14111 Mossy Glen Ln Unit 101C · University, FL 33613

$99,900

1 bd · 1.0 ba · 797 sqft · Condo public records · 41 Days on market

Built 1980 $377/mo HOA · 27% of rent

---

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 +14.9/30.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

1 bedroom/1 bathroom condo located in the peaceful community of The Oaks! Sliding glass doors opening to the screened back porch which can be accessed through the living room and the bedroom. Community amenities include pool and tennis courts for residents. Walking distance to a USF Bullrunner stop, just minutes from the University of South Florida (USF). Situated between I-75 and I-275 for easy commutes, minutes to popular shopping and downtown nightlife. In close proximity to Moffit Cancer Center, Advent Hospital and is on the USF Shuttle route. Water, Sewer and Trash are included in the monthly Association fee.

Key facts

• Screened back porch
• Community amenities
• Tennis courts

Tags

• SCREENED BACK PORCH
• COMMUNITY AMENITIES
• POOL
• TENNIS COURTS
• PROXIMITY TO ADVENT HOSPITAL
• ON USF SHUTTLE ROUTE

Property features AI

Finance

• Other: Pets not allowed
• Financial info: Total monthly fees: $377; Total annual fees: $4,524; Lease restrictions apply
• HOA & community: HOA managed by Wise Property Management/Todd Parker; Monthly condo fee of $377 (includes pool, maintenance structure and grounds, management, recreational facilities, sewer, trash, water); Buyer approval required for association; Community amenities: pool, racquetball, tennis courts, sidewalks

Exterior

• Parking: Assigned parking; Reserved parking
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available; Electricity available; Phone available; Sewer connected; Water connected
• Home design: Condominium; One story; Unit on floor 1; Faces south
• Construction: Concrete, stucco, frame and wood siding construction; Shingle roof; Slab foundation; Building C
• Exterior features: Sidewalk; Sliding doors; Tennis court(s)

Interior

• Kitchen: Dishwasher; Disposal; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open living/dining area; Walk-in closet(s); Window treatments
• Laundry & utility: Washer hookup; Dryer hookup (electric); Inside laundry with laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $29 ($344/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 3.9% 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.
• Market conditions: Rents soft (-0.7%/yr); 108 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• This rent runs 38% of the median local income ($44k/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 $691 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 41 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $899k (90%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; list at $100k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.40% ✓
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 6.0

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: -19.4%
• Equity multiple: 0.35×
• Total profit: $-18,202
• Equity at exit: $14,895

10-year hold

• IRR: -27.3%
• Equity multiple: -0.01×
• Total profit: $-28,285
• Equity at exit: $8,638

Cash invested: $27,972 (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 33613

• Rents YoY: -0.7%
• Active inventory: 108
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,398 high
• Mortgage (P&I): −$524
• Tax from tax record: −$133 /mo · $1,600/yr
• Insurance: −$42
• HOA: −$377
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $29

