913 E 28th Ave · Tampa, FL 33605

$159,900

3 bd · 2.0 ba · 1,310 sqft · SingleFamily public records · 163 Days on market

Built 1923 5,871 sqft lot

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Why this score? — see what drove the B+ 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 +27.8/30.0
• Appreciation +10.0/10.0
• DSCR +9.8/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks

One or more photo(s) has been virtually staged. Calling All Investors, We welcome you to historic Ybor Heights! This charming three-bedroom, two-bath craftsman bungalow offers the perfect opportunity to restore a piece of Tampa’s history. The home features updated windows, which are currently boarded, but they are newer and in-tact. The interior has been gutted and partially renovated, ready for your finishing touches to bring your vision to life. Situated on a spacious privacy fenced lot surrounded by majestic bamboo and a mature avocado tree, the property offers a tranquil and private feel in the heart of the city. A large concrete pad in the backyard provides endless possibilities&

Key facts

• Large concrete pad
• Updated windows
• Mature avocado tree

Tags

• HISTORIC YBOR HEIGHTS
• UPDATED WINDOWS
• SPACIOUS PRIVACY FENCED LOT
• MAJESTIC BAMBOO
• MATURE AVOCADO TREE
• LARGE CONCRETE PAD

Property features AI

Finance

• Other: Living area approximately 1,310 sq ft (public records); Building area approximately 1,598 sq ft; Lot roughly 0.13 acre (about 57 x 103); Vegetation includes bamboo and fruit trees; Road surface: asphalt; Zoning: RS-50

Exterior

• Parking: Covered parking; Driveway; Portico; 1-car carport
• Utilities: Private water source; Public sewer; Cable available; Electricity available; Sewer connected; Water connected
• Home design: Single family residence; One story; Northwest-facing entry
• Construction: Asbestos and frame construction; Shingle roof; Crawlspace foundation; Built on one level
• Exterior features: Front porch; Patio; Sidewalk; Wood fencing; Level lot; Paved lot; Located in city limits; Historic district

Interior

• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Living room/dining room combo; Split bedroom floor plan; Great room; Inside utility
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% 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; 187 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 $2,284/mo this rent would consume 74% 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 $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 19y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1923 — 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 $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.43% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.07%
• DSCR: 1.58
• GRM: 5.8

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: 32.7%
• Equity multiple: 3.52×
• Total profit: $112,876
• Equity at exit: $144,051

10-year hold

• IRR: 27.3%
• Equity multiple: 7.66×
• Total profit: $298,340
• Equity at exit: $310,651

Cash invested: $44,772 (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: 187
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,284 high
• Mortgage (P&I): −$839
• Tax from tax record: −$412 /mo · $4,942/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $488

