4036 Angel Oak Ct #104 · University, FL 33613

$144,800

2 bd · 2.0 ba · 912 sqft · Condo public records · 188 Days on market

Built 1990 $395/mo HOA · 25% 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).

• Cash flow +11.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A fantastic opportunity! This 2-bedroom, 2-bathroom ground-floor, corner unit condo won't last long! This spacious unit welcomes you inside from the moment you enter the screened-in front porch. Once you enter, you are greeted by an open large living room with a fireplace and guided into the kitchen where you will find a breakfast bar and a layout perfect for entertaining family and friends. The master bedroom features a large walk-in closet and a master bathroom with a shower/tub combination, and a vanity with a gorgeous granite countertop. The second bedroom is also spacious and presently set up as an office space perfect for working from home. The second bathroom also features a shower/tub combination and a vanity with a granite countertop as well. The back porch steals the show with a tall privacy fence to enjoy a little alone time in the fresh Florida air! With a large sliding glass door to the living room, this space is great for hosting a backyard BBQ! North Oaks is a desirable community in Tampa Bay, in this well-established community you will enjoy access to the community pool, sports courts, and live a maintenance-free lifestyle with all of the community amenities! Only a 5-minute drive to the University of South Florida, 10-minutes away from Busch Gardens, Adventure Island, The Museum of Science, and less than 30 minutes from Downtown Tampa, Tampa International Airport, University of Tampa, Raymond James Stadium (home of Superbowl Champions, the Tampa Bay Buccanneers!), and less than an hour from World Famous Florida Beaches like Clearwater & St. Petersburg! Nearby you will enjoy easy access to great shopping, dining, endless entertainment options, and so much more! Tampa is truly a great place to live and here you will be able to enjoy everything that it has to offer!

Key facts

• Tennis courts
• $395 HOA
• Community pool

Tags

• PRIVATE FENCED-IN OUTDOOR AREA
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $-39 ($-466/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (4.7% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $127k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 3.8% in University — 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 85/100 on livability (#28 in FL, #603 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• 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: Chiles Elementary School (math 81% / reading 78%, grade A, #116 of 2,144 statewide, top 6%, 875 students, 37% 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).
• Market conditions: Rents soft (-0.7%/yr); 110 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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).
• This rent runs 44% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 188 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $122k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,424 (12.0% 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 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.10% ✓
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 7.5

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: -22.5%
• Equity multiple: 0.25×
• Total profit: $-30,417
• Equity at exit: $21,590

10-year hold

• IRR: -32.1%
• Equity multiple: -0.16×
• Total profit: $-46,941
• Equity at exit: $12,520

Cash invested: $40,544 (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 33613

• Rents YoY: -0.7%
• Active inventory: 110
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,600 high
• Mortgage (P&I): −$759
• Tax from tax record: −$88 /mo · $1,058/yr
• Insurance: −$60
• HOA: −$395
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-39

Break-even live

Break-even rent $1,649

Max offer price $137,938

Occupancy floor 97%

Sensitivity live

Price	-10% $43	-5% $2	+0% $-39	+5% $-80	+10% $-121
Rent	-10% $-165	-5% $-102	+0% $-39	+5% $24	+10% $88
Rate	-1.0pp $34	-0.5pp $-2	base $-39	+0.5pp $-76	+1.0pp $-115

