4335 Aegean Dr Unit 136A · Tampa, FL 33611

$168,500

2 bd · 1.0 ba · 1,000 sqft · Condo public records · 83 Days on market

Built 1981 $538/mo HOA · 24% of rent

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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 +16.0/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Brandychase, a charming modern colonial-style community in the heart of South Tampa offering a low maintenance lifestyle in an unbeatable location. This first-floor corner unit 2-bedroom, 1 bath condo features an open kitchen overlooking a generous living and dining area, perfect for everyday living and entertaining. The large primary bedroom offers a huge walk-in closet, and you’ll appreciate the additional hallway storage room for added convenience. Located close to the assigned parking space, this unit offers both comfort and practicality. Enjoy recent updates including fresh interior paint, newer windows throughout, new ceiling fan with light in the living room, new kitchen sink faucet, new oven and a new microwave. Ideally situated near MacDill Air Force Base, Tampa International Airport, Westshore Plaza, International Plaza and Bay Street, Publix, popular restaurants, shopping centers, and just a short drive to downtown Tampa and the beaches. Enjoy convenience, comfort, and location all in one!

Key facts

• $538 HOA
• Community pool
• Built 1981

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $168k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $158k (6.0% 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: schools C-, 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.
• Market conditions: Rents flat; 416 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); solid renter incomes; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 83 days — a 6% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $63k; list at $168k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $158,390 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.34% ✓
• Cap rate: 6.90%
• Cash-on-cash: 2.15%
• DSCR: 1.10
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.69% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.43×
• Total profit: $-26,691
• Equity at exit: $25,124

10-year hold

• IRR: -15.3%
• Equity multiple: 0.26×
• Total profit: $-34,956
• Equity at exit: $14,569

Cash invested: $47,180 (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 33611

• Rents YoY: 0.7%
• Active inventory: 416
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,262 high
• Mortgage (P&I): −$884
• Tax from tax record: −$210 /mo · $2,525/yr
• Insurance: −$70
• HOA: −$538
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $85

