1910 E Palm Ave #11117 · Tampa, FL 33605

$169,900

1 bd · 1.0 ba · 672 sqft · Condo public records · 3 Days on market

Built 2001 $518/mo HOA · 32% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.7/30.0
• 1% rule +4.5/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

Large 1/1 Freshly painted, granite counters and stainless appliances, wood and tile floor throughout, walk in closet, full size washer/dryer. Gated community features two pools, hot tub, 24 hour fitness, charcoal grills, multiple courtyards, metro market, bicycle rental station, gated/covered parking, and guest parking, . 5 minute walk to restaurants, bars, art galleries, entertainment, Saturday morning market and trolley to downtown, riverwalk, water street and Sparkman Wharf. 5 minutes to I-275, I-4 and Crosstown Expy; 10 minutes to I-75.

Key facts

• Gated community
• Hot tub
• Stainless appliances

Tags

• GRANITE COUNTERS
• STAINLESS APPLIANCES
• WALK IN CLOSET
• GATED COMMUNITY
• TWO POOLS
• HOT TUB

Property features AI

Finance

• Financial info: Lease restrictions apply; Total monthly fees listed as $518.46
• HOA & community: Monthly HOA dues of $518.46; HOA includes pool, clubhouse, fitness center, management, maintenance (structure & grounds), water, sewer, trash, insurance, common area taxes, escrow reserves and fidelity bond; Association approval required; Pets allowed with breed restrictions (max 100 lbs); Association name: Kathryn Hinton

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer; Cable available; High-speed internet available
• Home design: Condominium; Residential property; One story; Faces north; Unit on floor 1
• Construction: Stucco and wood siding construction; Shingle roof; Slab foundation; Built as part of Building 11
• Exterior features: Balcony; Asphalt and brick road access

Interior

• Kitchen: Dishwasher; Disposal; Range; Microwave; Refrigerator
• Bedrooms: 1 bedroom
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-426 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (44.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (5.3% below list).
• Recommended offer: $95k (44.3% below list) — sets the bar for cash-flow.

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; 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• At $1,608/mo this rent would consume 52% 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 $18k of equity ($1k loan paydown + $17k 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 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 21y 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 $141k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,635 (44.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 3.28%
• Cash-on-cash: -10.75%
• DSCR: 0.52
• GRM: 8.8

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: 15.9%
• Equity multiple: 2.30×
• Total profit: $61,918
• Equity at exit: $153,059

10-year hold

• IRR: 14.8%
• Equity multiple: 5.15×
• Total profit: $197,347
• Equity at exit: $330,078

Cash invested: $47,572 (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: 187
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,608 high
• Mortgage (P&I): −$891
• Tax from tax record: −$217 /mo · $2,601/yr
• Insurance: −$71
• HOA: −$518
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-426