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: $36,200
• Closing costs: $4,344
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14854 Alcorine Pl Lutz, FL	1.0–2.0	1.0–2.0	985	$2,350	$2.39	1d	14	0.10mi
14733 Norwood Oaks Dr #201 Tampa, FL	2.0	2.0	912	$1,800	$1.97	4d	1	0.11mi
4022 Tumble Wood Trl #201 Tampa, FL	2.0	2.0	912	$1,595	$1.75	26d	1	0.13mi
14628 N 43rd St Tampa, FL	2.0	1.0	700	$1,600	$2.29	6d	1	0.16mi
14610 N 42nd St Unit 211 Tampa, FL	2.0	1.5	900	$1,250	$1.39	26d	1	0.19mi
14610 N 42nd St Unit 220 Tampa, FL	2.0	1.5	900	$1,175	$1.31	26d	1	0.19mi
14618 N 43rd St Tampa, FL	2.0	1.0	700	$1,550	$2.21	6d	1	0.19mi
14610 42nd St Tampa, FL	2.0	1.5–2.0	925	$1,212	$1.31	18d	5	0.19mi
4003 Nestle Oaks Pl Tampa, FL	2.0	2.0	921	$1,399	$1.52	26d	1	0.19mi
3944 Tumble Wood Trl #101 Tampa, FL	2.0	2.0	912	$1,300	$1.43	19d	1	0.20mi
14976 Osprey Nest Loop Lutz, FL	1.0–3.0	1.0–2.0	1088	$2,151	$1.98	0d	18	0.22mi
14608 N 43rd St Tampa, FL	1.0–2.0	1.0	751	$1,400	$1.86	25d	5	0.23mi
14627 Grenadine Dr Tampa, FL	1.0–2.0	1.0–2.0	894	$1,780	$1.99	0d	58	0.24mi
14607 Pine Glen Cir Lutz, FL	2.0	1.0	930	$1,625	$1.75	26d	1	0.38mi
14555 Bruce B Downs Blvd Tampa, FL	1.0–2.0	1.0–2.0	896	$1,850	$2.06	3d	11	0.38mi
14470 Reuter Strasse Cir Unit 3 Tampa, FL	2.0	2.0	1011	$1,600	$1.58	26d	1	0.41mi
14468 Reuter Strasse Cir #508 Tampa, FL	2.0	2.0	973	$1,600	$1.64	16d	1	0.41mi
14468 Reuter Strasse Cir #503 Tampa, FL	2.0	2.0	973	$1,500	$1.54	26d	1	0.41mi
14454 Reuter Strasse Cir #703 Tampa, FL	1.0	1.0	1007	$1,500	$1.49	25d	1	0.44mi
14414 Reuter Strasse Cir #212 Tampa, FL	2.0	1.5	1098	$1,540	$1.40	26d	1	0.45mi
15501 Bruce B Downs Blvd Tampa, FL	1.0–3.0	1.0–2.0	850	$1,709	$2.01	0d	122	0.45mi
14551 N 46th St Tampa, FL	1.0–3.0	1.0–2.0	900	$1,659	$1.84	0d	20	0.47mi
14416 Hellenic Dr Tampa, FL	1.0–2.0	1.0	810	$1,320	$1.63	3d	7	0.47mi
14501 Caribbean Breeze Dr Tampa, FL	1.0–2.0	1.0–2.0	837	$1,703	$2.03	0d	34	0.48mi
14321 Hanging Moss Cir #101 Tampa, FL	2.0	2.0	912	$1,499	$1.64	26d	1	0.49mi
14317 Hanging Moss Cir #101 Tampa, FL	2.0	2.0	912	$1,550	$1.70	12d	1	0.53mi
14415 Hanging Moss Cir #101 Tampa, FL	2.0	2.0	912	$1,800	$1.97	26d	1	0.53mi
4207 Winding Moss Trl #208 Tampa, FL	2.0	2.0	1083	$1,575	$1.45	26d	1	0.57mi
14201 Cyber Pl Tampa, FL	1.0–3.0	1.0–3.0	1099	$2,068	$1.88	1d	44	0.58mi
14138 Monterey Pines Dr Tampa, FL	1.0–2.0	1.0–2.5	944	$1,875	$1.99	1d	14	0.58mi
14207 Les Palms Cir Tampa, FL	1.0–2.0	1.0	910	$1,475	$1.62	3d	7	0.60mi
3110 Grand Pavilion Dr Tampa, FL	1.0–2.0	1.0–2.0	745	$1,653	$2.22	1d	11	0.71mi
5100 Live Oaks Blvd Tampa, FL	1.0–3.0	1.0–2.0	1155	$1,685	$1.46	0d	192	0.78mi
2866 Somerset Park Dr #202 Tampa, FL	1.0	1.0	832	$1,600	$1.92	26d	1	0.79mi
15210 Amberly Dr Tampa, FL	1.0–3.0	1.0–2.0	1189	$2,095	$1.76	1d	23	0.83mi
15350 Amberly Dr Tampa, FL	1.0–3.0	1.0–2.0	1306	$2,226	$1.70	0d	15	0.84mi
14003 Saulk Ct Tampa, FL	1.0–2.0	1.0–2.0	850	$1,499	$1.76	1d	24	0.84mi
2812 Somerset Park Dr Tampa, FL	1.0–3.0	1.0–2.0	991	$1,362	$1.37	4d	2	0.86mi
2812 Somerset Park Dr Tampa, FL	1.0–3.0	1.0–2.0	991	$1,398	$1.41	15d	2	0.86mi
2830 Somerset Park Dr #201 Tampa, FL	1.0	1.0	742	$1,225	$1.65	26d	1	0.89mi

