3505 E Mcberry St · Tampa, FL 33610

$205,000

3 bd · 3.0 ba · 1,252 sqft · SingleFamily public records · 182 Days on market

Built 1926 5,406 sqft lot ↓ 34% 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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL — ENDLESS POTENTIAL! Unlock the opportunity with this home perfectly positioned in a desirable Tampa neighborhood. This property is a true value-add opportunity: bring your TLC, creativity, and design strategy to transform this fixer-upper into a profitable investment. Whether you're planning a flip, rental, or long-term hold, the blank canvas is ready for you to elevate its potential and maximize returns.

Key facts

• 5,406 sq ft lot
• Built 1926
• Listed 181 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $180k (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 falling (-4.7%/yr); 278 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• At $2,220/mo this rent would consume 49% of the median local household income ($54k/yr) (locally 2431% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 182 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.
• Current owner paid $146k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 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 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 7.7

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: -8.9%
• Equity multiple: 0.68×
• Total profit: $-18,191
• Equity at exit: $30,566

10-year hold

• IRR: -4.0%
• Equity multiple: 0.77×
• Total profit: $-13,163
• Equity at exit: $17,725

Cash invested: $57,400 (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 33610

• Home prices YoY: -27.0%
• Rents YoY: -4.7%
• Active inventory: 278
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,220 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$256 /mo · $3,071/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $338

Break-even live

Break-even rent $1,793

Max offer price $205,000

Occupancy floor 80%

Sensitivity live

Price	-10% $454	-5% $396	+0% $338	+5% $280	+10% $222
Rent	-10% $162	-5% $250	+0% $338	+5% $425	+10% $513
Rate	-1.0pp $441	-0.5pp $390	base $338	+0.5pp $284	+1.0pp $230

