7516 Needle Leaf Pl · East Lake-Orient Park, FL 33617

$124,999

2 bd · 1.5 ba · 1,074 sqft · Condo · 168 Days on market

Built 1982 Good condition ↓ 4% since listing

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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).

• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Livability +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

For Sale By Owner Turnkey Investment Condo Near USF & Downtown Tampa Well-maintained condo For Sale By Owner, currently tenant-occupied and generating $1,650/month in rental income. The current lease runs through June 2026, with tenants interested in extending, making this an excellent income-producing property. The unit features a 3-year-old A/C system and 3-year-old water heater, offering low maintenance and reliability. The second floor was remodeled last year with updated flooring, and the condo is fully updated and needs nothing. HOA fee: $570/month, which includes: Water Trash Roof All exterior maintenance Prime location: 10 minutes to USF 10 minutes to Busch Gardens 1518 minutes to Downtown Tampa Close to shopping, dining, and major highways Ideal for investors or future owner-occupants looking for a solid property in a high-demand rental area. I also have video for the The whole unit if you interested it I can send it to you.

Key facts

• Tenant occupied
• Fully updated
• Remodeled last year

Tags

• TURNKEY INVESTMENT CONDO
• TENANT OCCUPIED
• GENERATING RENTAL INCOME
• REMODELED LAST YEAR
• UPDATED FLOORING
• FULLY UPDATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-191 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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 15d 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 ($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 $864 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 168 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 36% 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 $109,999 (12.0% 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 168 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 4.46%
• Cash-on-cash: -6.56%
• DSCR: 0.71
• 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: -33.6%
• Equity multiple: -0.05×
• Total profit: $-36,672
• Equity at exit: $18,638

10-year hold

• IRR: -86.6%
• Equity multiple: -0.83×
• Total profit: $-63,897
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,570 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA est. from 1 same-building comp: −$568
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-191

Break-even live

Break-even rent $1,812

Max offer price $97,308

Occupancy floor —

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7516 Needle Leaf Pl #44 Tampa, FL	2.0	1.5	1074	$1,600	$1.49	24d	1	0.03mi
7606 Abbey Ln #208 Tampa, FL	2.0	1.5	936	$1,500	$1.60	24d	1	0.05mi
7607 Abbey Ln Tampa, FL	2.0	1.5	1400	$1,500	$1.07	24d	1	0.05mi
5508 Pokeweed Ct #146 Tampa, FL	1.0	1.0	783	$1,350	$1.72	13d	1	0.06mi
7510 Presley Pl Unit 98-A Tampa, FL	1.0	1.0	783	$1,300	$1.66	3d	1	0.06mi
7506 Needle Leaf Pl #56 Tampa, FL	1.0	1.0	747	$1,400	$1.87	10d	1	0.07mi
7506 Presley Pl Tampa, FL	2.0	2.0	975	$1,300	$1.33	24d	1	0.08mi
7505 Pitch Pine Cir #122 Tampa, FL	2.0	1.5	1074	$1,600	$1.49	24d	1	0.10mi
5659 Del Prado Dr Tampa, FL	1.0–3.0	1.0–2.0	1229	$1,550	$1.26	2d	6	0.15mi
7011 San Ramon Pl Tampa, FL	2.0	1.0–2.0	1050	$1,475	$1.40	14d	5	0.24mi
7107 N 53rd St Unit B Tampa, FL	1.0	1.0	850	$1,500	$1.76	24d	1	0.24mi
6919 Bonair Dr Tampa, FL	1.0–2.0	1.0–2.0	819	$1,350	$1.65	17d	10	0.38mi
7113 N 50th St Tampa, FL	3.0	2.0	1338	$2,050	$1.53	20d	1	0.49mi
5003 Puritan Rd Tampa, FL	3.0	2.0	1469	$2,000	$1.36	5d	1	0.49mi
7134 N 50th St Tampa, FL	3.0	1.0	915	$1,650	$1.80	24d	1	0.50mi
5013 E Sligh Ave Tampa, FL	2.0	1.0–1.5	939	$1,412	$1.50	2d	8	0.63mi
5125 Puritan Cir #1103 Tampa, FL	2.0	2.0	1191	$1,850	$1.55	10d	1	0.65mi
8412 Rio Bravo Ct Tampa, FL	1.0–3.0	1.0–2.5	1014	$1,384	$1.36	24d	1	0.72mi
5008 Sierra Pl Tampa, FL	3.0	2.0	1461	$2,161	$1.48	15d	1	0.78mi
5008 Sierra Pl Tampa, FL	2.0	2.0	1122	$1,615	$1.44	20d	1	0.78mi
5008 Sierra Pl Tampa, FL	1.0	1.0	827	$1,510	$1.83	22d	1	0.78mi
4991 Puritan Cir #522 Tampa, FL	2.0	2.0	906	$1,599	$1.76	24d	1	0.79mi
4418 Porpoise Dr Tampa, FL	3.0	2.0	975	$2,100	$2.15	12d	1	0.82mi
8501 N 50th St Tampa, FL	1.0–2.0	1.0–2.0	730	$1,710	$2.34	24d	1	0.88mi
6502 E Sligh Ave Tampa, FL	1.0–3.0	1.0–2.0	1002	$2,132	$2.13	5d	25	0.93mi
8740 Grove Ter Tampa, FL	2.0	1.0–2.0	1125	$1,350	$1.20	24d	10	0.97mi
8901 Bertha Palmer Blvd Tampa, FL	1.0–3.0	1.0–2.0	973	$2,062	$2.12	3d	16	0.97mi
4122 Waterside Island Ct Tampa, FL	3.0	2.5	1364	$1,800	$1.32	24d	1	1.01mi
4119 Gradstone Pl Tampa, FL	3.0	2.0	1364	$1,650	$1.21	14d	1	1.03mi
4105 Waterside Island Ct Tampa, FL	3.0	2.5	1364	$2,195	$1.61	24d	1	1.03mi
4105 Waterside Island Ct Tampa, FL	3.0	2.5	1364	$1,995	$1.46	5d	1	1.03mi
4113 Gradstone Pl Tampa, FL	3.0	2.5	1364	$1,590	$1.17	15d	1	1.04mi
8731 N 50th St Unit A Tampa, FL	2.0	1.0	812	$1,675	$2.06	15d	1	1.05mi
8731 N 50th St Unit H Tampa, FL	2.0	1.5	1060	$1,775	$1.67	15d	1	1.05mi
8731 N 50th St Tampa, FL	2.0	1.0	812	$1,675	$2.06	17d	1	1.05mi
8731 N 50th St Tampa, FL	2.0	1.5	1060	$1,695	$1.60	14d	1	1.05mi
8731 N 50th St Tampa, FL	2.0	1.0–1.5	936	$1,648	$1.76	3d	2	1.05mi
8729 N 50th St Unit A Tampa, FL	2.0	1.0	812	$1,600	$1.97	14d	1	1.05mi
8729 N 50th St Unit H Tampa, FL	2.0	1.5	1060	$1,695	$1.60	14d	1	1.05mi
7402 E Bank Dr #7402 Tampa, FL	3.0	2.5	1364	$2,800	$2.05	24d	1	1.06mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watertrashexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $124,999 Active 168 DOM
2. 2026-06-17
   days on market $124,999 Active 167 DOM
3. 2026-06-16
   days on market $124,999 Active 166 DOM
4. 2026-06-15
   days on market $124,999 Active 165 DOM
5. 2026-06-13
   days on market $124,999 Active 163 DOM
6. 2026-06-13
   days on market $124,999 Active 162 DOM
7. 2026-06-09
   days on market $124,999 Active 159 DOM
8. 2026-06-08
   days on market $124,999 Active 158 DOM
9. 2026-06-07
   days on market $124,999 Active 157 DOM
10. 2026-06-04
    pricedays on market $124,999 Active 154 DOM
11. 2026-06-03
    days on market $134,999 Active 153 DOM
12. 2026-06-02
    days on market $134,999 Active 152 DOM
13. 2026-06-01
    days on market $134,999 Active 151 DOM
14. 2026-05-31
    days on market $134,999 Active 150 DOM
15. 2026-01-07
    price $134,999 954-char remark