Break-even live

Break-even rent $1,667

Max offer price $159,900

Occupancy floor 74%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3519 N 10th St Tampa, FL	3.0	2.0	1200	$1,850	$1.54	18d	1	0.11mi
3511 Cone Ct Tampa, FL	3.0	2.0	1256	$2,200	$1.75	5d	1	0.11mi
1006 E 26th Ave Tampa, FL	2.0	1.0	1000	$1,630	$1.63	5d	1	0.13mi
916 E 25th Ave Tampa, FL	3.0	2.0	1525	$2,600	$1.70	11d	1	0.16mi
809 E Baker St Unit A Tampa, FL	3.0	1.0	1083	$2,200	$2.03	24d	1	0.17mi
3411 N 13th St Tampa, FL	3.0	2.0	978	$1,895	$1.94	24d	1	0.29mi
1212 E 25th Ave Tampa, FL	2.0	1.0	1035	$1,490	$1.44	19d	1	0.29mi
3601 N 13th St Tampa, FL	3.0	2.5	1800	$2,550	$1.42	24d	1	0.29mi
1003 E 22nd Ave Tampa, FL	2.0	1.0	1062	$1,639	$1.54	5d	1	0.35mi
515 E Adalee St Tampa, FL	3.0	2.0	1552	$2,650	$1.71	5d	1	0.36mi
1305 E Louise Ave Tampa, FL	3.0	2.0	1384	$2,700	$1.95	24d	1	0.37mi
912 E Saint Clair St Tampa, FL	2.0	1.0	1000	$1,900	$1.90	24d	1	0.38mi
1302 E 21st Ave Tampa, FL	1.0–2.0	1.0–2.0	800	$1,408	$1.76	5d	9	0.45mi
411 E Adalee St Tampa, FL	3.0	1.0	1200	$2,500	$2.08	24d	1	0.45mi
2825 N Taliaferro Ave Tampa, FL	4.0	2.0	1484	$3,500	$2.36	24d	1	0.49mi
1003 E 19th Ave Unit 1053143P Tampa, FL	4.0	3.0	1614	$4,674	$2.90	3d	1	0.51mi
1515 E 31st Ave Tampa, FL	2.0	1.0	914	$1,500	$1.64	5d	1	0.53mi
309 E Selma Ave Tampa, FL	3.0	2.0	1170	$3,095	$2.65	5d	1	0.54mi
3210 N 16th St Tampa, FL	4.0	2.0	1380	$1,995	$1.45	22d	1	0.55mi
3210 N 16th St Tampa, FL	4.0	2.0	1380	$1,875	$1.36	3d	1	0.55mi
3021 Sanchez St Tampa, FL	3.0	1.0	1300	$2,195	$1.69	24d	1	0.56mi
1504 E 33rd Ave Tampa, FL	3.0	2.0	1108	$2,900	$2.62	24d	1	0.56mi
807 E Genesee St Unit 1/2 Tampa, FL	3.0	2.0	1414	$2,400	$1.70	22d	1	0.57mi
807 E Genesee St Tampa, FL	3.0	2.0	1414	$2,400	$1.70	20d	1	0.57mi
302 E Selma Ave Tampa, FL	3.0	1.0	989	$2,200	$2.22	24d	1	0.58mi
4017 N Seminole Ave Tampa, FL	4.0	1.0	1104	$1,950	$1.77	24d	1	0.60mi
1520 E 21st Ave Tampa, FL	3.0	2.0	1671	$2,350	$1.41	16d	1	0.61mi
1003 E Columbus Dr Tampa, FL	2.0	1.0	1160	$1,795	$1.55	1d	1	0.65mi
2907 N 15th St Unit D Tampa, FL	3.0	2.0	888	$1,850	$2.08	5d	1	0.65mi
1108 E Chelsea St Tampa, FL	3.0	2.0	1637	$3,250	$1.99	24d	1	0.67mi
1221 E Columbus Dr Tampa, FL	2.0	1.0	1000	$1,499	$1.50	24d	1	0.70mi
503 E Columbus Dr Unit 1 Tampa, FL	2.0	1.5	1000	$2,400	$2.40	24d	1	0.71mi
2810 N 16th St Tampa, FL	2.0	1.0	1066	$2,550	$2.39	12d	1	0.72mi
1602 E North Bay St Tampa, FL	3.0	2.0	1200	$2,100	$1.75	24d	1	0.74mi
418 E Amelia Ave Unit A Tampa, FL	3.0	2.0	1050	$1,800	$1.71	24d	1	0.78mi
1301 E Cayuga St Tampa, FL	3.0	1.5	1216	$2,200	$1.81	24d	1	0.78mi
307 W Woodlawn Ave Tampa, FL	4.0	3.0	1274	$3,095	$2.43	3d	1	0.82mi
1807 E 20th Ave Tampa, FL	3.0	2.0	1131	$2,900	$2.56	24d	1	0.83mi
902 E Curtis St Unit 1 Tampa, FL	2.0	2.0	1325	$3,200	$2.42	18d	1	0.83mi
212 W North Bay St Tampa, FL	3.0	1.0	1065	$2,600	$2.44	3d	1	0.87mi