HOA detail condo

• Monthly dues: $395 · $4,740/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-04-23
   status Pending
2. 2026-03-31
   price $144,800
3. 2026-02-24
   price $149,800
4. 2026-01-25
   price $154,800
5. 2026-01-14
   price $154,900
6. 2025-12-31
   price $159,900
7. 2025-11-12
   price $169,900
8. 2025-10-17
   listed $174,900 Active
9. 2021-08-09
   soldstatus $122,500
10. 2021-07-28
    soldstatus $122,500 Closed 1816-char remark

    Show marketing remark (1816 chars)

    A fantastic opportunity! This 2-bedroom, 2-bathroom ground-floor, corner unit condo won't last long! This spacious unit welcomes you inside from the moment you enter the screened-in front porch. Once you enter, you are greeted by an open large living room with a fireplace and guided into the kitchen where you will find a breakfast bar and a layout perfect for entertaining family and friends. The master bedroom features a large walk-in closet and a master bathroom with a shower/tub combination, and a vanity with a gorgeous granite countertop. The second bedroom is also spacious and presently set up as an office space perfect for working from home. The second bathroom also features a shower/tub combination and a vanity with a granite countertop as well. The back porch steals the show with a tall privacy fence to enjoy a little alone time in the fresh Florida air! With a large sliding glass door to the living room, this space is great for hosting a backyard BBQ! North Oaks is a desirable community in Tampa Bay, in this well-established community you will enjoy access to the community pool, sports courts, and live a maintenance-free lifestyle with all of the community amenities! Only a 5-minute drive to the University of South Florida, 10-minutes away from Busch Gardens, Adventure Island, The Museum of Science, and less than 30 minutes from Downtown Tampa, Tampa International Airport, University of Tampa, Raymond James Stadium (home of Superbowl Champions, the Tampa Bay Buccanneers!), and less than an hour from World Famous Florida Beaches like Clearwater & St. Petersburg! Nearby you will enjoy easy access to great shopping, dining, endless entertainment options, and so much more! Tampa is truly a great place to live and here you will be able to enjoy everything that it has to offer!

11. 2021-06-11
    status Pending 1816-char remark

    Show marketing remark (1816 chars)

    A fantastic opportunity! This 2-bedroom, 2-bathroom ground-floor, corner unit condo won't last long! This spacious unit welcomes you inside from the moment you enter the screened-in front porch. Once you enter, you are greeted by an open large living room with a fireplace and guided into the kitchen where you will find a breakfast bar and a layout perfect for entertaining family and friends. The master bedroom features a large walk-in closet and a master bathroom with a shower/tub combination, and a vanity with a gorgeous granite countertop. The second bedroom is also spacious and presently set up as an office space perfect for working from home. The second bathroom also features a shower/tub combination and a vanity with a granite countertop as well. The back porch steals the show with a tall privacy fence to enjoy a little alone time in the fresh Florida air! With a large sliding glass door to the living room, this space is great for hosting a backyard BBQ! North Oaks is a desirable community in Tampa Bay, in this well-established community you will enjoy access to the community pool, sports courts, and live a maintenance-free lifestyle with all of the community amenities! Only a 5-minute drive to the University of South Florida, 10-minutes away from Busch Gardens, Adventure Island, The Museum of Science, and less than 30 minutes from Downtown Tampa, Tampa International Airport, University of Tampa, Raymond James Stadium (home of Superbowl Champions, the Tampa Bay Buccanneers!), and less than an hour from World Famous Florida Beaches like Clearwater & St. Petersburg! Nearby you will enjoy easy access to great shopping, dining, endless entertainment options, and so much more! Tampa is truly a great place to live and here you will be able to enjoy everything that it has to offer!

