1402 E 28th Ave · Tampa, FL 33605

$289,900

5 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 127 Days on market

Built 1955 3,690 sqft lot

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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).

• Cash flow +11.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This spacious 4-bedroom, 2-bath home offers a smart, functional layout just minutes from The Heights and Historic Ybor City. The first floor features one bedroom and a full bath, perfect for guests or a home office, while three additional bedrooms and a full bath are located upstairs for added privacy. Tile and laminate flooring run throughout the home, keeping maintenance simple and everyday living comfortable. The open, generous floor plan provides plenty of room to spread out, entertain, or work from home. Outside, a large lot offers endless possibilities—room to relax, garden, or create your ideal outdoor space. Conveniently located near dining, nightlife, and major roadways, this home delivers space, flexibility, and a prime Tampa location.

Key facts

• Large lot
• Prime tampa location
• 3,690 sq ft lot

Tags

• LARGE LOT
• OPEN GENEROUS FLOOR PLAN
• PRIME TAMPA LOCATION

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (16.3% below list).
• Recommended offer: $243k (16.3% 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; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 $2,428/mo this rent would consume 79% 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 $31k of equity ($2k loan paydown + $29k appreciation (10.0% local appreciation)).
• Hillsborough County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 14y ago; this cycle's ask has dropped $35k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; list at $290k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $242,785 (16.3% 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 127 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 5.94%
• Cash-on-cash: -1.26%
• DSCR: 0.94
• GRM: 10.0

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: 22.6%
• Equity multiple: 2.81×
• Total profit: $146,710
• Equity at exit: $261,165

10-year hold

• IRR: 19.7%
• Equity multiple: 6.25×
• Total profit: $425,796
• Equity at exit: $563,212

Cash invested: $81,172 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,428 high
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,348/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-85

Break-even live

Break-even rent $2,536

Max offer price $277,538

Occupancy floor 99%

Sensitivity live

Price	-10% $115	-5% $15	+0% $-85	+5% $-186	+10% $-286
Rent	-10% $-277	-5% $-181	+0% $-85	+5% $10	+10% $106
Rate	-1.0pp $61	-0.5pp $-12	base $-85	+0.5pp $-161	+1.0pp $-237

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3210 N 16th St Tampa, FL	4.0	2.0	1380	$1,875	$1.36	4d	1	0.25mi
3210 N 16th St Tampa, FL	4.0	2.0	1380	$1,875	$1.36	0d	1	0.25mi
3210 N 16th St Tampa, FL	4.0	2.0	1380	$1,995	$1.45	23d	1	0.25mi
2825 N Taliaferro Ave Tampa, FL	4.0	2.0	1484	$3,500	$2.36	25d	1	0.69mi
2002 E 18th Ave Tampa, FL	4.0	2.0	1084	$2,400	$2.21	6d	1	0.72mi
4017 N Seminole Ave Tampa, FL	4.0	1.0	1104	$1,950	$1.77	25d	1	0.88mi
2607 Lindell Ave Tampa, FL	4.0	2.0	1448	$2,395	$1.65	4d	1	0.90mi
1608 E New Orleans Ave Tampa, FL	4.0	2.0	1254	$1,895	$1.51	16d	1	1.00mi
307 W Woodlawn Ave Tampa, FL	4.0	3.0	1274	$3,095	$2.43	4d	1	1.18mi
2807 N Highland Ave Tampa, FL	4.0	2.0	1312	$3,128	$2.38	6d	1	1.21mi
4501 N Highland Ave Unit Main House Tampa, FL	4.0	2.0	1500	$3,300	$2.20	17d	1	1.30mi
3111 E Cayuga St Tampa, FL	4.0	2.0	1315	$2,250	$1.71	25d	1	1.39mi
3212 E Emma St Tampa, FL	4.0	2.0	1332	$2,300	$1.73	4d	1	1.44mi

