16305 Enclave Village Dr #102 · Tampa, FL 33647

$159,000

2 bd · 2.0 ba · 1,270 sqft · Condo · 142 Days on market

Built 2000 Fair condition $125/sqft · 24% below area Est $210k · 24% under $645/mo HOA · 35% of rent

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• Cash flow +6.2/30.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.2/5.0
• Condition / age +2.2/5.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great long-term investment! Combine, and save, with TB8484177 to start cash flowing day one. Positioned within the gated Promenade at Tampa Palms, this first-floor 2-bedroom, 2-bath condominium offers a functional layout, lake views, and low-maintenance living in one of Tampa’s most established master-planned areas. Inside, the open-concept design connects the living, dining, and kitchen areas, creating a seamless flow for everyday living. Tile flooring runs throughout the main spaces, and the kitchen features stone countertops with direct sightlines into the living area. The split-bedroom layout enhances privacy, with the secondary bedroom and full bath located near the front, while the primary suite sits toward the rear. The primary bedroom includes a walk-in closet and en-suite bath for added convenience. A screened lanai overlooks the lake, providing a quiet outdoor space, and a private storage unit adds practical functionality. Additional features include in-unit laundry, central air conditioning, and assigned parking. Located near Tampa Palms Blvd and Bruce B Downs, this community offers quick access to USF, I-75, shopping, dining, and entertainment, along with community pool amenities. Condo fees include exterior maintenance, water, trash, and recreational facilities—supporting easy ownership.

Key facts

• Open-concept design
• Split-bedroom layout
• Lake views

Tags

• LAKE VIEWS
• OPEN-CONCEPT DESIGN
• TILE FLOORING
• STONE COUNTERTOPS
• SPLIT-BEDROOM LAYOUT
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $159k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-290 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (26.4% below list).
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $117k (26.4% below list) — sets the bar for cash-flow.
• Cap rate 4.1% vs local median 2.8% in Tampa — 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 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: 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.
• Zoned schools: Tampa Palms Elementary School (math 66% / reading 68%, grade B+, #450 of 2,144 statewide, top 22%, 778 students, 46% FRL); Liberty Middle School (math 53% / reading 51%, grade C+, #217 of 571 statewide, top 40%, 1,081 students, 45% FRL); Freedom High School (math 23% / reading 39%, grade F, #429 of 667 statewide, top 65%, 1,837 students, 54% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents soft (-1.2%/yr); 583 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 28d 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 142 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $13k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,046 (26.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 1.16% ✓
• Cap rate: 4.10%
• Cash-on-cash: -7.82%
• DSCR: 0.65
• GRM: 7.2

CMA / ARV

• ARV (median comp): $210,425
• List price: $159,000
• Delta: -21.59%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17114 Carrington Park Dr #207	0.59mi	2/2.0	1,144 (-10%)	0mo	$166,000	$145	56
5125 Palm Springs Blvd #4203	0.46mi	2/2.0	1,089 (-14%)	0mo	$198,000	$182	55
5125 Palm Springs Blvd #4106	0.46mi	2/2.0	1,117 (-12%)	21mo	$209,000	$187	41
16066 Bella Woods Dr	0.64mi	3/2.0 (+1)	1,456 (+15%)	3mo	$405,000	$278	38
8644 Hunters Key Cir	1.46mi	2/2.5	1,184 (-7%)	24mo	$264,000	$223	32
5022 Sterling Manor Dr	1.13mi	3/2.0 (+1)	1,387 (+9%)	29mo	$402,500	$290	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -35.7%
• Equity multiple: -0.11×
• Total profit: $-49,200
• Equity at exit: $23,707

10-year hold

• IRR: -91.9%
• Equity multiple: -0.93×
• Total profit: $-85,741
• Equity at exit: $13,747

Cash invested: $44,520 (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 →

Active competition Active MLS

• For sale now: 1 active · 2 under contract
• Median asking: $199,900 ($184/sqft)
• Median days on market: 27 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -9.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33647

• Home prices YoY: -23.7%
• Rents YoY: -1.2%
• Active inventory: 583
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,840 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$645
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-290

Break-even live

Break-even rent $2,207

Max offer price $117,046

Occupancy floor —

Sensitivity live

Price	-10% $-180	-5% $-235	+0% $-290	+5% $-345	+10% $-400
Rent	-10% $-435	-5% $-363	+0% $-290	+5% $-217	+10% $-145
Rate	-1.0pp $-210	-0.5pp $-249	base $-290	+0.5pp $-331	+1.0pp $-373

