2615 E 28th Ave · Tampa, FL 33605

$219,900

1 bd · 1.0 ba · 792 sqft · SingleFamily public records · 275 Days on market

Built 1943 4,750 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).

• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• 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
• DSCR +2.2/10.0
• 1% rule +1.8/10.0

Listing remarks MLS

Come see this updated beauty in the heart of Ybor! Open the door and notice the new laminate flooring, and fresh Paint inside and out. The kitchen boasts brand new cabinets, stone countertops and stainless steel appliances.  The bathroom has been fully updated with new vanity, updated lighting and plumbing fixtures. Perfect spot on the front porch to enjoy coffee or hang in the big backyard that's perfect for entertaining!! Centrally located with newer roof, water heater and AC! COME SEE TODAY!!

Key facts

• Fresh paint
• Stone countertops
• Brand new cabinets

Tags

• NEW LAMINATE FLOORING
• FRESH PAINT
• BRAND NEW CABINETS
• STONE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FULLY UPDATED BATHROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-209 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (31.6% below list).
• Recommended offer: $150k (31.6% 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: 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: Potter Elementary School (math 32% / reading 22%, grade F, #1,969 of 2,144 statewide, top 94%, 472 students, 89% FRL); Mclane Middle School (math 20% / reading 20%, grade F, #558 of 571 statewide, top 98%, 817 students, 74% FRL); Middleton High School (math 23% / reading 51%, grade F, #340 of 667 statewide, top 52%, 1,511 students, 57% FRL) — zoned schools average 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 48% district-wide (-20 pts) — the specific schools serving this property underperform the Hillsborough average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 190 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k 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 ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 275 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; list at $220k implies a 331% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $150,312 (31.6% 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 275 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1943 — 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: 0.68% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.08%
• DSCR: 0.82
• GRM: 12.2

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: 20.7%
• Equity multiple: 2.67×
• Total profit: $102,816
• Equity at exit: $198,103

10-year hold

• IRR: 18.4%
• Equity multiple: 5.98×
• Total profit: $306,589
• Equity at exit: $427,217

Cash invested: $61,572 (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: 12.2×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$152 /mo · $1,822/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-209

Break-even live

Break-even rent $1,768

Max offer price $182,954

Occupancy floor —

Sensitivity live

Price	-10% $-85	-5% $-147	+0% $-209	+5% $-271	+10% $-334
Rent	-10% $-328	-5% $-269	+0% $-209	+5% $-150	+10% $-90
Rate	-1.0pp $-98	-0.5pp $-153	base $-209	+0.5pp $-266	+1.0pp $-324

