917 E 26th Ave · Tampa, FL 33605

$325,000

4 bd · 2.0 ba · 1,612 sqft · SingleFamily public records · 63 Days on market

Built 1915 6,528 sqft lot

---

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 +14.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Own a piece of history with this 4-bedroom, 2-bath, two-story Key West-style charmer located in the historic Ybor Heights area of Tampa. Built in 1915, this 1,612 sq ft home is full of character and ready for updates and repairs to restore it to its full potential. The first floor features a living room, dining room, kitchen, and a primary bedroom with an ensuite bath. Upstairs, you’ll find a hallway leading to three additional bedrooms and a full bath, offering plenty of space for comfortable living. Step out the rear kitchen door onto a large wooden deck overlooking the fenced backyard—an ideal setting for entertaining, barbecuing, and enjoying Florida’s warm weather with family and friends. This property has been an income-producing rental since 2014, and the seller has never occupied the home. It presents an excellent opportunity for investors or buyers looking to renovate a historic property. Conveniently located just 1.9 miles from Ybor City and 2 miles to downtown Tampa/Channelside, with easy access to Interstate 275 and Interstate 4 for commuting and exploring the area. Roof age is unknown, Small Repairs were completed No Replacement: HVAC 2 units 2019 and 2023: Hot water heater 2018:

Key facts

• Large wooden deck
• Key west style
• Fenced backyard

Tags

• KEY WEST STYLE
• HISTORIC YBOR HEIGHTS
• LARGE WOODEN DECK
• FENCED BACKYARD
• INCOME PRODUCING RENTAL
• EASY ACCESS TO INTERSTATE 275

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (14.4% below list).
• Recommended offer: $278k (14.4% 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; 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $2,783/mo this rent would consume 90% 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 $35k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Hillsborough County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.6% rent growth), your $91k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 5 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 $23k; list at $325k implies a 1313% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $278,296 (14.4% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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: 0.86% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 9.7

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: 24.3%
• Equity multiple: 2.94×
• Total profit: $176,096
• Equity at exit: $292,786

10-year hold

• IRR: 21.0%
• Equity multiple: 6.51×
• Total profit: $501,824
• Equity at exit: $631,404

Cash invested: $91,000 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,783 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$268 /mo · $3,222/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $90

