103 W Hamilton Ave · Tampa, FL 33604

$225,000

2 bd · 2.0 ba · 1,498 sqft · SingleFamily · 651 Days on market

Built 1948 3,376 sqft lot ↓ 36% 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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

May not assign. Room are approximate in size. Not a traditional home turned into offices. Zoned commercial. Can be rezone to residential.

Key facts

• 3,376 sq ft lot
• Built 1948
• Listed 651 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $198k (12.0% 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: Chamberlain High School (math 20% / reading 23%, grade F, #546 of 667 statewide, top 82%, 1,262 students, 72% FRL) — zoned schools average 72% FRL vs 52% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 48% district-wide (-27 pts) — the specific schools serving this property underperform the Hillsborough average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 368 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• At $2,300/mo this rent would consume 47% of the median local household income ($59k/yr) (locally 2581% 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 $2k of loan paydown is wiped out by about $7k 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 651 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $125k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 651 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.02% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.99%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.52% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.60×
• Total profit: $-25,330
• Equity at exit: $33,548

10-year hold

• IRR: -6.2%
• Equity multiple: 0.65×
• Total profit: $-22,285
• Equity at exit: $19,454

Cash invested: $63,000 (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 33604

• Home prices YoY: -31.3%
• Rents YoY: 0.5%
• Active inventory: 368
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,300 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $262

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 84%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7201 N Highland Ave Tampa, FL	2.0	1.0	1400	$2,350	$1.68	24d	1	0.14mi
7218 N Highland Ave Tampa, FL	3.0	2.0	1448	$2,950	$2.04	5d	1	0.14mi
7309 N Dartmouth Ave Tampa, FL	3.0	2.0	1248	$2,111	$1.69	5d	1	0.15mi
6905 N Duncan Ave Unit A Tampa, FL	2.0	2.0	1214	$1,850	$1.52	24d	1	0.19mi
6906 N Lynn Ave Tampa, FL	3.0	2.0	1772	$2,695	$1.52	24d	1	0.25mi
113 W Elm St Tampa, FL	3.0	2.0	1473	$3,400	$2.31	18d	1	0.27mi
411 W Flora St Tampa, FL	2.0	1.0	1400	$2,750	$1.96	22d	1	0.27mi
7703 N Branch Ave Tampa, FL	3.0	2.0	1360	$1,899	$1.40	24d	1	0.33mi
6915 N Central Ave Tampa, FL	3.0	2.0	1854	$3,295	$1.78	3d	1	0.34mi
113 W Knollwood St Tampa, FL	3.0	2.0	1556	$1,850	$1.19	22d	1	0.41mi
317 W Hanlon St Tampa, FL	3.0	3.0	1614	$3,000	$1.86	5d	1	0.41mi
317 W Hanlon St Tampa, FL	3.0	2.5	1614	$3,000	$1.86	17d	1	0.41mi
317 W Hanlon St Tampa, FL	3.0	2.5	1614	$3,000	$1.86	11d	1	0.41mi
112 W Stanley St Tampa, FL	3.0	2.0	1067	$2,500	$2.34	20d	1	0.43mi
6506 N Wellington Ave Unit B Tampa, FL	1.0	1.0	900	$1,200	$1.33	24d	1	0.46mi
806 E Hamilton Ave Tampa, FL	3.0	2.0	1528	$2,800	$1.83	15d	1	0.49mi
809 W Hiawatha St Tampa, FL	3.0	2.0	1345	$2,600	$1.93	20d	1	0.53mi
900 E Sligh Ave Tampa, FL	2.0	1.0–2.0	888	$2,630	$2.96	2d	33	0.64mi
325 W Jean St Tampa, FL	3.0	2.0	1200	$2,500	$2.08	24d	1	0.78mi
1109 E Patterson St Tampa, FL	3.0	2.5	1653	$900	$0.54	12d	1	0.79mi
303 E Paris St Tampa, FL	2.0	2.0	1442	$2,200	$1.53	24d	1	0.82mi
1221 E Flora St Tampa, FL	2.0	1.0	931	$2,175	$2.34	18d	1	0.90mi
503 W Idlewild Ave Tampa, FL	2.0	2.0	968	$2,200	$2.27	16d	1	0.90mi
8505 N Lamar Ave Unit C Tampa, FL	1.0	1.0	910	$1,499	$1.65	5d	1	0.94mi
8510 N Tampa St Unit B Tampa, FL	2.0	1.0	1620	$1,850	$1.14	24d	1	0.95mi
8301 N Alaska St Tampa, FL	3.0	2.0	1356	$2,600	$1.92	3d	1	0.98mi
5706 N Suwanee Ave Unit 1271940P Tampa, FL	2.0	1.0	914	$2,747	$3.01	2d	1	1.02mi
6416 N Orleans Ave Tampa, FL	2.0	1.0	1008	$2,300	$2.28	15d	1	1.02mi
7204 N 15th St Tampa, FL	3.0	2.0	1317	$2,950	$2.24	18d	1	1.03mi
8105 N Klondyke St Tampa, FL	2.0	1.0	1440	$1,200	$0.83	22d	1	1.03mi
8210 N 13th St Tampa, FL	2.0	1.0	995	$1,895	$1.90	5d	1	1.03mi
8415 N 10th St Tampa, FL	3.0	2.0	1200	$1,836	$1.53	24d	1	1.07mi
1801 W Sligh Ave Unit 2101 Tampa, FL	2.0	2.0	1000	$1,680	$1.68	24d	1	1.10mi
8215 N Klondyke St Unit B Tampa, FL	2.0	1.0	1352	$1,299	$0.96	24d	1	1.10mi
1317 E Diana St Unit 1384017P Tampa, FL	3.0	2.0	1065	$3,223	$3.03	5d	1	1.13mi
1607 E Maple Ave Tampa, FL	3.0	2.0	1061	$1,500	$1.41	22d	1	1.14mi
1607 E Maple Ave Tampa, FL	3.0	2.0	1061	$1,500	$1.41	24d	1	1.14mi
103 E Mohawk Ave Unit B Tampa, FL	1.0	1.0	980	$1,300	$1.33	3d	1	1.18mi
1702 E Mulberry Dr Tampa, FL	2.0	1.0	1568	$1,000	$0.64	24d	1	1.19mi
8701 N Willow Ave Tampa, FL	3.0	2.0	1100	$2,500	$2.27	24d	1	1.24mi

