4428 Ohio Ave · Tampa, FL 33616

$399,900

4 bd · 2.0 ba · 1,896 sqft · SingleFamily public records · 19 Days on market

Built 1956 10,140 sqft lot

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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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Schools +4.2/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Very spacious 4 bedroom 2 bath home with a family room featuring a great wood burning fireplace as well as a built in bar leading out to an 16'x16' screened enclosure. There is an indoor utility room as well as a nice sized work shop not to mention two storage sheds in the 70x130 fenced lot. . Home has good bones but does need updating, perfectly livable in current state but being sold "as is" This house has never been flooded nor had any storm damage.

Key facts

• Built in bar
• Indoor utility room
• Work shop

Tags

• WOOD BURNING FIREPLACE
• BUILT IN BAR
• SCREENED ENCLOSURE
• INDOOR UTILITY ROOM
• WORK SHOP
• STORAGE SHEDS

Property features AI

Finance

• Other: Flood insurance required; Zoned RS-60; Lot approximately 0.23 acres (78 x 130), asphalt public-maintained road
• HOA & community: No association

Exterior

• Parking: Has carport (1 space)
• Utilities: Public water connected; Public sewer connected; Electricity connected; Cable available
• Home design: Single family residence; One story; North-facing
• Construction: Stucco and frame construction; Shingle roof; Block foundation; Built as a fixer (property condition: fixer)
• Exterior features: Enclosed patio/porch; Sidewalk; Shed(s)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Attic; Family room; Inside utility; Masonry fireplace in family room
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $69 ($826/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $364k (8.9% below list).
• Recommended offer: $364k (8.9% below list) — sets the bar for 1% rule.

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: Lanier Elementary School (math 67% / reading 52%, grade B-, #690 of 2,144 statewide, top 34%, 380 students, 62% FRL); Monroe Middle Magnet School (math 31% / reading 39%, grade F, #416 of 571 statewide, top 74%, 412 students, 67% FRL); Robinson High School (math 43% / reading 63%, grade C-, #148 of 667 statewide, top 23%, 1,354 students, 41% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents soft (-2.9%/yr); 191 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• At $3,644/mo this rent would consume 47% of the median local household income ($93k/yr) (locally 728% 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 $3k of loan paydown is wiped out by about $12k 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 19 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $400k implies a 2777% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $364,355 (8.9% below list)

Questions for the listing agent

1. Built in 1956 — 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. 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: 0.91% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 9.1

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: -18.6%
• Equity multiple: 0.37×
• Total profit: $-71,013
• Equity at exit: $59,626

10-year hold

• IRR: -18.7%
• Equity multiple: 0.13×
• Total profit: $-97,120
• Equity at exit: $34,576

Cash invested: $111,972 (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 33616

• Home prices YoY: -27.3%
• Rents YoY: -2.9%
• Active inventory: 191
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,644 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$119 /mo · $1,432/yr
• Insurance: −$167
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$765
• Net cashflow: $69

Break-even live

Break-even rent $3,556

Max offer price $399,900

Occupancy floor 93%

Sensitivity live

Price	-10% $295	-5% $182	+0% $69	+5% $-44	+10% $-158
Rent	-10% $-219	-5% $-75	+0% $69	+5% $213	+10% $357
Rate	-1.0pp $270	-0.5pp $171	base $69	+0.5pp $-35	+1.0pp $-140

