14905 N 24th St · University, FL 33549

$199,990

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 98 Days on market

Built 1994 0.69 ac 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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 14905 N 24th St, a rare find in the desirable Lutz community! This generous 0.67-acre lot offers a prime canvas for your vision in the peaceful Hamners W E Wonderland Acres subdivision, just minutes from local amenities, major roadways, and Tampa’s vibrant attractions. Whether you’re considering building your dream home, expanding your investment portfolio, or creating a private estate, this property provides flexible zoning (AS-1) and a tranquil setting with ample outdoor space. With public water and sewer available, utilities in place, and no HOA fees, it’s a highly versatile opportunity for a variety of uses.

Key facts

• Public sewer
• Flexible zoning
• 0.67-acre lot

Tags

• 0.67-ACRE LOT
• FLEXIBLE ZONING
• PUBLIC WATER
• PUBLIC SEWER
• NO HOA FEES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.9% in University — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 85/100 on livability (#28 in FL, #603 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• 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 soft (-0.3%/yr); 129 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 35% of the median local income ($89k/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 $1k of loan paydown is wiped out by about $6k 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 98 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $80k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $200k implies a 1011% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.30% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.11%
• DSCR: 1.49
• GRM: 6.4

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: -3.4%
• Equity multiple: 0.88×
• Total profit: $-6,882
• Equity at exit: $29,819

10-year hold

• IRR: 2.2%
• Equity multiple: 1.14×
• Total profit: $7,612
• Equity at exit: $17,291

Cash invested: $55,997 (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 33549

• Home prices YoY: -30.3%
• Rents YoY: -0.3%
• Active inventory: 129
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,600 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$403 /mo · $4,842/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $518

Break-even live

Break-even rent $1,944

Max offer price $199,990

Occupancy floor 75%

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: $49,998
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2503 Black Horse Loop Unit 1295171P Lutz, FL	4.0	4.0	1689	$3,061	$1.81	12d	1	0.11mi
2505 Black Horse Loop Unit 1295158P Lutz, FL	4.0	4.0	1689	$2,374	$1.41	12d	1	0.12mi
15001 Caribou Ct Unit 1018146P Lutz, FL	4.0	4.0	1646	$2,474	$1.50	16d	1	0.19mi
2507 Rustic Ridge Loop Unit 1295167P Lutz, FL	4.0	4.0	1689	$2,971	$1.76	14d	1	0.20mi
2602 Cabin Ct Unit 1295170P Lutz, FL	4.0	4.0	1689	$3,300	$1.95	16d	1	0.22mi
15101 Buckhorn Ct Unit 1295164P Lutz, FL	4.0	4.0	1689	$2,427	$1.44	13d	1	0.23mi
2509 Rustic Ridge Loop Unit 1028633P Lutz, FL	4.0	4.0	1657	$3,811	$2.30	16d	1	0.24mi
15105 Buckhorn Ct Unit 1295159P Lutz, FL	4.0	4.0	1689	$2,519	$1.49	4d	1	0.26mi
2511 Rustic Ridge Loop Unit 1018135P Lutz, FL	4.0	4.0	1646	$2,858	$1.74	13d	1	0.26mi
2601 Rustic Ridge Loop Unit 1028637P Lutz, FL	4.0	4.0	1657	$3,379	$2.04	12d	1	0.29mi
2010 E 148th Ave Lutz, FL	3.0	1.5	1250	$1,650	$1.32	17d	1	0.30mi
2010 E 148th Ave Lutz, FL	3.0	1.5	1250	$1,750	$1.40	24d	2	0.32mi
2604 Rustic Ridge Loop Unit 1295163P Lutz, FL	4.0	4.0	1689	$2,822	$1.67	14d	1	0.33mi
15115 Buckhorn Ct Unit 1295156P Lutz, FL	4.0	4.0	1657	$2,476	$1.49	12d	1	0.36mi
15420 Livingston Ave Lutz, FL	1.0–3.0	1.0–2.0	900	$1,870	$2.08	1d	9	0.36mi
15017 Deer Meadow Dr Lutz, FL	4.0	2.0	1444	$2,180	$1.51	4d	1	0.37mi
14943 Deer Meadow Dr Lutz, FL	4.0	2.0	1313	$2,365	$1.80	1d	1	0.38mi
1908 E 148th Ave Lutz, FL	3.0	1.0	1400	$750	$0.54	24d	1	0.43mi
16013 Stags Leap Dr Lutz, FL	4.0	3.5	2082	$3,800	$1.83	24d	1	0.54mi
2812 Somerset Park Dr Tampa, FL	1.0–3.0	1.0–2.0	991	$1,525	$1.54	2d	2	0.59mi
2812 Somerset Park Dr Tampa, FL	1.0–3.0	1.0–2.0	991	$1,595	$1.61	13d	2	0.59mi
2812 Somerset Park Dr #203 Tampa, FL	3.0	2.0	1240	$1,595	$1.29	21d	1	0.59mi
2124 Oak Chace Ct Unit 2124 Tampa, FL	2.0	1.5	1152	$1,650	$1.43	3d	1	0.66mi
2031 Pine Chace Ct Tampa, FL	2.0	2.5	1188	$1,595	$1.34	24d	1	0.70mi
2835 Somerset Park Dr #203 Tampa, FL	3.0	2.0	1240	$1,800	$1.45	24d	1	0.71mi
14806 Morning Dr Lutz, FL	3.0	2.5	1510	$2,300	$1.52	17d	1	0.80mi
2200 Cedar Trace Cir Tampa, FL	1.0–3.0	1.0–2.0	950	$1,700	$1.79	3d	14	0.81mi
2238 Cedar Trace Cir Tampa, FL	3.0	2.0	1177	$1,600	$1.36	13d	1	0.81mi
1933 Gregory Dr Tampa, FL	2.0	2.0	1516	$1,789	$1.18	3d	1	0.82mi
14309 N 18th St Tampa, FL	3.0	2.0	1300	$1,950	$1.50	24d	1	0.84mi
14627 Pine Glen Cir Lutz, FL	3.0	1.5	1178	$2,100	$1.78	24d	1	0.90mi
15081 Cypress Cay Blvd Lutz, FL	1.0–2.0	1.0–2.5	992	$3,200	$3.23	2d	18	0.92mi
14501 Caribbean Breeze Dr Tampa, FL	1.0–2.0	1.0–2.0	837	$1,671	$2.00	1d	35	0.93mi
1511 McCrea Dr Lutz, FL	4.0	2.0	2060	$3,195	$1.55	2d	1	0.98mi
2902 Sycamore Ct Tampa, FL	3.0	1.0–2.0	850	$1,650	$1.94	2d	21	1.01mi
14201 Cyber Pl Tampa, FL	1.0–3.0	1.0–3.0	1099	$2,506	$2.28	2d	41	1.04mi
14555 Bruce B Downs Blvd Tampa, FL	1.0–2.0	1.0–2.0	896	$1,850	$2.06	1d	11	1.14mi
13614 N 22nd St Unit 101 Tampa, FL	3.0	3.0	1740	$2,650	$1.52	24d	1	1.17mi
13612 N 21st St Tampa, FL	4.0	2.0	1196	$2,400	$2.01	24d	1	1.19mi
13612 N 21st St Unit 2 Tampa, FL	4.0	2.0	1196	$3,000	$2.51	24d	1	1.19mi