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3205 E Shadowlawn Ave Tampa, FL	4.0	2.0	1293	$2,550	$1.97	0d	1	0.19mi
3706 E Shadowlawn Ave Tampa, FL	3.0	1.0	1080	$1,950	$1.81	11d	1	0.22mi
3413 E Louisiana Ave #2 Tampa, FL	3.0	2.5	1489	$2,500	$1.68	25d	1	0.23mi
5203 N 39th St Tampa, FL	4.0	2.0	1600	$2,100	$1.31	3d	1	0.31mi
3001 E McBerry St Tampa, FL	3.0	2.0	1118	$1,945	$1.74	5d	1	0.32mi
3910 E Ellicott St Tampa, FL	2.0	1.0	950	$1,800	$1.89	25d	1	0.38mi
3022 Deleuil Ave Tampa, FL	3.0	2.0	1053	$1,850	$1.76	20d	1	0.45mi
3212 E Emma St Tampa, FL	4.0	2.0	1332	$2,300	$1.73	4d	1	0.51mi
3111 E Cayuga St Tampa, FL	4.0	2.0	1315	$2,250	$1.71	25d	1	0.51mi
4501 N 39th St Tampa, FL	4.0	1.0	1072	$1,595	$1.49	22d	1	0.56mi
2615 E Curtis St Tampa, FL	3.0	2.0	1572	$1,850	$1.18	21d	1	0.63mi
3409 E Paris St Tampa, FL	4.0	2.0	1375	$2,400	$1.75	25d	1	0.65mi
4303 N 30th St Tampa, FL	3.0	2.0	1260	$3,200	$2.54	2d	1	0.66mi
3724 E 38th Ave Tampa, FL	3.0	2.0	1188	$1,895	$1.60	25d	1	0.69mi
3002 E 38th Ave Tampa, FL	3.0	2.0	1413	$2,600	$1.84	25d	1	0.71mi
3705 E North Bay St Tampa, FL	3.0	2.0	969	$1,850	$1.91	4d	1	0.74mi
4204 N 29th St Tampa, FL	3.0	1.0	957	$1,800	$1.88	25d	1	0.81mi
3001 E Jean St Tampa, FL	3.0	2.0	999	$1,695	$1.70	25d	1	0.82mi
3624 E Fern St Tampa, FL	4.0	2.0	1235	$2,690	$2.18	25d	1	0.84mi
5541 N 22nd St Tampa, FL	1.0–2.0	1.0–2.0	798	$1,950	$2.44	0d	27	0.87mi
3411 E Lambright St Tampa, FL	3.0	1.5	1134	$1,950	$1.72	22d	1	0.89mi
3716 N 31st St Tampa, FL	3.0	2.0	1200	$1,895	$1.58	5d	1	0.98mi
2224 E Hanna Ave Tampa, FL	3.0	2.0	1630	$2,166	$1.33	0d	1	1.03mi
2007 E Henry Ave Tampa, FL	2.0	2.0	1278	$2,250	$1.76	25d	1	1.03mi
2016 E Clifton St Unit A Tampa, FL	3.0	2.0	1250	$2,249	$1.80	25d	1	1.03mi
2607 Lindell Ave Tampa, FL	4.0	2.0	1448	$2,395	$1.65	3d	1	1.06mi
3507 E 29th Ave Tampa, FL	3.0	2.0	928	$1,700	$1.83	25d	1	1.13mi
4007 E Pocahontas Ave Tampa, FL	3.0	1.0	1100	$2,100	$1.91	25d	1	1.15mi
2610 E Lake Ave Tampa, FL	3.0	2.0	1698	$2,250	$1.33	3d	1	1.16mi
1711 E New Orleans Ave Tampa, FL	3.0	2.0	1136	$2,250	$1.98	21d	1	1.18mi
4403 N 48th St Tampa, FL	4.0	2.0	1387	$2,500	$1.80	25d	1	1.18mi
3107 Chipco St Tampa, FL	3.0	1.0	1268	$1,799	$1.42	25d	1	1.24mi
4483 Cambio Gardens Ct Tampa, FL	3.0	3.0	1700	$1,282	$0.75	0d	1	1.24mi
6503 N 22nd St Tampa, FL	3.0	2.0	1518	$2,950	$1.94	25d	1	1.24mi
1608 E New Orleans Ave Tampa, FL	4.0	2.0	1254	$1,895	$1.51	15d	1	1.24mi
1709 E Chelsea St Unit F Tampa, FL	2.0	1.0	1041	$1,625	$1.56	24d	1	1.25mi
1517 E Ellicott St Tampa, FL	3.0	2.0	1292	$2,225	$1.72	17d	1	1.25mi
1610 E Powhatan Ave Tampa, FL	3.0	2.0	1188	$3,250	$2.74	25d	1	1.30mi
3011 E Flora St Tampa, FL	4.0	2.0	1852	$2,200	$1.19	25d	1	1.32mi
3511 Bishop Eddie Newkirk Way Tampa, FL	3.0	1.0	1056	$1,800	$1.70	11d	1	1.37mi

Listing history 32 events

1. 2026-06-18
   days on market $205,000 Active 182 DOM
2. 2026-06-17
   days on market $205,000 Active 181 DOM
3. 2026-06-16
   days on market $205,000 Active 180 DOM
4. 2026-06-15
   days on market $205,000 Active 179 DOM
5. 2026-06-13
   days on market $205,000 Active 177 DOM
6. 2026-06-13
   days on market $205,000 Active 176 DOM
7. 2026-06-09
   days on market $205,000 Active 173 DOM
8. 2026-06-08
   days on market $205,000 Active 172 DOM
9. 2026-06-07
   days on market $205,000 Active 171 DOM
10. 2026-06-04
    days on market $205,000 Active 168 DOM
11. 2026-06-03
    days on market $205,000 Active 167 DOM
12. 2026-06-02
    days on market $205,000 Active 166 DOM
13. 2026-06-01
    days on market $205,000 Active 165 DOM
14. 2026-05-31
    days on market $205,000 Active 164 DOM
15. 2025-12-13
    listed $205,000 Active 433-char remark

    Show marketing remark (433 chars)

    INVESTOR SPECIAL — ENDLESS POTENTIAL! Unlock the opportunity with this home perfectly positioned in a desirable Tampa neighborhood. This property is a true value-add opportunity: bring your TLC, creativity, and design strategy to transform this fixer-upper into a profitable investment. Whether you're planning a flip, rental, or long-term hold, the blank canvas is ready for you to elevate its potential and maximize returns.

