1303 E 26th Ave · Tampa, FL 33605

$220,000

2 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 20 Days on market

Built 1927 4,830 sqft lot ↓ 20% 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 +14.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks

Virtually Staged. Welcome to this charming bungalow-style home featuring soaring ceilings, updated quartz countertops, tile flooring throughout, and a versatile bonus room. Major updates include a NEW 2026 roof and A/C only 5 years old. Enjoy a spacious fenced backyard with extended parking, no HOA, no CDD, and no flood zone. Conveniently located just minutes from Downtown Tampa, Ybor, Riverwalk, Armature Works, I-4, and I-275. Perfect for a first-time buyer, investor, or Airbnb opportunity. Currently occupied by a month-to-month tenant, giving the next owner flexibility to continue renting, renovate, Airbnb, or move in. This deal won’t last long, schedule your private showing today!

Key facts

• No cdd
• Extended parking
• Tile flooring

Tags

• UPDATED QUARTZ COUNTERTOPS
• TILE FLOORING
• SPACIOUS FENCED BACKYARD
• EXTENDED PARKING
• NO HOA
• NO CDD

Property features AI

Finance

• Other: Lot dimensions approximately 46 x 105 (0.11 acres); Living area reported as 1,036 sq ft (building area total 1,338 sq ft)
• Financial info: No lease restrictions indicated
• HOA & community: No HOA (no association); Street lights in the community

Exterior

• Parking: No specific parking details provided
• Security: No security features provided
• Utilities: Public water; Public sewer; Electricity available; Cable available; Broadband/High-speed internet available; Sewer connected; Water connected
• Home design: Single family residence; One story; Faces north; Residential property
• Construction: Vinyl siding over frame construction; Shingle roof; Crawlspace foundation with pillar/post/pier
• Exterior features: Private mailbox; Rain gutters; Sidewalk; Asphalt and concrete road access; Publicly maintained road

Interior

• Kitchen: Convection oven; Cooktop; Range hood; Disposal; Refrigerator; Freezer
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Solid wood cabinets; Stone counters; Thermostat; Walk-in closet(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry access outside; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $29 ($352/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 $185k (16.1% below list).
• Recommended offer: $185k (16.1% 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: 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; 190 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• At $1,846/mo this rent would consume 60% of the median local household income ($37k/yr) (locally 1374% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Hillsborough County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.6% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($217k) 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.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• 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 $184,622 (16.1% below list)

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.84% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.58% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 2.90×
• Total profit: $117,266
• Equity at exit: $198,193

10-year hold

• IRR: 20.7%
• Equity multiple: 6.45×
• Total profit: $335,751
• Equity at exit: $427,412

Cash invested: $61,600 (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 33605

• Home prices YoY: 3.7%
• Rents YoY: 0.6%
• Active inventory: 190
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,846 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$184 /mo · $2,206/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $29

Break-even live

Break-even rent $1,809

Max offer price $220,000

Occupancy floor 93%

Sensitivity live

Price	-10% $154	-5% $92	+0% $29	+5% $-33	+10% $-95
Rent	-10% $-117	-5% $-44	+0% $29	+5% $102	+10% $175
Rate	-1.0pp $140	-0.5pp $85	base $29	+0.5pp $-28	+1.0pp $-86