Listing history 50 events

1. 2026-06-07
   statusdays on market $289,900 Pending 127 DOM
2. 2026-06-04
   days on market $289,900 Active 126 DOM
3. 2026-06-03
   days on market $289,900 Active 125 DOM
4. 2026-06-02
   days on market $289,900 Active 124 DOM
5. 2026-06-01
   days on market $289,900 Active 123 DOM
6. 2026-05-31
   days on market $289,900 Active 122 DOM
7. 2026-03-31
   status Active 761-char remark

   Show marketing remark (761 chars)

   This spacious 4-bedroom, 2-bath home offers a smart, functional layout just minutes from The Heights and Historic Ybor City. The first floor features one bedroom and a full bath, perfect for guests or a home office, while three additional bedrooms and a full bath are located upstairs for added privacy. Tile and laminate flooring run throughout the home, keeping maintenance simple and everyday living comfortable. The open, generous floor plan provides plenty of room to spread out, entertain, or work from home. Outside, a large lot offers endless possibilities—room to relax, garden, or create your ideal outdoor space. Conveniently located near dining, nightlife, and major roadways, this home delivers space, flexibility, and a prime Tampa location.

8. 2026-03-11
   status Pending 761-char remark

   Show marketing remark (761 chars)

   This spacious 4-bedroom, 2-bath home offers a smart, functional layout just minutes from The Heights and Historic Ybor City. The first floor features one bedroom and a full bath, perfect for guests or a home office, while three additional bedrooms and a full bath are located upstairs for added privacy. Tile and laminate flooring run throughout the home, keeping maintenance simple and everyday living comfortable. The open, generous floor plan provides plenty of room to spread out, entertain, or work from home. Outside, a large lot offers endless possibilities—room to relax, garden, or create your ideal outdoor space. Conveniently located near dining, nightlife, and major roadways, this home delivers space, flexibility, and a prime Tampa location.

9. 2026-02-21
   price $299,900 761-char remark

   Show marketing remark (761 chars)

   This spacious 4-bedroom, 2-bath home offers a smart, functional layout just minutes from The Heights and Historic Ybor City. The first floor features one bedroom and a full bath, perfect for guests or a home office, while three additional bedrooms and a full bath are located upstairs for added privacy. Tile and laminate flooring run throughout the home, keeping maintenance simple and everyday living comfortable. The open, generous floor plan provides plenty of room to spread out, entertain, or work from home. Outside, a large lot offers endless possibilities—room to relax, garden, or create your ideal outdoor space. Conveniently located near dining, nightlife, and major roadways, this home delivers space, flexibility, and a prime Tampa location.

10. 2026-01-09
    listed $325,000 Active 761-char remark

    Show marketing remark (761 chars)

    This spacious 4-bedroom, 2-bath home offers a smart, functional layout just minutes from The Heights and Historic Ybor City. The first floor features one bedroom and a full bath, perfect for guests or a home office, while three additional bedrooms and a full bath are located upstairs for added privacy. Tile and laminate flooring run throughout the home, keeping maintenance simple and everyday living comfortable. The open, generous floor plan provides plenty of room to spread out, entertain, or work from home. Outside, a large lot offers endless possibilities—room to relax, garden, or create your ideal outdoor space. Conveniently located near dining, nightlife, and major roadways, this home delivers space, flexibility, and a prime Tampa location.

11. 2021-01-07
    soldstatus $130,000
12. 2021-01-05
    soldstatus $130,000 Sold 90-char remark

    Show marketing remark (90 chars)

    Back on the Market, turn key boarding house 5 rooms all rooms are rented close to bus line

13. 2020-11-19
    status Pending 90-char remark

    Show marketing remark (90 chars)

    Back on the Market, turn key boarding house 5 rooms all rooms are rented close to bus line

14. 2020-11-17
    price $135,000 90-char remark

    Show marketing remark (90 chars)

    Back on the Market, turn key boarding house 5 rooms all rooms are rented close to bus line