Break-even live

Break-even rent $2,148

Max offer price $94,635

Occupancy floor —

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2010 E Palm Ave #14221 Tampa, FL	1.0	1.0	675	$1,750	$2.59	24d	1	0.04mi
1910 E Palm Ave Tampa, FL	1.0	1.0	665	$1,675	$2.52	2d	3	0.06mi
1910 E Palm Ave Tampa, FL	1.0	1.0	665	$1,712	$2.58	4d	2	0.06mi
1704 N 17th St Tampa, FL	1.0	1.0	339	$1,781	$5.25	2d	9	0.32mi
2909 N 17th St Tampa, FL	2.0	1.0	750	$1,350	$1.80	21d	1	0.49mi
2916 N 16th St Tampa, FL	1.0	1.0	500	$1,100	$2.20	24d	1	0.54mi
2704 E Columbus Dr Apt A Tampa, FL	1.0	1.0	385	$1,250	$3.25	14d	1	0.55mi
2409 E 2nd Ave Tampa, FL	2.0	1.0–2.0	882	$2,567	$2.91	2d	23	0.57mi
1307 E 17th Ave Unit El Cafecito Loft Tampa, FL	1.0	1.0	600	$1,450	$2.42	24d	1	0.57mi
1301 E Columbus Dr Unit 1 Tampa, FL	1.0	1.0	750	$1,995	$2.66	24d	1	0.57mi
3005 Sanchez St Apt 4 Tampa, FL	1.0	1.0	550	$900	$1.64	2d	1	0.63mi
3005 Sanchez St Unit 5 Tampa, FL	2.0	1.0	750	$1,050	$1.40	2d	1	0.63mi
3005 Sanchez St Unit 3 Tampa, FL	1.0	1.0	550	$995	$1.81	24d	1	0.63mi
1720 Nick Nuccio Pkwy Tampa, FL	3.0	1.0–3.0	955	$2,397	$2.51	24d	40	0.65mi
1211 E 18th Ave Unit 2 Tampa, FL	2.0	1.0	725	$1,800	$2.48	17d	1	0.66mi
1620 Nuccio Pkwy Tampa, FL	2.0	1.0–2.0	770	$2,618	$3.40	1d	308	0.71mi
1003 E 15th Ave Tampa, FL	1.0	1.0	750	$1,275	$1.70	24d	1	0.75mi
1302 E 21st Ave Tampa, FL	1.0–2.0	1.0–2.0	800	$1,250	$1.56	4d	9	0.75mi
1411 E 24th Ave Unit b Tampa, FL	1.0	1.0	350	$1,100	$3.14	1d	1	0.76mi
2403 Durham St Tampa, FL	2.0	1.0	702	$1,195	$1.70	3d	1	0.90mi
2403 Durham St Unit 1 Tampa, FL	1.0	1.0	702	$1,195	$1.70	14d	1	0.90mi
601 N 12th St Tampa, FL	2.0	1.0–2.0	954	$3,738	$3.92	2d	22	0.92mi
2610 Durham St Tampa, FL	1.0	1.0	701	$1,250	$1.78	20d	1	0.93mi
2610 Durham St Apt B Tampa, FL	1.0	1.0	701	$1,250	$1.78	24d	1	0.93mi
2634 E 26th Ave Tampa, FL	2.0	1.0	496	$1,500	$3.02	11d	1	0.93mi
1120 E Twiggs St Tampa, FL	1.0–3.0	1.0–2.0	1134	$1,950	$1.72	1d	29	0.96mi
2406 E Clark St Unit C Tampa, FL	1.0	1.0	441	$995	$2.26	21d	1	0.97mi
911 E 23rd Ave Unit 9 Tampa, FL	—	1.0	450	$1,050	$2.33	20d	1	1.01mi
911 E 23rd Ave Tampa, FL	—	1.0	450	$1,050	$2.33	1d	1	1.01mi
2817 N Taliaferro Ave Unit 3 Tampa, FL	1.0	1.0	650	$1,275	$1.96	17d	1	1.02mi
2817 N Taliaferro Ave Tampa, FL	1.0	1.0	650	$1,275	$1.96	24d	1	1.02mi
1006 E 26th Ave Tampa, FL	1.0	1.0	500	$1,280	$2.56	24d	1	1.07mi
1251 Ray Charles Blvd Tampa, FL	1.0	1.0	630	$2,234	$3.55	1d	17	1.10mi
1190 E Washington St Tampa, FL	2.0	1.0–2.0	967	$2,678	$2.77	1d	11	1.14mi
418 E Amelia Ave Unit D Tampa, FL	2.0	1.0	700	$1,300	$1.86	11d	1	1.15mi
418 E Amelia Ave Unit G Tampa, FL	2.0	2.0	750	$1,600	$2.13	11d	1	1.15mi
418 E Amelia Ave Unit C Tampa, FL	2.0	1.0	700	$1,500	$2.14	24d	1	1.15mi
1150 Hank Ballard St Tampa, FL	1.0–3.0	1.0–2.0	1003	$2,095	$2.09	1d	70	1.15mi
111 N 12th St Tampa, FL	1.0–2.0	1.0–2.0	877	$2,200	$2.51	24d	2	1.19mi
3405 N 34th St Unit C Tampa, FL	1.0	1.0	600	$795	$1.32	2d	1	1.21mi

HOA detail condo

• Monthly dues: $518 · $6,216/yr
• Likely covers: waterpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-18
   days on market $169,900 Active 3 DOM
2. 2026-06-17
   days on market $169,900 Active 2 DOM
3. 2026-06-16
   remarks 546-char remark
4. 2026-06-16
   listed $169,900 Active 1 DOM

ⓘ 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: $2,601 · $217/mo
• Projected year-2 tax: $2,601 · $217/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $19,299
• − Mortgage interest: −$9,517
• − Property taxes: −$2,601
• − Insurance: −$850
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − HOA: −$6,216
• − Depreciation: −$4,943
• Taxable loss: −$7,916
• Est. tax savings @ 24.0%: +$1,900
• After-tax cash flow: $-3,213/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

-96.6% since first listed

25 events — show timeline

• 2026-06-15 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-05-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-05-02 Price Changed $189,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-04-27 Rental Removed $1,495 STELLARMLS
• 2024-04-25 Price Changed $1,495 STELLARMLS
• 2024-04-23 Price Changed $1,550 STELLARMLS
• 2024-04-23 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-28 Price Changed $1,600 STELLARMLS
• 2024-03-26 Price Changed $1,650 STELLARMLS
• 2024-03-22 Price Changed $200,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-05 Price Changed $205,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-29 Price Changed $1,695 STELLARMLS
• 2024-02-28 Price Changed $210,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-28 Listed for Rent $1,650 STELLARMLS
• 2023-12-28 Listed $219,000 Stellar MLS as Distributed by MLS Grid
• 2018-11-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-10-02 Price Changed $142,900 Stellar MLS as Distributed by MLS Grid
• 2018-09-17 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 2007-12-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-03-07 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2005-11-10 Sold (MLS) $140,990 Stellar MLS as Distributed by MLS Grid
• 2005-11-04 Listed $140,990 Stellar MLS as Distributed by MLS Grid
• 1999-05-01 Sold (Public Records) $5,000,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $2,601 · +8.9% YoY. Source: county tax records.