Break-even live

Break-even rent $2,155

Max offer price $168,500

Occupancy floor 91%

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: $42,125
• Closing costs: $5,055
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4325 Aegean Dr Unit 250B Tampa, FL	2.0	2.0	1150	$2,100	$1.83	24d	1	0.04mi
4315 Aegean Dr Unit 102C Tampa, FL	2.0	1.0	1000	$1,849	$1.85	21d	1	0.09mi
4521 W La Villa Ln Tampa, FL	2.0	1.5	1044	$1,875	$1.80	24d	1	0.14mi
4304 La Riviera Ct Tampa, FL	2.0	1.5	1044	$3,275	$3.14	24d	1	0.14mi
4233 La Sorrento Ct Tampa, FL	2.0	1.5	1044	$2,200	$2.11	3d	1	0.17mi
4220 La Dega Ct Tampa, FL	2.0	2.0	1044	$1,899	$1.82	24d	1	0.18mi
4220 La Dega Ct Unit 1 Tampa, FL	2.0	1.5	1044	$1,899	$1.82	24d	1	0.18mi
4201 La Dega Ct Tampa, FL	3.0	1.5	1164	$2,500	$2.15	14d	1	0.22mi
4505 S Gaines Rd Tampa, FL	3.0	2.0	1410	$2,600	$1.84	12d	1	0.30mi
4325 S Coolidge Ave Tampa, FL	3.0	1.0	1351	$2,700	$2.00	20d	1	0.36mi
4325 S Coolidge Ave Tampa, FL	3.0	1.0	1351	$2,700	$2.00	14d	1	0.36mi
4800 S West Shore Blvd Tampa, FL	1.0–2.0	1.0–2.0	801	$2,256	$2.82	1d	18	0.50mi
4715 W Coachman Ave Tampa, FL	3.0	2.0	1275	$3,000	$2.35	17d	1	0.50mi
5145 S Dale Mabry Hwy Tampa, FL	3.0	1.0–2.0	1057	$3,253	$3.08	3d	20	0.64mi
4215 W Bay Vista Ave Tampa, FL	3.0	2.0	1379	$2,900	$2.10	12d	1	0.65mi
5055 S Dale Mabry Hwy Tampa, FL	2.0	1.0–2.0	797	$2,000	$2.51	3d	28	0.65mi
3821 N Oak Dr Unit J21 Tampa, FL	2.0	2.0	1010	$1,950	$1.93	20d	1	0.65mi
4851 W Gandy Blvd Unit 5 Tampa, FL	2.0	2.0	1250	$2,500	$2.00	17d	1	0.66mi
4821 W McElroy Ave Unit 4821 Tampa, FL	2.0	2.5	1190	$2,399	$2.02	4d	1	0.69mi
5215 Olmstead Bay Pl Tampa, FL	2.0	2.5	1292	$2,400	$1.86	16d	1	0.69mi
3811 N Oak Dr Unit 61 Tampa, FL	2.0	2.0	904	$1,880	$2.08	10d	1	0.72mi
5000 Culbreath Key Way Tampa, FL	1.0–2.0	1.0–2.0	847	$2,995	$3.54	2d	3	0.75mi
4207 S Dale Mabry Hwy Tampa, FL	1.0–3.0	1.0–2.0	1117	$2,185	$1.96	3d	7	0.78mi
4706 Gurnet Ct Tampa, FL	2.0	2.5	1261	$2,600	$2.06	4d	1	0.79mi
4109 W Wallace Ave Tampa, FL	3.0	1.5	1345	$2,500	$1.86	24d	1	0.83mi
5320 S West Shore Blvd Tampa, FL	2.0	1.0–2.0	798	$2,731	$3.42	1d	17	0.84mi
5117 S Clarice Ct Unit 5117A Tampa, FL	2.0	1.0	900	$1,756	$1.95	14d	1	0.88mi
5608 S Manhattan Ave Unit A Tampa, FL	2.0	1.0	800	$500	$0.62	17d	1	0.88mi
5101 S Clarice Ct Tampa, FL	2.0	1.0	820	$1,300	$1.59	24d	1	0.89mi
5107 S Clarice Ct Tampa, FL	2.0	1.0	1000	$1,500	$1.50	1d	1	0.89mi
4003 S West Shore Blvd Tampa, FL	2.0	1.0–2.0	690	$1,950	$2.82	1d	303	0.91mi
5113 S Clarice Ct Unit 5113A Tampa, FL	2.0	1.0	1000	$1,500	$1.50	14d	1	0.91mi
5001 Bridge St Tampa, FL	3.0	1.0–2.0	1005	$2,954	$2.94	2d	10	0.91mi
4104 W Leila Ave Tampa, FL	3.0	2.0	1381	$2,650	$1.92	17d	1	0.92mi
4104 W Leila Ave Tampa, FL	3.0	2.0	1381	$2,750	$1.99	24d	1	0.92mi
5350 Bridge St Tampa, FL	1.0–3.0	1.0–2.0	1092	$2,999	$2.75	1d	12	0.93mi
4720 W Leila Ave Tampa, FL	3.0	1.0	864	$1,850	$2.14	10d	1	0.96mi
4720 W Leila Ave Tampa, FL	3.0	1.0	864	$1,850	$2.14	24d	1	0.96mi
4720 W Leila Ave Tampa, FL	3.0	1.0	864	$1,850	$2.14	4d	1	0.96mi
3814 W Tyson Ave Tampa, FL	3.0	2.0	1200	$2,700	$2.25	14d	1	0.98mi

HOA detail condo

• Monthly dues: $538 · $6,456/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $168,500 Active 83 DOM
2. 2026-06-17
   days on market $168,500 Active 82 DOM
3. 2026-06-16
   days on market $168,500 Active 81 DOM
4. 2026-06-15
   days on market $168,500 Active 80 DOM
5. 2026-06-13
   days on market $168,500 Active 78 DOM
6. 2026-06-13
   days on market $168,500 Active 77 DOM
7. 2026-06-09
   days on market $168,500 Active 74 DOM
8. 2026-06-08
   days on market $168,500 Active 73 DOM
9. 2026-06-07
   days on market $168,500 Active 72 DOM
10. 2026-06-04
    days on market $168,500 Active 69 DOM
11. 2026-06-03
    days on market $168,500 Active 68 DOM
12. 2026-06-02
    days on market $168,500 Active 67 DOM
13. 2026-06-01
    days on market $168,500 Active 66 DOM
14. 2026-05-31
    days on market $168,500 Active 65 DOM
15. 2026-04-20
    status Active 1032-char remark