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5908 S Manhattan Ave Tampa, FL	5.0	3.5	2357	$4,123	$1.75	0d	1	0.25mi
4708 W Oklahoma Ave Tampa, FL	3.0	2.0	1472	$3,500	$2.38	26d	1	0.28mi
4731 W Montgomery Ave Tampa, FL	4.0	2.0	1480	$3,650	$2.47	26d	1	0.30mi
6207 S West Shore Blvd Tampa, FL	3.0	1.0–2.0	1076	$4,833	$4.49	0d	38	0.36mi
6030 Printery St #104 Tampa, FL	4.0	2.5	1884	$3,995	$2.12	23d	1	0.40mi
6030 Printery St #104 Tampa, FL	4.0	3.5	1884	$3,995	$2.12	26d	1	0.40mi
4511 Legacy Park Dr Tampa, FL	3.0	3.5	1826	$2,650	$1.45	26d	1	0.41mi
4539 Bay Spring Ct Tampa, FL	3.0	3.5	1826	$2,650	$1.45	4d	1	0.43mi
4539 Bay Spring Ct Tampa, FL	3.0	2.5	1826	$2,800	$1.53	26d	1	0.43mi
4421 Gandy Cir Tampa, FL	4.0	2.0	1540	$3,580	$2.32	26d	1	0.46mi
5823 Bowen Daniel Dr Tampa, FL	3.0	3.0	2150	$7,000	$3.26	26d	1	0.49mi
5823 Bowen Daniel Dr Tampa, FL	3.0	2.5–3.0	2150	$7,000	$3.26	6d	2	0.49mi
4112 Ohio Ave Tampa, FL	4.0	2.0	1273	$3,050	$2.40	1d	1	0.51mi
4413 W Rogers Ave Tampa, FL	3.0	2.0	1488	$2,900	$1.95	1d	1	0.51mi
4409 W Varn Ave Tampa, FL	5.0	3.0	1614	$2,500	$1.55	26d	1	0.52mi
4111 W Montgomery Ter Tampa, FL	5.0	2.0	1913	$3,300	$1.73	26d	1	0.52mi
4104 W Leila Ave Tampa, FL	3.0	2.0	1381	$2,650	$1.92	19d	1	0.63mi
4104 W Leila Ave Tampa, FL	3.0	2.0	1381	$2,750	$1.99	26d	1	0.63mi
4011 W Marietta St Tampa, FL	3.0	2.0	1356	$2,000	$1.47	23d	1	0.64mi
4109 W Wallace Ave Tampa, FL	3.0	1.5	1345	$2,500	$1.86	26d	1	0.65mi
5350 Bridge St Tampa, FL	1.0–3.0	1.0–2.0	1092	$3,709	$3.40	3d	12	0.66mi
5110 S Manhattan Ave Tampa, FL	1.0–3.0	1.0–2.0	997	$3,478	$3.49	1d	23	0.69mi
6501 S West Shore Blvd Tampa, FL	1.0–3.0	1.0–2.0	980	$2,389	$2.44	0d	15	0.72mi
6710 S Cortez St Tampa, FL	3.0	2.0	1369	$2,800	$2.05	23d	1	0.77mi
7001 Interbay Blvd #308 Tampa, FL	3.0	2.5	1480	$2,700	$1.82	26d	1	0.81mi
6803 S Elemeta St Tampa, FL	3.0	3.0	2052	$4,000	$1.95	26d	1	0.83mi
5351 Bridge St #16 Tampa, FL	4.0	3.5	2524	$5,800	$2.30	6d	1	0.84mi
5200 W Tyson Ave Tampa, FL	3.0	2.5	1541	$5,638	$3.66	1d	1	0.85mi
5125 W Tyson Ave Unit 3TH Tampa, FL	3.0	2.5	1564	$5,538	$3.54	26d	1	0.85mi
6713 S Mascotte St Tampa, FL	4.0	3.0	1795	$3,400	$1.89	26d	1	0.86mi
4941 W Price Ave #7 Tampa, FL	4.0	3.5	2511	$5,000	$1.99	1d	1	0.88mi
5127 W Tyson Ave Tampa, FL	3.0	1.0–2.5	1078	$5,639	$5.23	0d	29	0.89mi
4931 W Paul Ave #5 Tampa, FL	3.0	3.5	2210	$5,000	$2.26	6d	1	0.90mi
4810 W McElroy Ave #1 Tampa, FL	3.0	3.5	1912	$4,100	$2.14	12d	1	0.91mi
6822 S Wall St Tampa, FL	4.0	2.0	1553	$5,800	$3.73	26d	1	0.91mi
7701 Interbay Blvd Tampa, FL	1.0–3.0	1.0–2.0	1435	$3,902	$2.72	1d	21	0.92mi
5145 S Dale Mabry Hwy Tampa, FL	3.0	1.0–2.0	1057	$3,894	$3.68	0d	20	0.96mi
3902 W Everett Ave Tampa, FL	3.0	3.0	1838	$3,100	$1.69	26d	1	0.96mi
3905 W Paxton Ave Tampa, FL	4.0	3.0	1933	$3,695	$1.91	6d	1	1.00mi
6815 S Juanita St Unit B Tampa, FL	3.0	2.5	1892	$2,700	$1.43	19d	1	1.01mi

Listing history 16 events

1. 2026-06-19
   status $399,900 Pending 19 DOM
2. 2026-06-18
   days on market $399,900 Active 19 DOM
3. 2026-06-17
   days on market $399,900 Active 18 DOM
4. 2026-06-16
   days on market $399,900 Active 17 DOM
5. 2026-06-15
   days on market $399,900 Active 16 DOM
6. 2026-06-13
   days on market $399,900 Active 14 DOM
7. 2026-06-13
   pricestatus $399,900 Active 13 DOM
8. 2026-06-07
   remarks 496-char remark
9. 2026-06-07
   statusdays on market $435,000 Pending 13 DOM
10. 2026-06-04
    days on market $435,000 Active 12 DOM
11. 2026-06-03
    days on market $435,000 Active 11 DOM
12. 2026-06-02
    days on market $435,000 Active 10 DOM
13. 2026-06-01
    days on market $435,000 Active 9 DOM
14. 2026-05-31
    days on market $435,000 Active 8 DOM
15. 2026-05-23
    listed $435,000 Active
16. 1977-12-01
    soldstatus $13,900

ⓘ 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: $1,432 · $119/mo
• Projected year-2 tax: $3,319 · $277/mo
• Expected delta: +$1,888/yr (+$157/mo · 131.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 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: $43,723
• − Mortgage interest: −$22,401
• − Property taxes: −$1,432
• − Insurance: −$7,118
• − Repairs & maintenance: −$3,498
• − Management: −$3,498
• − Depreciation: −$11,633
• Taxable loss: −$5,857
• Est. tax savings @ 24.0%: +$1,406
• After-tax cash flow: $2,231/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): 15,830
• Household income: $93,210
• Rent vs Own: 52.0% rent · 48.0% own
• Severe rent burden: 728.0

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 0.59)
• Race & ethnicity: White 60% Hispanic / Latino 16% Black 13% Two or more races 13% Asian 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 3%
• Common ancestry: Slovak 2% Romanian 2% Hispanic 2%
• Foreign-born: 12% · Canada, Jamaica, Vietnam
• Languages at home: 82% English-only · Spanish 9% Arabic 2% 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: ▼ -148.14%
• Current HPI: 394.8298
• Rent YoY: ▼ -2.93%
• 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

+3029.5% since first listed

2 events — show timeline

• 2026-05-23 Listed $435,000 Stellar MLS as Distributed by MLS Grid
• 1977-12-01 Sold (Public Records) $13,900 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,432 · +8.2% YoY. Source: county tax records.