Listing history 19 events

1. 2025-08-08
   status Pending
2. 2025-06-03
   status Active
3. 2025-04-09
   status Pending
4. 2024-09-11
   price $225,000
5. 2024-07-12
   status Active
6. 2024-07-11
   status Pending
7. 2024-06-07
   status Active
8. 2024-05-30
   status Pending
9. 2024-04-26
   status Active
10. 2024-04-22
    status Pending
11. 2024-01-16
    status Active
12. 2024-01-10
    status Pending
13. 2023-10-30
    status Active
14. 2023-09-26
    status Pending
15. 2023-09-07
    price $250,000
16. 2023-08-07
    status Active
17. 2023-07-05
    status Pending
18. 2023-06-16
    price $325,000
19. 2023-06-09
    listed $350,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,601
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$6,545
• Taxable loss: −$464
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $3,257/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): 40,055
• Household income: $58,766
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 2581.0

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: Hispanic / Latino 38% White 35% Two or more races 22% Black 21% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 11% Cuban 13% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 18% · Canada, Vietnam, Jamaica
• Languages at home: 66% English-only · Spanish 30% Vietnamese 1% French/Haitian/Cajun 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: ▼ -200.24%
• Current HPI: 439.7084
• Rent YoY: ▲ 0.52%
• 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

-35.7% since first listed

19 events — show timeline

• 2025-08-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-06-03 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-04-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-09-11 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-07-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-06-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-05-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-04-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-04-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-01-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-01-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-10-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-09-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-09-07 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-07-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-06-16 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-09 Listed $350,000 Stellar MLS as Distributed by MLS Grid