7502 Needle Leaf Pl #70 · East Lake-Orient Park, FL 33617

$68,000

1 bd · 1.0 ba · 707 sqft · Condo public records · 6 Days on market

Built 1981 $480/mo HOA · 37% 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 +16.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful condo is actually a 1/1 with a den. It’s a nice little condo tucked away but close to everything. The unit is move in ready waiting for you to call it home. The living room has sliding glass doors that open up into a balcony. The kitchen has granite countertops and stainless appliances. The den is big enough to be a second bedroom or a nice office. This condo can be yours today, it’s not a short sale or foreclosure and is ready to close. Schedule your showing today and don’t miss out on this gorgeous condo. This unit is priced to sell; Don't Just dream a dream, own one!

Key facts

• Tennis courts
• Pool
• Corner unit

Tags

• POOL
• TENNIS COURTS
• ON-SITE LAUNDRY FACILITY
• CORNER UNIT

Property features AI

Finance

• HOA & community: Monthly condo/association fee of $480 (total annual fees $5,760); Association: Wise Property Management; Association approval required; Association amenities include pool, tennis courts, laundry, security; Association fees cover pool, maintenance of structures, security, sewer, trash and water; Pets allowed

Exterior

• Parking: Common on-site parking available
• Security: Association provides security
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Residential condominium; 2 total stories in building; Unit located on 2nd floor; Facing east
• Construction: Block construction; Other roof; Slab foundation; Built as part of a multi-story building
• Exterior features: Community tennis court(s)

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fan(s); Central heating; Central air
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $68k.

Deal economics

• At list price, monthly cash flow is $37 ($445/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).

Location & tenants

• Location reads: area grade C — 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.
• Zoned schools: Robles Elementary School (math 18% / reading 16%, grade F, #2,121 of 2,144 statewide, top 99%, 604 students, 89% FRL); Greco Middle Magnet School (math 23% / reading 23%, grade F, #542 of 571 statewide, top 95%, 700 students, 77% FRL); King High School (math 25% / reading 46%, grade F, #367 of 667 statewide, top 57%, 1,422 students, 62% FRL) — zoned schools average 76% FRL vs 52% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 48% district-wide (-23 pts) — the specific schools serving this property underperform the Hillsborough average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.3%/yr); 285 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 30% 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 $470 of loan paydown is wiped out by about $2k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y ago 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.

Risks & watch-outs

• Watch-outs: HOA is 37% 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 $68,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.89% ✓
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 4.4

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: -19.2%
• Equity multiple: 0.37×
• Total profit: $-12,090
• Equity at exit: $10,139

10-year hold

• IRR: -39.3%
• Equity multiple: -0.09×
• Total profit: $-20,686
• Equity at exit: $5,879

Cash invested: $19,040 (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: 285
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,284 high
• Mortgage (P&I): −$357
• Tax from tax record: −$112 /mo · $1,350/yr
• Insurance: −$28
• HOA: −$480
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $37

Break-even live

Break-even rent $1,237

Max offer price $68,000

Occupancy floor 92%

Sensitivity live

Price	-10% $76	-5% $56	+0% $37	+5% $18	+10% $-1
Rent	-10% $-64	-5% $-14	+0% $37	+5% $88	+10% $139
Rate	-1.0pp $71	-0.5pp $54	base $37	+0.5pp $19	+1.0pp $2

