1004 E 25th Ave · Tampa, FL 33605

$219,900

1 bd · 1.0 ba · 1,950 sqft · Other public records · 59 Days on market

Built 1924 6,222 sqft lot ↓ 20% since listing

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Why this score? — see what drove the C+ 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 +21.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great investment opportunity! Separate Electricity meters. .. This versatile two-story home offers incredible potential for both investors and multi-generational living. The upstairs features 2 bedrooms and 1 bathroom, while the downstairs also offers 2 bedrooms and 1 bathroom, creating a perfect setup for dual living or rental income. Ideal for investors looking to maximize returns or for families seeking separate living spaces under one roof. Minutes from AMATURE WORKS. Don’t miss the chance to own a property with flexibility, functionality, and strong income potential. CALL FOR A SHOWING TOUR TODAY!!

Key facts

• 6,222 sq ft lot
• Built 1924
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $220k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $213k (3.0% 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: 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: Washington Elementary School (math 32% / reading 27%, grade F, #1,896 of 2,144 statewide, top 90%, 317 students, 78% FRL); Madison Middle School (math 43% / reading 46%, grade D, #320 of 571 statewide, top 57%, 563 students, 65% FRL); Middleton High School (math 23% / reading 51%, grade F, #340 of 667 statewide, top 52%, 1,511 students, 57% FRL).
• Market conditions: Rents flat; 190 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $2,321/mo this rent would consume 75% of the median local household income ($37k/yr) (locally 1374% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Hillsborough County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.6% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $55k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.12%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.58% rent growth · sell at horizon

5-year hold

• IRR: 27.8%
• Equity multiple: 3.18×
• Total profit: $134,271
• Equity at exit: $198,103

10-year hold

• IRR: 23.6%
• Equity multiple: 7.00×
• Total profit: $369,629
• Equity at exit: $427,217

Cash invested: $61,572 (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 33605

• Home prices YoY: 3.7%
• Rents YoY: 0.6%
• Active inventory: 190
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,321 high
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $314

Break-even live

Break-even rent $1,924

Max offer price $219,900

Occupancy floor 81%

Sensitivity live

Price	-10% $466	-5% $390	+0% $314	+5% $238	+10% $162
Rent	-10% $131	-5% $222	+0% $314	+5% $406	+10% $497
Rate	-1.0pp $425	-0.5pp $370	base $314	+0.5pp $257	+1.0pp $199

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1808 E Columbus Dr #5 Tampa, FL	2.0	2.5	1620	$1,900	$1.17	4d	1	0.79mi
902 E Curtis St Unit 1 Tampa, FL	2.0	2.0	1325	$3,200	$2.42	19d	1	0.98mi
1720 Nick Nuccio Pkwy Tampa, FL	3.0	1.0–3.0	955	$2,397	$2.51	26d	40	0.99mi
2110 N Ola Ave Tampa, FL	1.0–3.0	1.0–2.5	1106	$2,245	$2.03	0d	18	1.23mi
1150 Hank Ballard St Tampa, FL	1.0–3.0	1.0–2.0	1003	$2,095	$2.09	0d	66	1.36mi
921 N Central Ave Tampa, FL	2.0	1.0–2.5	939	$2,894	$3.08	1d	16	1.43mi
1120 E Twiggs St Tampa, FL	1.0–3.0	1.0–2.0	1134	$2,020	$1.78	0d	33	1.46mi
601 N 12th St Tampa, FL	2.0	1.0–2.0	954	$3,580	$3.75	0d	19	1.47mi