16. 2025-01-15
    soldstatus $146,000 Closed 885-char remark

    Show marketing remark (885 chars)

    please submit highest and best by 1/1/2025 , non-assignable. INVESTOR SPECIAL !! This 3-bedroom, 1-bathroom home offers incredible potential with some TLC! Located in a desirable Tampa neighborhood, this fixer-upper features a newer roof (2022) and has updated plumbing and electrical, providing a solid foundation for your renovation plans. The home is ready for a makeover, allowing you to personalize every detail and increase its value. Whether you’re an investor looking for a project or a homeowner eager to create your dream space, this property offers endless possibilities. Enjoy the convenience of being close to local shops, restaurants, parks, and downtown Tampa. With some vision and effort, this home could be transformed into something truly special! Don’t miss out on this fantastic opportunity – schedule your showing today! cash or hardmoney only .

17. 2025-01-15
    soldstatus $146,000

    Show marketing remark (885 chars)

    please submit highest and best by 1/1/2025 , non-assignable. INVESTOR SPECIAL !! This 3-bedroom, 1-bathroom home offers incredible potential with some TLC! Located in a desirable Tampa neighborhood, this fixer-upper features a newer roof (2022) and has updated plumbing and electrical, providing a solid foundation for your renovation plans. The home is ready for a makeover, allowing you to personalize every detail and increase its value. Whether you’re an investor looking for a project or a homeowner eager to create your dream space, this property offers endless possibilities. Enjoy the convenience of being close to local shops, restaurants, parks, and downtown Tampa. With some vision and effort, this home could be transformed into something truly special! Don’t miss out on this fantastic opportunity – schedule your showing today! cash or hardmoney only .

18. 2025-01-04
    status Pending 885-char remark

    Show marketing remark (885 chars)

    please submit highest and best by 1/1/2025 , non-assignable. INVESTOR SPECIAL !! This 3-bedroom, 1-bathroom home offers incredible potential with some TLC! Located in a desirable Tampa neighborhood, this fixer-upper features a newer roof (2022) and has updated plumbing and electrical, providing a solid foundation for your renovation plans. The home is ready for a makeover, allowing you to personalize every detail and increase its value. Whether you’re an investor looking for a project or a homeowner eager to create your dream space, this property offers endless possibilities. Enjoy the convenience of being close to local shops, restaurants, parks, and downtown Tampa. With some vision and effort, this home could be transformed into something truly special! Don’t miss out on this fantastic opportunity – schedule your showing today! cash or hardmoney only .

19. 2024-12-29
    price $149,990 885-char remark

    Show marketing remark (885 chars)

    please submit highest and best by 1/1/2025 , non-assignable. INVESTOR SPECIAL !! This 3-bedroom, 1-bathroom home offers incredible potential with some TLC! Located in a desirable Tampa neighborhood, this fixer-upper features a newer roof (2022) and has updated plumbing and electrical, providing a solid foundation for your renovation plans. The home is ready for a makeover, allowing you to personalize every detail and increase its value. Whether you’re an investor looking for a project or a homeowner eager to create your dream space, this property offers endless possibilities. Enjoy the convenience of being close to local shops, restaurants, parks, and downtown Tampa. With some vision and effort, this home could be transformed into something truly special! Don’t miss out on this fantastic opportunity – schedule your showing today! cash or hardmoney only .