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: $39,750
• Closing costs: $4,770
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16303 Enclave Village Dr #103 Tampa, FL	2.0	2.0	1270	$1,900	$1.50	25d	1	0.04mi
16253 Enclave Village Dr Tampa, FL	2.0	2.0	1283	$1,595	$1.24	64d	1	0.04mi
16310 Fairford Palms Ct Tampa, FL	2.0	2.5	1526	$2,000	$1.31	30d	1	0.25mi
7970 Tampa Palms Blvd Tampa, FL	1.0–2.0	1.0–2.0	1417	$2,225	$1.57	7d	4	0.29mi
6212 Ashbury Palms Dr Tampa, FL	3.0	2.5	1764	$2,175	$1.23	9d	1	0.33mi
6000 Compton Estates Way Tampa, FL	1.0–3.0	1.0–2.0	1240	$1,675	$1.35	25d	4	0.33mi
16314 Worchester Palms Ct Tampa, FL	3.0	2.5	1526	$2,099	$1.38	34d	1	0.38mi
17108 Carrington Park Dr #707 Tampa, FL	2.0	2.0	1144	$1,680	$1.47	28d	1	0.43mi
16317 Newbury Palms Ct Tampa, FL	3.0	2.5	1764	$2,300	$1.30	7d	1	0.45mi
16322 Parkstone Palms Ct Tampa, FL	3.0	2.5	1764	$2,400	$1.36	46d	1	0.47mi
17101 Carrington Park Dr #415 Tampa, FL	3.0	2.0	1336	$1,850	$1.38	12d	1	0.47mi
16616 Palm Royal Dr Tampa, FL	1.0–4.0	1.0–2.0	1345	$1,968	$1.46	7d	22	0.48mi
17110 Carrington Park Dr Tampa, FL	1.0–2.0	1.0–2.0	906	$1,800	$1.99	54d	2	0.48mi
17110 Carrington Park Dr #832 Tampa, FL	2.0	2.0	1032	$1,650	$1.60	7d	1	0.48mi
17110 Carrington Park Dr Tampa, FL	1.0	1.0	892	$1,230	$1.38	28d	1	0.48mi
17110 Carrington Park Dr #832 Tampa, FL	2.0	2.0	1032	$1,800	$1.74	29d	1	0.48mi
5125 Palm Springs Blvd Tampa, FL	1.0–3.0	1.0–2.0	1071	$1,698	$1.58	54d	7	0.53mi
5125 Palm Springs Blvd Tampa, FL	1.0–3.0	1.0–2.0	929	$1,698	$1.83	67d	7	0.53mi
5125 Palm Springs Blvd Tampa, FL	2.0	2.0	1103	$1,762	$1.60	9d	2	0.53mi
5125 Palm Springs Blvd Tampa, FL	2.0	2.0	1103	$1,840	$1.67	7d	2	0.53mi
5125 Palm Springs Blvd Tampa, FL	2.0–3.0	2.0	1179	$1,525	$1.29	22d	5	0.53mi
5125 Palm Springs Blvd Tampa, FL	2.0–3.0	2.0	1193	$1,795	$1.50	12d	1	0.53mi
17220 Heart of Palms Dr Tampa, FL	1.0–3.0	1.0–2.0	1172	$1,852	$1.58	7d	46	1.09mi
17200 Madison Green Dr Tampa, FL	2.0–3.0	2.0	1046	$1,444	$1.38	7d	14	1.12mi
8532 Hunters Key Cir Tampa, FL	2.0	3.0	1184	$1,995	$1.68	73d	1	1.31mi
8563 Hunters Key Cir Tampa, FL	2.0	2.5	1184	$1,695	$1.43	29d	1	1.36mi
7206 Ridgeport Dr Tampa, FL	3.0	2.0	1811	$2,700	$1.49	73d	1	1.45mi
8648 Hunters Key Cir Tampa, FL	2.0	1.5	1152	$1,750	$1.52	48d	1	1.46mi