Listing history 20 events

1. 2026-06-16
   remarks 663-char remark
2. 2026-06-16
   status $219,900 Pending 59 DOM
3. 2026-06-15
   days on market $219,900 Active 59 DOM
4. 2026-06-13
   days on market $219,900 Active 57 DOM
5. 2026-06-13
   remarks 623-char remark
6. 2026-06-13
   days on market $219,900 Active 56 DOM
7. 2026-06-09
   days on market $219,900 Active 53 DOM
8. 2026-06-08
   days on market $219,900 Active 52 DOM
9. 2026-06-07
   days on market $219,900 Active 51 DOM
10. 2026-06-04
    days on market $219,900 Active 48 DOM
11. 2026-06-03
    days on market $219,900 Active 47 DOM
12. 2026-06-02
    days on market $219,900 Active 46 DOM
13. 2026-06-01
    days on market $219,900 Active 45 DOM
14. 2026-05-31
    days on market $219,900 Active 44 DOM
15. 2026-05-13
    status Active 616-char remark

    Show marketing remark (616 chars)

    Great investment opportunity! Separate Electricity meters. .. This versatile two-story home offers incredible potential for both investors and multi-generational living. The upstairs features 2 bedrooms and 1 bathroom, while the downstairs also offers 2 bedrooms and 1 bathroom, creating a perfect setup for dual living or rental income. Ideal for investors looking to maximize returns or for families seeking separate living spaces under one roof. Minutes from AMATURE WORKS. Don’t miss the chance to own a property with flexibility, functionality, and strong income potential. CALL FOR A SHOWING TOUR TODAY!!

16. 2026-05-13
    price $219,900 616-char remark

    Show marketing remark (616 chars)

    Great investment opportunity! Separate Electricity meters. .. This versatile two-story home offers incredible potential for both investors and multi-generational living. The upstairs features 2 bedrooms and 1 bathroom, while the downstairs also offers 2 bedrooms and 1 bathroom, creating a perfect setup for dual living or rental income. Ideal for investors looking to maximize returns or for families seeking separate living spaces under one roof. Minutes from AMATURE WORKS. Don’t miss the chance to own a property with flexibility, functionality, and strong income potential. CALL FOR A SHOWING TOUR TODAY!!

17. 2026-05-06
    status Pending 616-char remark

    Show marketing remark (616 chars)

    Great investment opportunity! Separate Electricity meters. .. This versatile two-story home offers incredible potential for both investors and multi-generational living. The upstairs features 2 bedrooms and 1 bathroom, while the downstairs also offers 2 bedrooms and 1 bathroom, creating a perfect setup for dual living or rental income. Ideal for investors looking to maximize returns or for families seeking separate living spaces under one roof. Minutes from AMATURE WORKS. Don’t miss the chance to own a property with flexibility, functionality, and strong income potential. CALL FOR A SHOWING TOUR TODAY!!

18. 2026-04-10
    listed $275,000 Active 616-char remark

    Show marketing remark (616 chars)

    Great investment opportunity! Separate Electricity meters. .. This versatile two-story home offers incredible potential for both investors and multi-generational living. The upstairs features 2 bedrooms and 1 bathroom, while the downstairs also offers 2 bedrooms and 1 bathroom, creating a perfect setup for dual living or rental income. Ideal for investors looking to maximize returns or for families seeking separate living spaces under one roof. Minutes from AMATURE WORKS. Don’t miss the chance to own a property with flexibility, functionality, and strong income potential. CALL FOR A SHOWING TOUR TODAY!!

19. 2026-04-09
    listed $275,000 Active
20. 2026-04-09
    historical

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 23 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: $27,852
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,228
• − Management: −$2,228
• − Depreciation: −$6,397
• Taxable income: $282
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $3,699/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): 16,030
• Household income: $36,975
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 1374.0

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 0.66)
• Race & ethnicity: Black 48% Hispanic / Latino 28% Two or more races 18% White 17% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 8% Cuban 6% Dominican 1%
• Common ancestry: Hispanic 2% Romanian 1% Lithuanian 1%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 24% French/Haitian/Cajun 3% Other Asian/Pacific 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: ▲ 17.43%
• Current HPI: 494.1871
• Rent YoY: ▲ 0.58%
• 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

-20.0% since first listed

6 events — show timeline

• 2026-05-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-13 Price Changed $219,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-09 Listed $275,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+17.3%/yr

Latest (2025): $288 · +7.9% YoY. Source: county tax records.