    Show marketing remark (954 chars)

    For Sale By Owner Turnkey Investment Condo Near USF & Downtown Tampa Well-maintained condo For Sale By Owner, currently tenant-occupied and generating $1,650/month in rental income. The current lease runs through June 2026, with tenants interested in extending, making this an excellent income-producing property. The unit features a 3-year-old A/C system and 3-year-old water heater, offering low maintenance and reliability. The second floor was remodeled last year with updated flooring, and the condo is fully updated and needs nothing. HOA fee: $570/month, which includes: Water Trash Roof All exterior maintenance Prime location: 10 minutes to USF 10 minutes to Busch Gardens 1518 minutes to Downtown Tampa Close to shopping, dining, and major highways Ideal for investors or future owner-occupants looking for a solid property in a high-demand rental area. I also have video for the The whole unit if you interested it I can send it to you.

16. 2026-01-01
    listed $139,999 Active 954-char remark

    Show marketing remark (954 chars)

    For Sale By Owner Turnkey Investment Condo Near USF & Downtown Tampa Well-maintained condo For Sale By Owner, currently tenant-occupied and generating $1,650/month in rental income. The current lease runs through June 2026, with tenants interested in extending, making this an excellent income-producing property. The unit features a 3-year-old A/C system and 3-year-old water heater, offering low maintenance and reliability. The second floor was remodeled last year with updated flooring, and the condo is fully updated and needs nothing. HOA fee: $570/month, which includes: Water Trash Roof All exterior maintenance Prime location: 10 minutes to USF 10 minutes to Busch Gardens 1518 minutes to Downtown Tampa Close to shopping, dining, and major highways Ideal for investors or future owner-occupants looking for a solid property in a high-demand rental area. I also have video for the The whole unit if you interested it I can send it to you.

ⓘ 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: $18,843
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − HOA: −$6,816
• − Depreciation: −$3,636
• Taxable loss: −$4,126
• Est. tax savings @ 24.0%: +$990
• After-tax cash flow: $-1,306/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 well-maintained and updated condo is in good condition with minimal repairs needed. It's an excellent income-producing property with a prime location.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and property value.
• Both Clean gutters — Improves drainage and property value.
• Both Replace light fixtures — Modernizes the space and enhances curb appeal.
• Both Replace outdated flooring — Modernizes the space and enhances curb appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and property value. ↑
• Both Clean gutters — Improves drainage and property value. ↑
• Both Replace light fixtures — Modernizes the space and enhances curb appeal. ↑
• Both Replace outdated flooring — Modernizes the space and enhances curb appeal. ↑

ⓘ 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

-3.6% since first listed

2 events — show timeline

• 2026-01-07 Price Changed $134,999 ForSaleByOwner.com
• 2026-01-01 Listed $139,999 ForSaleByOwner.com