    Show marketing remark (1032 chars)

    Welcome to Brandychase, a charming modern colonial-style community in the heart of South Tampa offering a low maintenance lifestyle in an unbeatable location. This first-floor corner unit 2-bedroom, 1 bath condo features an open kitchen overlooking a generous living and dining area, perfect for everyday living and entertaining. The large primary bedroom offers a huge walk-in closet, and you’ll appreciate the additional hallway storage room for added convenience. Located close to the assigned parking space, this unit offers both comfort and practicality. Enjoy recent updates including fresh interior paint, newer windows throughout, new ceiling fan with light in the living room, new kitchen sink faucet, new oven and a new microwave. Ideally situated near MacDill Air Force Base, Tampa International Airport, Westshore Plaza, International Plaza and Bay Street, Publix, popular restaurants, shopping centers, and just a short drive to downtown Tampa and the beaches. Enjoy convenience, comfort, and location all in one!

16. 2026-04-19
    status Pending 1032-char remark

    Show marketing remark (1032 chars)

    Welcome to Brandychase, a charming modern colonial-style community in the heart of South Tampa offering a low maintenance lifestyle in an unbeatable location. This first-floor corner unit 2-bedroom, 1 bath condo features an open kitchen overlooking a generous living and dining area, perfect for everyday living and entertaining. The large primary bedroom offers a huge walk-in closet, and you’ll appreciate the additional hallway storage room for added convenience. Located close to the assigned parking space, this unit offers both comfort and practicality. Enjoy recent updates including fresh interior paint, newer windows throughout, new ceiling fan with light in the living room, new kitchen sink faucet, new oven and a new microwave. Ideally situated near MacDill Air Force Base, Tampa International Airport, Westshore Plaza, International Plaza and Bay Street, Publix, popular restaurants, shopping centers, and just a short drive to downtown Tampa and the beaches. Enjoy convenience, comfort, and location all in one!

17. 2026-03-26
    listed $168,500 Active 1032-char remark

    Show marketing remark (1032 chars)

    Welcome to Brandychase, a charming modern colonial-style community in the heart of South Tampa offering a low maintenance lifestyle in an unbeatable location. This first-floor corner unit 2-bedroom, 1 bath condo features an open kitchen overlooking a generous living and dining area, perfect for everyday living and entertaining. The large primary bedroom offers a huge walk-in closet, and you’ll appreciate the additional hallway storage room for added convenience. Located close to the assigned parking space, this unit offers both comfort and practicality. Enjoy recent updates including fresh interior paint, newer windows throughout, new ceiling fan with light in the living room, new kitchen sink faucet, new oven and a new microwave. Ideally situated near MacDill Air Force Base, Tampa International Airport, Westshore Plaza, International Plaza and Bay Street, Publix, popular restaurants, shopping centers, and just a short drive to downtown Tampa and the beaches. Enjoy convenience, comfort, and location all in one!

18. 2016-08-04
    soldstatus $63,000
19. 1991-04-01
    soldstatus $36,500
20. 1991-02-01
    soldstatus $17,000

ⓘ 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: $2,525 · $210/mo
• Projected year-2 tax: $2,525 · $210/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $27,142
• − Mortgage interest: −$9,439
• − Property taxes: −$2,525
• − Insurance: −$842
• − Repairs & maintenance: −$2,171
• − Management: −$2,171
• − HOA: −$6,456
• − Depreciation: −$4,902
• Taxable loss: −$1,365
• Est. tax savings @ 24.0%: +$328
• After-tax cash flow: $1,343/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): 36,810
• Household income: $90,910
• Rent vs Own: 46.3% rent · 53.7% own
• Severe rent burden: 1761.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 14% Two or more races 12% Black 5% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 4%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 12% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 7% Other Indo-European 2% Vietnamese 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: ▼ -328.23%
• Current HPI: 374.7996
• 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

+891.2% since first listed

6 events — show timeline

• 2026-04-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Listed $168,500 Stellar MLS as Distributed by MLS Grid
• 2016-08-04 Sold (Public Records) $63,000 Public Records
• 1991-04-01 Sold (Public Records) $36,500 Public Records
• 1991-02-01 Sold (Public Records) $17,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $2,525 · +15.0% YoY. Source: county tax records.