Break-even live

Break-even rent $1,362

Max offer price $99,900

Occupancy floor 93%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14207 Les Palms Cir Tampa, FL	1.0–2.0	1.0	910	$1,325	$1.46	1d	7	0.07mi
14415 Hanging Moss Cir #101 Tampa, FL	2.0	2.0	912	$1,800	$1.97	24d	1	0.14mi
4207 Winding Moss Trl #208 Tampa, FL	2.0	2.0	1083	$1,575	$1.45	24d	1	0.16mi
14317 Hanging Moss Cir #101 Tampa, FL	2.0	2.0	912	$1,550	$1.70	11d	1	0.16mi
14321 Hanging Moss Cir #101 Tampa, FL	2.0	2.0	912	$1,499	$1.64	24d	1	0.19mi
14454 Reuter Strasse Cir #703 Tampa, FL	1.0	1.0	1007	$1,500	$1.49	24d	1	0.23mi
14414 Reuter Strasse Cir #212 Tampa, FL	2.0	1.5	1098	$1,540	$1.40	24d	1	0.24mi
14468 Reuter Strasse Cir #508 Tampa, FL	2.0	2.0	973	$1,600	$1.64	14d	1	0.25mi
14468 Reuter Strasse Cir #503 Tampa, FL	2.0	2.0	973	$1,500	$1.54	24d	1	0.25mi
14470 Reuter Strasse Cir Unit 3 Tampa, FL	2.0	2.0	1011	$1,600	$1.58	24d	1	0.27mi
14416 Hellenic Dr Tampa, FL	1.0–2.0	1.0	810	$1,105	$1.36	1d	7	0.33mi
14138 Monterey Pines Dr Tampa, FL	1.0–2.0	1.0–2.5	944	$1,056	$1.12	1d	12	0.42mi
14555 Bruce B Downs Blvd Tampa, FL	1.0–2.0	1.0–2.0	896	$1,350	$1.51	1d	11	0.43mi
14608 N 43rd St Tampa, FL	1.0–2.0	1.0	751	$1,145	$1.52	24d	5	0.44mi
14551 N 46th St Tampa, FL	1.0–3.0	1.0–2.0	900	$1,204	$1.34	1d	22	0.45mi
14618 N 43rd St Tampa, FL	2.0	1.0	700	$1,550	$2.21	5d	1	0.47mi
14610 42nd St Tampa, FL	2.0	1.5–2.0	925	$1,212	$1.31	16d	5	0.48mi
14610 N 42nd St Unit 220 Tampa, FL	2.0	1.5	900	$1,175	$1.31	24d	1	0.48mi
14610 N 42nd St Unit 211 Tampa, FL	2.0	1.5	900	$1,250	$1.39	24d	1	0.48mi
14627 Grenadine Dr Tampa, FL	1.0–2.0	1.0–2.0	894	$1,345	$1.50	1d	62	0.50mi
14628 N 43rd St Tampa, FL	2.0	1.0	700	$1,600	$2.29	5d	1	0.51mi
4003 Nestle Oaks Pl Tampa, FL	2.0	2.0	921	$1,399	$1.52	24d	1	0.56mi
4022 Tumble Wood Trl #201 Tampa, FL	2.0	2.0	912	$1,595	$1.75	24d	1	0.58mi
14201 Cyber Pl Tampa, FL	1.0–3.0	1.0–3.0	1099	$1,630	$1.48	2d	41	0.58mi
3944 Tumble Wood Trl #101 Tampa, FL	2.0	2.0	912	$1,300	$1.43	17d	1	0.60mi
14501 Caribbean Breeze Dr Tampa, FL	1.0–2.0	1.0–2.0	837	$1,230	$1.47	1d	35	0.65mi
15501 Bruce B Downs Blvd Tampa, FL	1.0–3.0	1.0–2.0	850	$1,309	$1.54	1d	120	0.67mi
14607 Pine Glen Cir Lutz, FL	2.0	1.0	930	$1,625	$1.75	24d	1	0.71mi
14733 Norwood Oaks Dr #201 Tampa, FL	2.0	2.0	912	$1,800	$1.97	2d	1	0.72mi
14003 Saulk Ct Tampa, FL	1.0–2.0	1.0–2.0	850	$1,292	$1.52	2d	23	0.80mi
5100 Live Oaks Blvd Tampa, FL	1.0–3.0	1.0–2.0	1155	$1,220	$1.06	1d	199	0.81mi
3110 Grand Pavilion Dr Tampa, FL	1.0–2.0	1.0–2.0	706	$1,186	$1.68	1d	12	0.81mi
13285 Arbor Pointe Cir #104 Tampa, FL	1.0	1.0	800	$1,350	$1.69	24d	1	0.86mi
13275 Arbor Pointe Cir Tampa, FL	1.0–2.0	1.0–2.0	883	$1,344	$1.52	3d	4	0.90mi
13385 Arbor Pointe Cir #202 Tampa, FL	1.0	1.0	802	$1,300	$1.62	24d	1	0.96mi
13385 Arbor Pointe Cir #202 Tampa, FL	1.0	1.0	802	$1,300	$1.62	16d	1	0.96mi
2866 Somerset Park Dr #202 Tampa, FL	1.0	1.0	832	$1,600	$1.92	24d	1	1.01mi
15350 Amberly Dr Tampa, FL	1.0–3.0	1.0–2.0	1306	$1,565	$1.20	2d	17	1.04mi
15081 Cypress Cay Blvd Lutz, FL	1.0–2.0	1.0–2.5	992	$1,649	$1.66	2d	18	1.04mi
14417 Americana Cir Tampa, FL	2.0	1.0	902	$1,550	$1.72	17d	1	1.05mi

HOA detail condo

• Monthly dues: $377 · $4,524/yr
• Likely covers: watersewertrashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $99,900 Active 41 DOM
2. 2026-06-17
   days on market $99,900 Active 40 DOM
3. 2026-06-16
   days on market $99,900 Active 39 DOM
4. 2026-06-15
   days on market $99,900 Active 38 DOM
5. 2026-06-13
   days on market $99,900 Active 36 DOM
6. 2026-06-13
   days on market $99,900 Active 35 DOM
7. 2026-06-09
   days on market $99,900 Active 32 DOM
8. 2026-06-08
   days on market $99,900 Active 31 DOM
9. 2026-06-07
   days on market $99,900 Active 30 DOM
10. 2026-06-04
    days on market $99,900 Active 27 DOM
11. 2026-06-03
    days on market $99,900 Active 26 DOM
12. 2026-06-02
    days on market $99,900 Active 25 DOM
13. 2026-06-01
    days on market $99,900 Active 24 DOM
14. 2026-05-31
    days on market $99,900 Active 23 DOM
15. 2026-05-11
    price $99,900 621-char remark
16. 2026-05-08
    listed $999,000 Active 621-char remark
17. 2024-12-28
    historical $1,500
18. 2024-10-05
    listed $1,500
19. 2000-05-15
    soldstatus $38,900
20. 1980-08-01
    soldstatus $41,300

ⓘ 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: $1,600 · $133/mo
• Projected year-2 tax: $1,600 · $133/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 3/10 Moderate
• 🌡 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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,777
• − Mortgage interest: −$5,596
• − Property taxes: −$1,600
• − Insurance: −$500
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − HOA: −$4,524
• − Depreciation: −$2,906
• Taxable loss: −$1,033
• Est. tax savings @ 24.0%: +$248
• After-tax cash flow: $592/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

+141.9% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $99,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Listed $999,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-28 Rental Removed $1,500 STELLARMLS
• 2024-10-05 Listed for Rent $1,500 STELLARMLS
• 2000-05-15 Sold (Public Records) $38,900 Public Records
• 1980-08-01 Sold (Public Records) $41,300 Public Records

Property tax history

+9.4%/yr

Latest (2025): $1,600 · +10.8% YoY. Source: county tax records.