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2205 Chipco St Tampa, FL	2.0	1.0	1100	$1,600	$1.45	26d	1	0.33mi
3405 N 34th St Unit C Tampa, FL	1.0	1.0	600	$795	$1.32	4d	1	0.43mi
2402 E Doctor Martin Luther King Junior Blvd Unit 4 Tampa, FL	1.0	1.0	610	$800	$1.31	12d	1	0.45mi
2402 E Doctor Martin Luther King Junior Blvd Tampa, FL	2.0	1.0	710	$1,699	$2.39	26d	1	0.45mi
3408 E Doctor Martin Luther King Junior Blvd Unit 8 Tampa, FL	2.0	1.0	654	$1,495	$2.29	22d	1	0.63mi
3408 E Doctor Martin Luther King Junior Blvd Apt 3 Tampa, FL	2.0	1.0	654	$1,625	$2.48	26d	1	0.63mi
3408 E Doctor Martin Luther King Junior Blvd Unit 8 Tampa, FL	2.0	1.0	654	$1,495	$2.29	18d	1	0.63mi
3408 E Doctor Martin Luther King Junior Blvd Unit 4 Tampa, FL	2.0	1.0	654	$1,575	$2.41	26d	1	0.63mi
3408 E Doctor Martin Luther King Junior Blvd Unit 5 Tampa, FL	2.0	1.0	654	$1,595	$2.44	16d	1	0.63mi
2506 E Columbus Dr Tampa, FL	2.0	1.0	796	$1,950	$2.45	18d	1	0.64mi
2501 E Chelsea St Tampa, FL	1.0	1.0	600	$1,100	$1.83	23d	1	0.64mi
2006 E Columbus Dr Unit A Tampa, FL	2.0	1.0	896	$1,495	$1.67	3d	1	0.77mi
2909 N 17th St Tampa, FL	2.0	1.0	750	$1,350	$1.80	23d	1	0.79mi
1515 E 31st Ave Tampa, FL	2.0	1.0	914	$1,500	$1.64	6d	1	0.80mi
3005 Sanchez St Apt 4 Tampa, FL	1.0	1.0	550	$900	$1.64	4d	1	0.87mi
3005 Sanchez St Apt 4 Tampa, FL	1.0	1.0	550	$900	$1.64	1d	1	0.87mi
3005 Sanchez St Unit 5 Tampa, FL	2.0	1.0	750	$1,050	$1.40	1d	1	0.87mi
3005 Sanchez St Unit 3 Tampa, FL	1.0	1.0	550	$995	$1.81	26d	1	0.87mi
3005 Sanchez St Unit 5 Tampa, FL	2.0	1.0	750	$1,050	$1.40	4d	1	0.87mi
1709 E Chelsea St Unit F Tampa, FL	2.0	1.0	1041	$1,625	$1.56	25d	1	0.88mi
1716 E Columbus Dr Unit A Tampa, FL	2.0	1.0	924	$1,800	$1.95	26d	1	0.90mi
1607 E 18th Ave Tampa, FL	2.0	1.0	869	$2,600	$2.99	14d	1	0.93mi
2810 N 16th St Tampa, FL	2.0	1.0	1066	$2,550	$2.39	14d	1	0.94mi
2010 E Palm Ave #14221 Tampa, FL	1.0	1.0	675	$1,750	$2.59	26d	1	1.00mi
1810 E Palm Ave #5304 Tampa, FL	1.0	1.0	867	$1,595	$1.84	6d	1	1.02mi
3612 E Osborne Ave Unit A Tampa, FL	2.0	1.0	576	$1,600	$2.78	26d	1	1.06mi
1212 E 25th Ave Tampa, FL	2.0	1.0	1035	$1,490	$1.44	21d	1	1.06mi
1910 E Palm Ave Tampa, FL	1.0	1.0	665	$1,712	$2.58	6d	2	1.07mi
1302 E 21st Ave Tampa, FL	1.0–2.0	1.0–2.0	800	$1,250	$1.56	1d	8	1.07mi
4207 N 13th St Unit A Tampa, FL	2.0	2.0	832	$2,150	$2.58	26d	1	1.09mi
1307 E 17th Ave Unit El Cafecito Loft Tampa, FL	1.0	1.0	600	$1,450	$2.42	26d	1	1.13mi
1211 E 18th Ave Unit 2 Tampa, FL	2.0	1.0	725	$1,700	$2.34	0d	1	1.17mi
1301 E Columbus Dr Unit 1 Tampa, FL	1.0	1.0	750	$1,995	$2.66	26d	1	1.19mi
1014 E 31st Ave Unit B Tampa, FL	1.0	1.0	550	$899	$1.63	1d	1	1.20mi
1014 E 31st Ave Unit A Tampa, FL	2.0	1.0	600	$1,149	$1.92	26d	1	1.20mi
1221 E Columbus Dr Tampa, FL	2.0	1.0	1000	$1,499	$1.50	26d	1	1.20mi
1212 E Columbus Dr Unit DOWN Tampa, FL	1.0	1.0	576	$1,350	$2.34	1d	1	1.21mi
1006 E 26th Ave Tampa, FL	2.0	1.0	1000	$1,630	$1.63	6d	1	1.22mi
1003 E 22nd Ave Tampa, FL	2.0	1.0	1062	$1,639	$1.54	6d	1	1.25mi
2002 E 5th Ave Tampa, FL	2.0	2.0	1064	$1,795	$1.69	6d	1	1.26mi

Listing history 26 events

1. 2026-06-21
   days on market $219,900 Active 275 DOM
2. 2026-06-18
   days on market $219,900 Active 272 DOM
3. 2026-06-17
   days on market $219,900 Active 271 DOM
4. 2026-06-16
   days on market $219,900 Active 270 DOM
5. 2026-06-15
   days on market $219,900 Active 269 DOM
6. 2026-06-13
   days on market $219,900 Active 267 DOM
7. 2026-06-13
   pricedays on market $219,900 Active 266 DOM
8. 2026-06-09
   days on market $224,600 Active 263 DOM
9. 2026-06-08
   days on market $224,600 Active 262 DOM
10. 2026-06-07
    pricedays on market $224,600 Active 261 DOM
11. 2026-06-04
    days on market $224,700 Active 258 DOM
12. 2026-06-03
    days on market $224,700 Active 257 DOM
13. 2026-06-02
    days on market $224,700 Active 256 DOM
14. 2026-06-01
    days on market $224,700 Active 255 DOM
15. 2026-05-31
    days on market $224,700 Active 254 DOM
16. 2026-03-19
    price $224,800 515-char remark

    Show marketing remark (515 chars)

    Come see this updated beauty in the heart of Ybor! Open the door and notice the new laminate flooring, and fresh Paint inside and out. The kitchen boasts brand new cabinets, stone countertops and stainless steel appliances.  The bathroom has been fully updated with new vanity, updated lighting and plumbing fixtures. Perfect spot on the front porch to enjoy coffee or hang in the big backyard that's perfect for entertaining!! Centrally located with newer roof, water heater and AC! COME SEE TODAY!!