Listing history 50 events

1. 2026-06-18
   days on market $159,900 Active 163 DOM
2. 2026-06-17
   days on market $159,900 Active 162 DOM
3. 2026-06-16
   days on market $159,900 Active 161 DOM
4. 2026-06-15
   days on market $159,900 Active 160 DOM
5. 2026-06-13
   days on market $159,900 Active 158 DOM
6. 2026-06-13
   days on market $159,900 Active 157 DOM
7. 2026-06-09
   days on market $159,900 Active 154 DOM
8. 2026-06-08
   days on market $159,900 Active 153 DOM
9. 2026-06-07
   days on market $159,900 Active 152 DOM
10. 2026-06-04
    days on market $159,900 Active 149 DOM
11. 2026-06-03
    days on market $159,900 Active 148 DOM
12. 2026-06-02
    days on market $159,900 Active 147 DOM
13. 2026-06-01
    days on market $159,900 Active 146 DOM
14. 2026-05-31
    days on market $159,900 Active 145 DOM
15. 2026-05-27
    status Active
16. 2026-05-27
    price $159,900
17. 2026-04-30
    historical
18. 2026-03-31
    price $165,500
19. 2026-03-12
    status Active
20. 2026-02-12
    historical
21. 2025-11-12
    listed $189,900 Active
22. 2025-10-21
    historical
23. 2025-09-11
    listed $200,000 Active
24. 2023-01-05
    listed $299,900 Active
25. 2022-11-29
    historical
26. 2022-10-11
    listed $299,000 Active
27. 2022-03-22
    soldstatus $230,000
28. 2022-03-14
    soldstatus $217,500 Closed
29. 2022-02-11
    status Pending
30. 2022-01-24
    status Active
31. 2022-01-10
    status Pending
32. 2021-12-15
    listed $249,900 Active
33. 2021-08-23
    soldstatus $195,000
34. 2017-04-20
    soldstatus $149,900
35. 2017-03-26
    status Pending
36. 2017-03-26
    historical
37. 2017-03-24
    price $149,900
38. 2017-03-24
    status Active
39. 2017-01-25
    historical
40. 2016-12-09
    status Active
41. 2016-11-22
    historical
42. 2016-11-07
    status Active
43. 2016-10-29
    status Pending
44. 2016-10-04
    price $129,900
45. 2016-09-06
    price $139,900
46. 2016-08-09
    status Active
47. 2016-08-06
    historical Active with Contract
48. 2016-08-03
    listed $149,900 Active
49. 2016-05-19
    soldstatus $50,000
50. 2016-04-07
    historical

ⓘ 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: $4,942 · $412/mo
• Projected year-2 tax: $4,942 · $412/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,411
• − Mortgage interest: −$8,957
• − Property taxes: −$4,942
• − Insurance: −$800
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − Depreciation: −$4,652
• Taxable income: $3,676
• Est. tax owed @ 24.0%: −$882
• After-tax cash flow: $4,969/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

+10.3% since first listed

49 events — show timeline

• 2026-05-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-27 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $165,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-12 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-21 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-09-11 Listed $200,000 Stellar MLS as Distributed by MLS Grid
• 2023-01-05 Listed $299,900 Stellar MLS as Distributed by MLS Grid
• 2022-11-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-10-11 Listed $299,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-22 Sold (Public Records) $230,000 Public Records
• 2022-03-14 Sold (MLS) $217,500 Stellar MLS as Distributed by MLS Grid
• 2022-02-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-01-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-01-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-15 Listed $249,900 Stellar MLS as Distributed by MLS Grid
• 2021-08-23 Sold (Public Records) $195,000 Public Records
• 2017-04-20 Sold (Public Records) $149,900 Public Records
• 2017-03-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-03-26 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-03-24 Price Changed $149,900 Stellar MLS as Distributed by MLS Grid
• 2017-03-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-01-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-12-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-11-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-11-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-10-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-10-04 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2016-09-06 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2016-08-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-08-06 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-08-03 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2016-05-19 Sold (Public Records) $50,000 Public Records
• 2016-04-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-03-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-03-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-03-21 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2014-04-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-11-04 Listed $24,900 Stellar MLS as Distributed by MLS Grid
• 2008-07-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-03-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-03-06 Listed $93,500 Stellar MLS as Distributed by MLS Grid
• 2007-09-05 Listed $93,500 Stellar MLS as Distributed by MLS Grid
• 2007-07-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-03-07 Listed $117,000 Stellar MLS as Distributed by MLS Grid
• 2006-11-30 Sold (Public Records) $160,000 Public Records
• 2005-09-23 Sold (Public Records) $145,000 Public Records

Property tax history

+15.9%/yr

Latest (2025): $4,942 · +6.2% YoY. Source: county tax records.