20. 2024-12-06
    listed $159,990 Active 885-char remark

    Show marketing remark (885 chars)

    please submit highest and best by 1/1/2025 , non-assignable. INVESTOR SPECIAL !! This 3-bedroom, 1-bathroom home offers incredible potential with some TLC! Located in a desirable Tampa neighborhood, this fixer-upper features a newer roof (2022) and has updated plumbing and electrical, providing a solid foundation for your renovation plans. The home is ready for a makeover, allowing you to personalize every detail and increase its value. Whether you’re an investor looking for a project or a homeowner eager to create your dream space, this property offers endless possibilities. Enjoy the convenience of being close to local shops, restaurants, parks, and downtown Tampa. With some vision and effort, this home could be transformed into something truly special! Don’t miss out on this fantastic opportunity – schedule your showing today! cash or hardmoney only .

21. 2024-12-06
    soldstatus $127,500

    Show marketing remark (885 chars)

    please submit highest and best by 1/1/2025 , non-assignable. INVESTOR SPECIAL !! This 3-bedroom, 1-bathroom home offers incredible potential with some TLC! Located in a desirable Tampa neighborhood, this fixer-upper features a newer roof (2022) and has updated plumbing and electrical, providing a solid foundation for your renovation plans. The home is ready for a makeover, allowing you to personalize every detail and increase its value. Whether you’re an investor looking for a project or a homeowner eager to create your dream space, this property offers endless possibilities. Enjoy the convenience of being close to local shops, restaurants, parks, and downtown Tampa. With some vision and effort, this home could be transformed into something truly special! Don’t miss out on this fantastic opportunity – schedule your showing today! cash or hardmoney only .

22. 2024-11-21
    soldstatus $70,000
23. 2024-11-07
    price $175,000
24. 2024-10-15
    price $239,999
25. 2024-10-01
    listed $249,999 Active
26. 2023-11-22
    historical
27. 2023-09-14
    price $285,000
28. 2023-08-31
    status Active
29. 2023-08-22
    status Pending
30. 2023-08-01
    price $299,000
31. 2023-07-07
    price $300,000
32. 2023-05-23
    listed $310,000 Active

ⓘ 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: $3,071 · $256/mo
• Projected year-2 tax: $3,071 · $256/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $26,642
• − Mortgage interest: −$11,483
• − Property taxes: −$3,071
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,131
• − Management: −$2,131
• − Depreciation: −$5,964
• Taxable income: $837
• Est. tax owed @ 24.0%: −$201
• After-tax cash flow: $3,850/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): 46,587
• Household income: $54,209
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 2431.0

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 0.62)
• Race & ethnicity: Black 55% Hispanic / Latino 22% White 17% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Cuban 6%
• Common ancestry: Hispanic 2% Romanian 1% Slovak 1%
• Foreign-born: 18% · Canada
• Languages at home: 75% English-only · Spanish 18% 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: ▼ -158.81%
• Current HPI: 428.9741
• Rent YoY: ▼ -4.72%
• 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

-33.9% since first listed

18 events — show timeline

• 2025-12-13 Listed $205,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-15 Sold (Public Records) $146,000 Public Records
• 2025-01-15 Sold (MLS) $146,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-12-29 Price Changed $149,990 Stellar MLS as Distributed by MLS Grid
• 2024-12-06 Sold (Public Records) $127,500 Public Records
• 2024-12-06 Listed $159,990 Stellar MLS as Distributed by MLS Grid
• 2024-11-21 Sold (Public Records) $70,000 Public Records
• 2024-11-07 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-15 Price Changed $239,999 Stellar MLS as Distributed by MLS Grid
• 2024-10-01 Listed $249,999 Stellar MLS as Distributed by MLS Grid
• 2023-11-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-09-14 Price Changed $285,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-31 Relisted — Stellar MLS as Distributed by MLS Grid
• 2023-08-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-08-01 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-07 Price Changed $300,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-23 Listed $310,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+40.8%/yr

Latest (2025): $3,071 · +40.3% YoY. Source: county tax records.