17. 2026-02-18
    price $224,900 515-char remark

    Show marketing remark (515 chars)

    Come see this updated beauty in the heart of Ybor! Open the door and notice the new laminate flooring, and fresh Paint inside and out. The kitchen boasts brand new cabinets, stone countertops and stainless steel appliances.  The bathroom has been fully updated with new vanity, updated lighting and plumbing fixtures. Perfect spot on the front porch to enjoy coffee or hang in the big backyard that's perfect for entertaining!! Centrally located with newer roof, water heater and AC! COME SEE TODAY!!

18. 2025-12-29
    price $229,000 515-char remark

    Show marketing remark (515 chars)

    Come see this updated beauty in the heart of Ybor! Open the door and notice the new laminate flooring, and fresh Paint inside and out. The kitchen boasts brand new cabinets, stone countertops and stainless steel appliances.  The bathroom has been fully updated with new vanity, updated lighting and plumbing fixtures. Perfect spot on the front porch to enjoy coffee or hang in the big backyard that's perfect for entertaining!! Centrally located with newer roof, water heater and AC! COME SEE TODAY!!

19. 2025-12-29
    price $228,999 515-char remark

    Show marketing remark (515 chars)

    Come see this updated beauty in the heart of Ybor! Open the door and notice the new laminate flooring, and fresh Paint inside and out. The kitchen boasts brand new cabinets, stone countertops and stainless steel appliances.  The bathroom has been fully updated with new vanity, updated lighting and plumbing fixtures. Perfect spot on the front porch to enjoy coffee or hang in the big backyard that's perfect for entertaining!! Centrally located with newer roof, water heater and AC! COME SEE TODAY!!

20. 2025-10-06
    price $229,999 515-char remark

    Show marketing remark (515 chars)

    Come see this updated beauty in the heart of Ybor! Open the door and notice the new laminate flooring, and fresh Paint inside and out. The kitchen boasts brand new cabinets, stone countertops and stainless steel appliances.  The bathroom has been fully updated with new vanity, updated lighting and plumbing fixtures. Perfect spot on the front porch to enjoy coffee or hang in the big backyard that's perfect for entertaining!! Centrally located with newer roof, water heater and AC! COME SEE TODAY!!

21. 2025-09-19
    listed $239,999 Active 515-char remark

    Show marketing remark (515 chars)

    Come see this updated beauty in the heart of Ybor! Open the door and notice the new laminate flooring, and fresh Paint inside and out. The kitchen boasts brand new cabinets, stone countertops and stainless steel appliances.  The bathroom has been fully updated with new vanity, updated lighting and plumbing fixtures. Perfect spot on the front porch to enjoy coffee or hang in the big backyard that's perfect for entertaining!! Centrally located with newer roof, water heater and AC! COME SEE TODAY!!

22. 2014-01-31
    historical
23. 2013-11-22
    listed $29,900
24. 2008-12-09
    historical
25. 2008-04-16
    listed $22,900
26. 2003-02-19
    soldstatus $51,000

ⓘ 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: $1,822 · $152/mo
• Projected year-2 tax: $1,825 · $152/mo
• Expected delta: +$4/yr ($0/mo · 0.2%)

ⓘ 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 ≥108°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: $18,037
• − Mortgage interest: −$12,318
• − Property taxes: −$1,822
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$6,397
• Taxable loss: −$6,485
• Est. tax savings @ 24.0%: +$1,556
• After-tax cash flow: $-953/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

+340.8% since first listed

11 events — show timeline

• 2026-03-19 Price Changed $224,800 Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $224,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-29 Price Changed $229,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-29 Price Changed $228,999 Stellar MLS as Distributed by MLS Grid
• 2025-10-06 Price Changed $229,999 Stellar MLS as Distributed by MLS Grid
• 2025-09-19 Listed $239,999 Stellar MLS as Distributed by MLS Grid
• 2014-01-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-11-22 Listed $29,900 Stellar MLS as Distributed by MLS Grid
• 2008-12-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-04-16 Listed $22,900 Stellar MLS as Distributed by MLS Grid
• 2003-02-19 Sold (Public Records) $51,000 Public Records

Property tax history

+12.5%/yr

Latest (2025): $1,822 · +12.2% YoY. Source: county tax records.