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7506 Needle Leaf Pl #56 Tampa, FL	1.0	1.0	747	$1,400	$1.87	11d	1	0.00mi
6919 Bonair Dr Tampa, FL	1.0–2.0	1.0–2.0	819	$999	$1.22	18d	10	0.32mi
8412 Rio Bravo Ct Tampa, FL	1.0–3.0	1.0–2.5	1014	$1,149	$1.13	26d	1	0.78mi
8501 N 50th St Tampa, FL	1.0–2.0	1.0–2.0	730	$955	$1.31	26d	1	0.94mi
8725 Del Rey Ct Tampa, FL	1.0	1.0	432	$1,179	$2.73	1d	12	1.01mi
8985 Bertha Palmer Blvd Unit 1504551P Temple Terrace, FL	1.0	1.0	667	$3,398	$5.09	1d	1	1.01mi
8901 Bertha Palmer Blvd Tampa, FL	1.0–3.0	1.0–2.0	973	$1,657	$1.70	1d	18	1.04mi
7009 Waterside Dr Tampa, FL	1.0	1.0	504	$1,025	$2.03	26d	1	1.05mi
7017 Waterside Dr #1 Tampa, FL	1.0	1.0	504	$1,000	$1.98	26d	1	1.05mi
7009 Waterside Dr Tampa, FL	1.0	1.0	504	$1,025	$2.03	15d	1	1.05mi
7100 Waterside Dr Tampa, FL	1.0	1.0	504	$1,050	$2.08	6d	1	1.06mi
7193 E Bank Dr Tampa, FL	1.0	1.0	504	$1,050	$2.08	26d	1	1.06mi
7101 E Bank Dr #7101 Tampa, FL	1.0	1.0	504	$1,000	$1.98	26d	1	1.09mi
7141 E Bank Dr Tampa, FL	1.0	1.0	504	$1,100	$2.18	26d	1	1.09mi
7234 E Bank Dr Tampa, FL	1.0	1.0	504	$1,300	$2.58	5d	1	1.09mi
7246 E Bank Dr Tampa, FL	1.0	1.0	540	$1,900	$3.52	26d	1	1.09mi
7200 E Bank Dr Tampa, FL	1.0	1.0	626	$1,200	$1.92	19d	1	1.10mi
4102 Oak Knoll Ct Apt 1 Tampa, FL	1.0	1.0	690	$1,250	$1.81	26d	1	1.13mi
4102 Oak Knoll Ct Tampa, FL	1.0–3.0	1.0–2.0	912	$1,100	$1.21	4d	56	1.13mi
4939 E Busch Blvd Tampa, FL	1.0–2.0	1.0–2.0	768	$999	$1.30	18d	1	1.15mi
6209 N 43rd St Tampa, FL	2.0	1.0	672	$1,595	$2.37	3d	1	1.26mi
6209 N 43rd St Tampa, FL	2.0	1.0	672	$1,650	$2.46	23d	1	1.26mi
7517 Lakeshore Dr Unit A Tampa, FL	2.0	1.0	710	$1,500	$2.11	26d	1	1.27mi
4705 E Citrus Cir Tampa, FL	1.0–2.0	1.0–2.0	728	$1,300	$1.78	6d	8	1.40mi
6900 Aruba Ave Tampa, FL	1.0–3.0	1.0–2.0	918	$1,160	$1.26	1d	41	1.42mi
4824 E Busch Blvd Unit 9201-4 Tampa, FL	1.0	1.0	700	$1,350	$1.93	26d	1	1.42mi
4824 E Busch Blvd Unit 9203-3 Tampa, FL	1.0	1.0	700	$1,375	$1.96	26d	1	1.42mi
4824 E Busch Blvd Unit 4805M-1 Tampa, FL	—	1.0	410	$1,100	$2.68	1d	1	1.42mi
4824 E Busch Blvd Unit 4812-7 Tampa, FL	1.0	1.0	650	$1,175	$1.81	26d	1	1.42mi
3919 E Fern St Apt 4 Tampa, FL	2.0	1.0	704	$1,075	$1.53	26d	1	1.47mi

HOA detail condo

• Monthly dues: $480 · $5,760/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-13
   statusdays on market $68,000 Pending 6 DOM
2. 2026-06-09
   days on market $68,000 Active 4 DOM
3. 2026-06-08
   days on market $68,000 Active 3 DOM
4. 2026-06-07
   remarks 699-char remark
5. 2026-06-07
   listed $68,000 Active 2 DOM

ⓘ 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: $1,350 · $112/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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: $15,410
• − Mortgage interest: −$3,809
• − Property taxes: −$1,350
• − Insurance: −$340
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − HOA: −$5,760
• − Depreciation: −$1,978
• Taxable loss: −$293
• Est. tax savings @ 24.0%: +$70
• After-tax cash flow: $515/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 — 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

+126.7% since first listed

16 events — show timeline

• 2026-06-05 Listed $68,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-21 Rental Removed $1,050 STELLARMLS
• 2025-07-01 Price Changed $1,050 STELLARMLS
• 2025-03-25 Listed for Rent $1,275 STELLARMLS
• 2021-03-24 Sold (Public Records) $72,500 Public Records
• 2021-03-24 Sold (MLS) $72,500 Stellar MLS as Distributed by MLS Grid
• 2021-03-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-02-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-02-11 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 2015-08-12 Sold (Public Records) $25,000 Public Records
• 2014-12-29 Sold (Public Records) $23,500 Public Records
• 2014-11-17 Sold (Public Records) $15,000 Public Records
• 2006-10-18 Sold (Public Records) $65,000 Public Records
• 2003-03-31 Sold (Public Records) $35,500 Public Records
• 2000-06-19 Sold (Public Records) $27,500 Public Records
• 1983-01-01 Sold (Public Records) $30,000 Public Records

Property tax history

+12.6%/yr

Latest (2025): $1,350 · +3.4% YoY. Source: county tax records.