and easy access to Pinellas County and downtown Tampa.

12. 2023-03-08
    status Pending 433-char remark

    Show marketing remark (433 chars)

    Come see!!!Gated Waterfront 55+ Community! Golf Cart Friendly Community Features Some Great Amenities Such As A Clubhouse With An On-Site Manager, Pool, Spa, Shuffleboard, Fitness Center, Card Room, Community Clubs & Activities, Waterfront Covered Picnic Areas, And The The property also features a carport and a storage shed with a washer & dryer. Close proximity and easy access to Pinellas County and downtown Tampa.

13. 2023-03-06
    historical 433-char remark

    Show marketing remark (433 chars)

    Come see!!!Gated Waterfront 55+ Community! Golf Cart Friendly Community Features Some Great Amenities Such As A Clubhouse With An On-Site Manager, Pool, Spa, Shuffleboard, Fitness Center, Card Room, Community Clubs & Activities, Waterfront Covered Picnic Areas, And The The property also features a carport and a storage shed with a washer & dryer. Close proximity and easy access to Pinellas County and downtown Tampa.

14. 2023-02-22
    listed $97,000 Active 433-char remark

    Show marketing remark (433 chars)

    Come see!!!Gated Waterfront 55+ Community! Golf Cart Friendly Community Features Some Great Amenities Such As A Clubhouse With An On-Site Manager, Pool, Spa, Shuffleboard, Fitness Center, Card Room, Community Clubs & Activities, Waterfront Covered Picnic Areas, And The The property also features a carport and a storage shed with a washer & dryer. Close proximity and easy access to Pinellas County and downtown Tampa.

ⓘ 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: $1,240 · $103/mo
• Projected year-2 tax: $1,240 · $103/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,543
• − Mortgage interest: −$7,556
• − Property taxes: −$1,240
• − Insurance: −$5,793
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − HOA: −$4,560
• − Depreciation: −$3,924
• Taxable loss: −$778
• Est. tax savings @ 24.0%: +$187
• After-tax cash flow: $1,073/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): 36,810
• Household income: $90,910
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 1761.0

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 White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 14% Two or more races 12% Black 5% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 4%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 12% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 7% Other Indo-European 2% Vietnamese 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: ▼ -328.23%
• Current HPI: 374.7996
• 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

+39.1% since first listed

5 events — show timeline

• 2026-05-22 Listed $134,900 Stellar MLS as Distributed by MLS Grid
• 2023-04-10 Sold (MLS) $92,000 Stellar MLS as Distributed by MLS Grid
• 2023-03-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-03-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-02-22 Listed $97,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.0%/yr

Latest (2025): $1,240 · +3.7% YoY. Source: county tax records.