12. 2021-06-04
    status Active 1816-char remark

    Show marketing remark (1816 chars)

    A fantastic opportunity! This 2-bedroom, 2-bathroom ground-floor, corner unit condo won't last long! This spacious unit welcomes you inside from the moment you enter the screened-in front porch. Once you enter, you are greeted by an open large living room with a fireplace and guided into the kitchen where you will find a breakfast bar and a layout perfect for entertaining family and friends. The master bedroom features a large walk-in closet and a master bathroom with a shower/tub combination, and a vanity with a gorgeous granite countertop. The second bedroom is also spacious and presently set up as an office space perfect for working from home. The second bathroom also features a shower/tub combination and a vanity with a granite countertop as well. The back porch steals the show with a tall privacy fence to enjoy a little alone time in the fresh Florida air! With a large sliding glass door to the living room, this space is great for hosting a backyard BBQ! North Oaks is a desirable community in Tampa Bay, in this well-established community you will enjoy access to the community pool, sports courts, and live a maintenance-free lifestyle with all of the community amenities! Only a 5-minute drive to the University of South Florida, 10-minutes away from Busch Gardens, Adventure Island, The Museum of Science, and less than 30 minutes from Downtown Tampa, Tampa International Airport, University of Tampa, Raymond James Stadium (home of Superbowl Champions, the Tampa Bay Buccanneers!), and less than an hour from World Famous Florida Beaches like Clearwater & St. Petersburg! Nearby you will enjoy easy access to great shopping, dining, endless entertainment options, and so much more! Tampa is truly a great place to live and here you will be able to enjoy everything that it has to offer!

13. 2021-05-30
    status Pending 1816-char remark

    Show marketing remark (1816 chars)

    A fantastic opportunity! This 2-bedroom, 2-bathroom ground-floor, corner unit condo won't last long! This spacious unit welcomes you inside from the moment you enter the screened-in front porch. Once you enter, you are greeted by an open large living room with a fireplace and guided into the kitchen where you will find a breakfast bar and a layout perfect for entertaining family and friends. The master bedroom features a large walk-in closet and a master bathroom with a shower/tub combination, and a vanity with a gorgeous granite countertop. The second bedroom is also spacious and presently set up as an office space perfect for working from home. The second bathroom also features a shower/tub combination and a vanity with a granite countertop as well. The back porch steals the show with a tall privacy fence to enjoy a little alone time in the fresh Florida air! With a large sliding glass door to the living room, this space is great for hosting a backyard BBQ! North Oaks is a desirable community in Tampa Bay, in this well-established community you will enjoy access to the community pool, sports courts, and live a maintenance-free lifestyle with all of the community amenities! Only a 5-minute drive to the University of South Florida, 10-minutes away from Busch Gardens, Adventure Island, The Museum of Science, and less than 30 minutes from Downtown Tampa, Tampa International Airport, University of Tampa, Raymond James Stadium (home of Superbowl Champions, the Tampa Bay Buccanneers!), and less than an hour from World Famous Florida Beaches like Clearwater & St. Petersburg! Nearby you will enjoy easy access to great shopping, dining, endless entertainment options, and so much more! Tampa is truly a great place to live and here you will be able to enjoy everything that it has to offer!

14. 2021-05-27
    listed $125,000 Active 1816-char remark

    Show marketing remark (1816 chars)