Listing history 21 events

1. 2026-04-03
   status Pending
2. 2026-03-04
   status Active
3. 2026-03-04
   price $199,990
4. 2026-02-20
   status Pending
5. 2026-02-09
   price $204,990
6. 2026-02-05
   price $209,990
7. 2026-02-05
   price $214,990
8. 2026-01-16
   price $219,990
9. 2026-01-11
   price $234,999
10. 2026-01-08
    price $254,999
11. 2026-01-06
    price $264,999
12. 2026-01-02
    price $274,999
13. 2025-12-30
    price $274,900
14. 2025-12-14
    price $279,900
15. 2025-12-13
    listed $279,900 Active
16. 2025-12-12
    listed $250,000 Active
17. 2025-12-12
    historical
18. 2025-10-15
    status Active
19. 2025-10-13
    historical
20. 2025-07-08
    listed $225,000 Active
21. 1993-10-05
    soldstatus $18,000

ⓘ 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: $4,842 · $403/mo
• Projected year-2 tax: $4,842 · $403/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 · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,198
• − Mortgage interest: −$11,203
• − Property taxes: −$4,842
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − Depreciation: −$5,818
• Taxable income: $3,344
• Est. tax owed @ 24.0%: −$803
• After-tax cash flow: $5,417/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 — University

• Score: 85/100
• State rank: #28
• US rank: #603

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime C Employment C+ Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University, FL
• County: Hillsborough County · 1,540,968 people
• City population: 41,570
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 18,178
• Household income: $89,343
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 359.0

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 0.57)
• Race & ethnicity: White 60% Hispanic / Latino 25% Two or more races 16% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 7% Cuban 5%
• Common ancestry: Lithuanian 5% Russian 3% Romanian 3%
• Foreign-born: 11% · Canada, Vietnam, Guatemala
• Languages at home: 80% English-only · Spanish 13% Other Indo-European 3% 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: ▼ -129.66%
• Current HPI: 297.9231
• Rent YoY: ▼ -0.32%
• 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

+1011.1% since first listed

21 events — show timeline

• 2026-04-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $199,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Price Changed $204,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Price Changed $209,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Price Changed $214,990 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $219,990 Stellar MLS as Distributed by MLS Grid
• 2026-01-11 Price Changed $234,999 Stellar MLS as Distributed by MLS Grid
• 2026-01-08 Price Changed $254,999 Stellar MLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $264,999 Stellar MLS as Distributed by MLS Grid
• 2026-01-02 Price Changed $274,999 Stellar MLS as Distributed by MLS Grid
• 2025-12-30 Price Changed $274,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-14 Price Changed $279,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-13 Listed $279,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-12 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-08 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 1993-10-05 Sold (Public Records) $18,000 Public Records

Property tax history

+15.1%/yr

Latest (2025): $4,842 · +7.0% YoY. Source: county tax records.