15. 2020-11-10
    status Active 90-char remark

    Show marketing remark (90 chars)

    Back on the Market, turn key boarding house 5 rooms all rooms are rented close to bus line

16. 2020-10-27
    status Pending 90-char remark

    Show marketing remark (90 chars)

    Back on the Market, turn key boarding house 5 rooms all rooms are rented close to bus line

17. 2020-10-20
    listed $150,000 Active 90-char remark

    Show marketing remark (90 chars)

    Back on the Market, turn key boarding house 5 rooms all rooms are rented close to bus line

18. 2020-05-05
    historical
19. 2020-05-05
    historical
20. 2020-03-23
    price $109,000
21. 2020-03-23
    price $109,000
22. 2020-03-09
    status Active
23. 2020-03-09
    status Active
24. 2020-02-14
    status Pending
25. 2020-02-14
    status Pending
26. 2020-02-06
    status Active
27. 2020-02-06
    status Active
28. 2020-02-05
    status Pending
29. 2020-02-05
    status Pending
30. 2020-01-22
    price $128,000
31. 2020-01-22
    price $128,000
32. 2020-01-08
    status Active
33. 2020-01-08
    status Active
34. 2020-01-06
    status Pending
35. 2020-01-06
    status Pending
36. 2019-12-27
    status Active
37. 2019-12-27
    status Active
38. 2019-12-13
    status Pending
39. 2019-12-13
    status Pending
40. 2019-11-27
    price $138,000
41. 2019-11-27
    price $138,000
42. 2019-11-14
    price $145,000
43. 2019-11-14
    price $145,000
44. 2019-10-29
    price $160,000
45. 2019-10-29
    price $160,000
46. 2019-10-11
    listed $165,000 Active
47. 2019-10-11
    listed $165,000 Active
48. 2012-06-15
    soldstatus $23,000
49. 2012-01-09
    listed $35,000
50. 1997-07-11
    soldstatus $31,300

ⓘ 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 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: $29,134
• − Mortgage interest: −$16,239
• − Property taxes: −$4,348
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,331
• − Management: −$2,331
• − Depreciation: −$8,433
• Taxable loss: −$5,998
• Est. tax savings @ 24.0%: +$1,439
• After-tax cash flow: $414/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

+520.9% since first listed

45 events — show timeline

• 2026-03-31 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-21 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-09 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2021-01-07 Sold (Public Records) $130,000 Public Records
• 2021-01-05 Sold (MLS) $130,000 Stellar MLS as Distributed by MLS Grid
• 2020-11-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-11-17 Price Changed $135,000 Stellar MLS as Distributed by MLS Grid
• 2020-11-10 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-10-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-10-20 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2020-05-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-05-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-03-23 Price Changed $109,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-23 Price Changed $109,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-03-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-02-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-02-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-02-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-02-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-02-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-02-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-01-22 Price Changed $128,000 Stellar MLS as Distributed by MLS Grid
• 2020-01-22 Price Changed $128,000 Stellar MLS as Distributed by MLS Grid
• 2020-01-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-01-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-01-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-01-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-12-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-12-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-12-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-12-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-11-27 Price Changed $138,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-27 Price Changed $138,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-14 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2019-11-14 Price Changed $145,000 Stellar MLS as Distributed by MLS Grid
• 2019-10-29 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2019-10-29 Price Changed $160,000 Stellar MLS as Distributed by MLS Grid
• 2019-10-11 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2019-10-11 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2012-06-15 Sold (MLS) $23,000 Stellar MLS as Distributed by MLS Grid
• 2012-01-09 Listed $35,000 Stellar MLS as Distributed by MLS Grid
• 1997-07-11 Sold (Public Records) $31,300 Public Records
• 1995-05-05 Sold (Public Records) $48,300 Public Records

Property tax history

-13.9%/yr

Latest (2025): $105 · +0.0% YoY. Source: county tax records.