    A fantastic opportunity! This 2-bedroom, 2-bathroom ground-floor, corner unit condo won't last long! This spacious unit welcomes you inside from the moment you enter the screened-in front porch. Once you enter, you are greeted by an open large living room with a fireplace and guided into the kitchen where you will find a breakfast bar and a layout perfect for entertaining family and friends. The master bedroom features a large walk-in closet and a master bathroom with a shower/tub combination, and a vanity with a gorgeous granite countertop. The second bedroom is also spacious and presently set up as an office space perfect for working from home. The second bathroom also features a shower/tub combination and a vanity with a granite countertop as well. The back porch steals the show with a tall privacy fence to enjoy a little alone time in the fresh Florida air! With a large sliding glass door to the living room, this space is great for hosting a backyard BBQ! North Oaks is a desirable community in Tampa Bay, in this well-established community you will enjoy access to the community pool, sports courts, and live a maintenance-free lifestyle with all of the community amenities! Only a 5-minute drive to the University of South Florida, 10-minutes away from Busch Gardens, Adventure Island, The Museum of Science, and less than 30 minutes from Downtown Tampa, Tampa International Airport, University of Tampa, Raymond James Stadium (home of Superbowl Champions, the Tampa Bay Buccanneers!), and less than an hour from World Famous Florida Beaches like Clearwater & St. Petersburg! Nearby you will enjoy easy access to great shopping, dining, endless entertainment options, and so much more! Tampa is truly a great place to live and here you will be able to enjoy everything that it has to offer!

15. 2018-02-16
    historical
16. 2017-12-07
    listed $85,000 Active
17. 2014-09-18
    soldstatus $34,500 Sold
18. 2014-08-19
    status Pending
19. 2014-08-13
    historical
20. 2014-06-10
    historical
21. 2014-05-22
    price $34,900 Active
22. 2014-05-22
    status Active
23. 2014-05-22
    price $38,500
24. 2014-05-22
    price $39,500
25. 2014-05-22
    status Active
26. 2014-05-22
    status Active
27. 2014-05-22
    status Pending
28. 2014-03-25
    listed $42,500 Active
29. 2004-07-12
    soldstatus $48,900
30. 1990-09-01
    soldstatus $55,600

ⓘ 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: $1,058 · $88/mo
• Projected year-2 tax: $1,202 · $100/mo
• Expected delta: +$144/yr (+$12/mo · 13.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 25 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: $19,200
• − Mortgage interest: −$8,111
• − Property taxes: −$1,058
• − Insurance: −$724
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − HOA: −$4,740
• − Depreciation: −$4,212
• Taxable loss: −$2,717
• Est. tax savings @ 24.0%: +$652
• After-tax cash flow: $186/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 — University

• Score: 85/100
• State rank: #28
• US rank: #603

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime C Employment C+ Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University, FL
• County: Hillsborough County · 1,540,968 people
• City population: 41,570
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 37,591
• Household income: $44,032
• Rent vs Own: 68.1% rent · 31.9% own
• Severe rent burden: 4426.0

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 0.69)
• Race & ethnicity: White 39% Hispanic / Latino 35% Black 18% Two or more races 16% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 9% Cuban 6% Dominican 2%
• Common ancestry: Hispanic 2% Lithuanian 1% Slovak 1%
• Foreign-born: 24% · Canada, China, Jamaica
• Languages at home: 62% English-only · Spanish 28% French/Haitian/Cajun 3% Other Indo-European 2%

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: ▼ -329.59%
• Current HPI: 367.4057
• Rent YoY: ▼ -0.69%
• 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

+160.4% since first listed

30 events — show timeline

• 2026-04-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $144,800 Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $149,800 Stellar MLS as Distributed by MLS Grid
• 2026-01-25 Price Changed $154,800 Stellar MLS as Distributed by MLS Grid
• 2026-01-14 Price Changed $154,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-12 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-17 Listed $174,900 Stellar MLS as Distributed by MLS Grid
• 2021-08-09 Sold (Public Records) $122,500 Public Records
• 2021-07-28 Sold (MLS) $122,500 Stellar MLS as Distributed by MLS Grid
• 2021-06-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-06-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-05-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-05-27 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2018-02-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-12-07 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2014-09-18 Sold (MLS) $34,500 Stellar MLS as Distributed by MLS Grid
• 2014-08-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-08-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-05-22 Price Changed $38,500 Stellar MLS as Distributed by MLS Grid
• 2014-05-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-05-22 Price Changed $34,900 Stellar MLS as Distributed by MLS Grid
• 2014-05-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-05-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-05-22 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-05-22 Price Changed $39,500 Stellar MLS as Distributed by MLS Grid
• 2014-03-25 Listed $42,500 Stellar MLS as Distributed by MLS Grid
• 2004-07-12 Sold (Public Records) $48,900 Public Records
• 1990-09-01 Sold (Public Records) $55,600 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,058 · +11.3% YoY. Source: county tax records.