HOA detail $645/mo · $7,740/yr condo

• Likely covers: watertrashexterior maint.poolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   pricedays on market $159,000 Active 142 DOM
2. 2026-08-06
   days on market $165,000 Active 140 DOM
3. 2026-08-05
   days on market $165,000 Active 139 DOM
4. 2026-08-04
   days on market $165,000 Active 138 DOM
5. 2026-08-03
   days on market $165,000 Active 137 DOM
6. 2026-07-31
   days on market $165,000 Active 134 DOM
7. 2026-07-30
   days on market $165,000 Active 132 DOM
8. 2026-07-28
   days on market $165,000 Active 131 DOM
9. 2026-07-26
   days on market $165,000 Active 129 DOM
10. 2026-07-24
    days on market $165,000 Active 127 DOM
11. 2026-07-23
    days on market $165,000 Active 126 DOM
12. 2026-07-22
    days on market $165,000 Active 125 DOM
13. 2026-07-21
    days on market $165,000 Active 124 DOM
14. 2026-07-20
    days on market $165,000 Active 123 DOM
15. 2026-07-18
    days on market $165,000 Active 120 DOM
16. 2026-07-16
    days on market $165,000 Active 119 DOM
17. 2026-07-15
    days on market $165,000 Active 118 DOM
18. 2026-07-13
    days on market $165,000 Active 116 DOM
19. 2026-07-13
    days on market $165,000 Active 115 DOM
20. 2026-07-11
    days on market $165,000 Active 114 DOM
21. 2026-07-10
    days on market $165,000 Active 113 DOM
22. 2026-07-09
    days on market $165,000 Active 112 DOM
23. 2026-07-07
    days on market $165,000 Active 110 DOM
24. 2026-07-06
    days on market $165,000 Active 109 DOM
25. 2026-07-06
    days on market $165,000 Active 108 DOM
26. 2026-07-05
    days on market $165,000 Active 107 DOM
27. 2026-07-03
    days on market $165,000 Active 106 DOM
28. 2026-07-02
    days on market $165,000 Active 105 DOM
29. 2026-07-01
    days on market $165,000 Active 104 DOM
30. 2026-06-30
    days on market $165,000 Active 103 DOM
31. 2026-06-29
    days on market $165,000 Active 102 DOM
32. 2026-06-28
    days on market $165,000 Active 101 DOM
33. 2026-06-27
    days on market $165,000 Active 100 DOM
34. 2026-06-26
    days on market $165,000 Active 99 DOM
35. 2026-06-24
    days on market $165,000 Active 97 DOM
36. 2026-06-22
    days on market $165,000 Active 95 DOM
37. 2026-06-21
    days on market $165,000 Active 94 DOM
38. 2026-06-18
    days on market $165,000 Active 91 DOM
39. 2026-06-17
    pricedays on market $165,000 Active 90 DOM
40. 2026-06-16
    days on market $172,000 Active 89 DOM
41. 2026-06-15
    days on market $172,000 Active 88 DOM
42. 2026-06-13
    days on market $172,000 Active 86 DOM
43. 2026-06-13
    days on market $172,000 Active 85 DOM
44. 2026-06-09
    days on market $172,000 Active 82 DOM
45. 2026-06-08
    days on market $172,000 Active 81 DOM
46. 2026-06-07
    days on market $172,000 Active 80 DOM
47. 2026-06-04
    days on market $172,000 Active 77 DOM
48. 2026-06-03
    days on market $172,000 Active 76 DOM
49. 2026-06-02
    days on market $172,000 Active 75 DOM
50. 2026-06-01
    days on market $172,000 Active 74 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 27 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: $22,084
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − HOA: −$7,740
• − Depreciation: −$4,625
• Taxable loss: −$5,901
• Est. tax savings @ 24.0%: +$1,416
• After-tax cash flow: $-2,063/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab Est. rehab $31,750–$57,150 screening

This property requires moderate renovations to improve its curb appeal and interior aesthetics, enhancing both resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — Dated appearance
• Moderate Bathtubs and sinks — Dated appearance
• Minor Paint — Slight wear

Value-add opportunities

• Both Painting — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Both Kitchen and bathroom updates — Modernizes spaces and increases appeal ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Tampa Palms Elementary School B+ FL #450/2,144 Nat'l #4,366/41,679 Middle Liberty Middle School C+ FL #217/571 Nat'l #3,033/14,009 High Freedom High School F FL #429/667 Nat'l #10,806/17,239

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

B Composite livability gradescore 79/100

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 · 1,607,022 people
• City population: 523,346
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 74,844
• Household income: $109,285
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 43% Hispanic / Latino 20% Asian 16% Black 16% Two or more races 15%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Cuban 2% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Hispanic 1%
• Foreign-born: 27% · Canada, China, Jamaica
• Languages at home: 62% English-only · Spanish 16% Other Indo-European 7% Arabic 4%

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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: ▼ -69.77%
• Current HPI: 225.0483
• Rent YoY: ▼ -1.18%
• Metro: Tampa-St. Petersburg-Clearwater, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

+7.5% since first listed

5 events — show timeline

• 2026-03-19 Listed $172,000 Stellar MLS as Distributed by MLS Grid
• 2021-02-12 Sold (MLS) $150,000 Stellar MLS as Distributed by MLS Grid
• 2021-01-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-12-27 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2020-12-01 Listed $160,000 Stellar MLS as Distributed by MLS Grid