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1212 E 25th Ave Tampa, FL	2.0	1.0	1035	$1,490	$1.44	20d	1	0.08mi
3411 N 13th St Tampa, FL	3.0	2.0	978	$1,895	$1.94	25d	1	0.09mi
1105 E 28th Ave Tampa, FL	3.0	1.0	744	$1,525	$2.05	6d	1	0.20mi
1302 E 21st Ave Tampa, FL	1.0–2.0	1.0–2.0	800	$1,408	$1.76	0d	8	0.22mi
3021 Sanchez St Tampa, FL	3.0	1.0	1300	$2,195	$1.69	25d	1	0.22mi
1006 E 26th Ave Tampa, FL	2.0	1.0	1000	$1,630	$1.63	6d	1	0.24mi
3005 Sanchez St Unit 5 Tampa, FL	2.0	1.0	750	$1,050	$1.40	4d	1	0.28mi
3005 Sanchez St Unit 5 Tampa, FL	2.0	1.0	750	$1,050	$1.40	0d	1	0.28mi
3511 Cone Ct Tampa, FL	3.0	2.0	1256	$2,200	$1.75	6d	1	0.29mi
1003 E 22nd Ave Tampa, FL	2.0	1.0	1062	$1,639	$1.54	6d	1	0.31mi
1605 E 29th Ave Tampa, FL	3.0	1.0	870	$1,800	$2.07	21d	1	0.33mi
3519 N 10th St Tampa, FL	3.0	2.0	1200	$1,850	$1.54	19d	1	0.36mi
1305 E Louise Ave Tampa, FL	3.0	2.0	1384	$2,700	$1.95	25d	1	0.36mi
2907 N 15th St Unit D Tampa, FL	3.0	2.0	888	$1,850	$2.08	6d	1	0.36mi
1515 E 31st Ave Tampa, FL	2.0	1.0	914	$1,500	$1.64	6d	1	0.37mi
912 E Saint Clair St Tampa, FL	2.0	1.0	1000	$1,900	$1.90	25d	1	0.40mi
1211 E 18th Ave Unit 2 Tampa, FL	2.0	1.0	725	$1,800	$2.48	19d	1	0.40mi
2810 N 16th St Tampa, FL	2.0	1.0	1066	$2,550	$2.39	13d	1	0.43mi
2909 N 17th St Tampa, FL	2.0	1.0	750	$1,350	$1.80	23d	1	0.44mi
1607 E 18th Ave Tampa, FL	2.0	1.0	869	$2,600	$2.99	13d	1	0.47mi
709 E James St Tampa, FL	2.0	1.0	768	$1,695	$2.21	13d	1	0.48mi
1504 E 33rd Ave Tampa, FL	3.0	2.0	1108	$2,900	$2.62	25d	1	0.49mi
1807 E 20th Ave Tampa, FL	3.0	2.0	1131	$2,900	$2.56	25d	1	0.50mi
809 E Baker St Unit A Tampa, FL	3.0	1.0	1083	$2,200	$2.03	25d	1	0.50mi
1221 E Columbus Dr Tampa, FL	2.0	1.0	1000	$1,499	$1.50	25d	1	0.51mi
1301 E Columbus Dr Unit 1 Tampa, FL	1.0	1.0	750	$1,995	$2.66	25d	1	0.51mi
1003 E Columbus Dr Tampa, FL	2.0	1.0	1160	$1,795	$1.55	3d	1	0.55mi
1716 E Columbus Dr Unit A Tampa, FL	2.0	1.0	924	$1,800	$1.95	25d	1	0.58mi
1003 E 15th Ave Tampa, FL	1.0	1.0	750	$1,275	$1.70	25d	1	0.59mi
2108 E 22nd Ave Tampa, FL	3.0	3.0	1308	$2,100	$1.61	4d	1	0.62mi
2108 E 22nd Ave Tampa, FL	3.0	3.0	1308	$2,100	$1.61	6d	1	0.62mi
2205 Chipco St Tampa, FL	2.0	1.0	1100	$1,600	$1.45	25d	1	0.66mi
4207 N 13th St Unit A Tampa, FL	2.0	2.0	832	$2,150	$2.58	25d	1	0.68mi
411 E Adalee St Tampa, FL	3.0	1.0	1200	$2,500	$2.08	25d	1	0.69mi
1602 E North Bay St Tampa, FL	3.0	2.0	1200	$2,100	$1.75	25d	1	0.69mi
2006 E Columbus Dr Unit A Tampa, FL	2.0	1.0	896	$1,495	$1.67	3d	1	0.71mi
2104 E Columbus Dr Tampa, FL	3.0	2.0	1231	$1,995	$1.62	25d	1	0.77mi
2104 E Columbus Dr Unit 301 Tampa, FL	3.0	2.0	1083	$2,050	$1.89	25d	1	0.77mi
933 E 11th Ave Tampa, FL	2.0	1.0	904	$1,590	$1.76	25d	1	0.78mi
2214 E 18th Ave Tampa, FL	3.0	2.0	1188	$2,295	$1.93	6d	1	0.78mi

Listing history 15 events

1. 2026-06-21
   days on market $220,000 Active 20 DOM
2. 2026-06-18
   days on market $220,000 Active 17 DOM
3. 2026-06-17
   days on market $220,000 Active 16 DOM
4. 2026-06-16
   days on market $220,000 Active 15 DOM
5. 2026-06-15
   days on market $220,000 Active 14 DOM
6. 2026-06-13
   days on market $220,000 Active 12 DOM
7. 2026-06-13
   days on market $220,000 Active 11 DOM
8. 2026-06-09
   days on market $220,000 Active 8 DOM
9. 2026-06-08
   days on market $220,000 Active 7 DOM
10. 2026-06-07
    days on market $220,000 Active 6 DOM
11. 2026-06-04
    days on market $220,000 Active 3 DOM
12. 2026-06-03
    days on market $220,000 Active 2 DOM
13. 2026-06-02
    remarks 693-char remark
14. 2026-06-02
    remarks 638-char remark
15. 2026-06-02
    listed $220,000 Active 1 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: $2,206 · $184/mo
• Projected year-2 tax: $2,206 · $184/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 ≥107°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: $22,155
• − Mortgage interest: −$12,323
• − Property taxes: −$2,206
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − Depreciation: −$6,400
• Taxable loss: −$3,420
• Est. tax savings @ 24.0%: +$821
• After-tax cash flow: $1,172/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): 16,030
• Household income: $36,975
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 1374.0

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 0.66)
• Race & ethnicity: Black 48% Hispanic / Latino 28% Two or more races 18% White 17% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 8% Cuban 6% Dominican 1%
• Common ancestry: Hispanic 2% Romanian 1% Lithuanian 1%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 24% French/Haitian/Cajun 3% Other Asian/Pacific 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: ▲ 17.43%
• Current HPI: 494.1871
• Rent YoY: ▲ 0.58%
• 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

-20.0% since first listed

6 events — show timeline

• 2026-06-01 Listed $220,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-08 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-25 Price Changed $259,999 Stellar MLS as Distributed by MLS Grid
• 2025-09-19 Price Changed $273,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-29 Listed $275,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+42.6%/yr

Latest (2025): $2,206 · +11.2% YoY. Source: county tax records.