Break-even live

Break-even rent $2,669

Max offer price $325,000

Occupancy floor 92%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
916 E 25th Ave Tampa, FL	3.0	2.0	1525	$2,600	$1.70	10d	1	0.04mi
3511 Cone Ct Tampa, FL	3.0	2.0	1256	$2,200	$1.75	5d	1	0.22mi
3519 N 10th St Tampa, FL	3.0	2.0	1200	$1,850	$1.54	17d	1	0.24mi
809 E Baker St Unit A Tampa, FL	3.0	1.0	1083	$2,200	$2.03	24d	1	0.26mi
515 E Adalee St Tampa, FL	3.0	2.0	1552	$2,650	$1.71	5d	1	0.28mi
3601 N 13th St Tampa, FL	3.0	2.5	1800	$2,550	$1.42	24d	1	0.35mi
2825 N Taliaferro Ave Tampa, FL	4.0	2.0	1484	$3,500	$2.36	24d	1	0.36mi
1003 E 19th Ave Unit 1053143P Tampa, FL	4.0	3.0	1614	$4,674	$2.90	3d	1	0.38mi
411 E Adalee St Tampa, FL	3.0	1.0	1200	$2,500	$2.08	24d	1	0.39mi
1305 E Louise Ave Tampa, FL	3.0	2.0	1384	$2,700	$1.95	24d	1	0.47mi
3021 Sanchez St Tampa, FL	3.0	1.0	1300	$2,195	$1.69	24d	1	0.50mi
3210 N 16th St Tampa, FL	4.0	2.0	1380	$1,995	$1.45	21d	1	0.51mi
3210 N 16th St Tampa, FL	4.0	2.0	1380	$1,875	$1.36	2d	1	0.51mi
2904 N Jefferson St Tampa, FL	4.0	3.0	2078	$4,400	$2.12	5d	1	0.52mi
1520 E 21st Ave Tampa, FL	3.0	2.0	1671	$2,350	$1.41	16d	1	0.53mi
309 E Selma Ave Tampa, FL	3.0	2.0	1170	$3,095	$2.65	5d	1	0.63mi
1504 E 33rd Ave Tampa, FL	3.0	2.0	1108	$2,900	$2.62	24d	1	0.65mi
418 E Amelia Ave Unit A Tampa, FL	3.0	2.0	1050	$1,800	$1.71	24d	1	0.65mi
102 W Adalee St #4 Tampa, FL	3.0	3.5	2175	$4,950	$2.28	24d	1	0.68mi
807 E Genesee St Unit 1/2 Tampa, FL	3.0	2.0	1414	$2,400	$1.70	21d	1	0.71mi
807 E Genesee St Tampa, FL	3.0	2.0	1414	$2,400	$1.70	20d	1	0.71mi
210 E Columbus Dr Unit A Tampa, FL	4.0	2.5	2050	$3,995	$1.95	5d	1	0.71mi
4017 N Seminole Ave Tampa, FL	4.0	1.0	1104	$1,950	$1.77	24d	1	0.71mi
1807 E 20th Ave Tampa, FL	3.0	2.0	1131	$2,900	$2.56	24d	1	0.76mi
1108 E Chelsea St Tampa, FL	3.0	2.0	1637	$3,250	$1.99	24d	1	0.80mi
2807 N Highland Ave Tampa, FL	4.0	2.0	1312	$3,128	$2.38	5d	1	0.82mi
307 W Woodlawn Ave Tampa, FL	4.0	3.0	1274	$3,095	$2.43	3d	1	0.83mi
1602 E North Bay St Tampa, FL	3.0	2.0	1200	$2,100	$1.75	24d	1	0.84mi
206 W Warren Ave Unit 1053150P Tampa, FL	3.0	2.0	1323	$3,699	$2.80	5d	1	0.86mi
2708 N 19th St Tampa, FL	3.0	2.0	1680	$2,200	$1.31	16d	1	0.86mi
2910 N Ola Ave Unit 1300725P Tampa, FL	3.0	2.0	2206	$4,334	$1.96	3d	1	0.89mi
1301 E Cayuga St Tampa, FL	3.0	1.5	1216	$2,200	$1.81	24d	1	0.91mi
2108 E 22nd Ave Tampa, FL	3.0	3.0	1308	$2,100	$1.61	3d	1	0.92mi
2108 E 22nd Ave Tampa, FL	3.0	3.0	1308	$2,100	$1.61	5d	1	0.92mi
2904 Banza St Tampa, FL	4.0	3.0	2031	$3,200	$1.58	24d	1	0.92mi
3906 N Ola Ave Tampa, FL	3.0	2.0	1225	$2,575	$2.10	24d	1	0.94mi
2002 E 18th Ave Tampa, FL	4.0	2.0	1084	$2,400	$2.21	5d	1	0.94mi
212 W North Bay St Tampa, FL	3.0	1.0	1065	$2,600	$2.44	3d	1	0.95mi
310 W Warren Ave Unit 1372309P Tampa, FL	3.0	2.0	1302	$4,552	$3.50	2d	1	0.95mi
3916 N Ola Ave Tampa, FL	3.0	2.0	1673	$3,200	$1.91	17d	1	0.97mi

Listing history 27 events

1. 2026-06-18
   days on market $325,000 Active 63 DOM
2. 2026-06-17
   days on market $325,000 Active 62 DOM
3. 2026-06-16
   days on market $325,000 Active 61 DOM
4. 2026-06-15
   days on market $325,000 Active 60 DOM
5. 2026-06-13
   days on market $325,000 Active 58 DOM
6. 2026-06-13
   days on market $325,000 Active 57 DOM
7. 2026-06-09
   days on market $325,000 Active 54 DOM
8. 2026-06-08
   days on market $325,000 Active 53 DOM
9. 2026-06-07
   days on market $325,000 Active 52 DOM
10. 2026-06-04
    days on market $325,000 Active 49 DOM
11. 2026-06-03
    days on market $325,000 Active 48 DOM
12. 2026-06-02
    days on market $325,000 Active 47 DOM
13. 2026-06-01
    days on market $325,000 Active 46 DOM
14. 2026-05-31
    days on market $325,000 Active 45 DOM
15. 2026-05-13
    price $325,000 1229-char remark

    Show marketing remark (1229 chars)

    Own a piece of history with this 4-bedroom, 2-bath, two-story Key West-style charmer located in the historic Ybor Heights area of Tampa. Built in 1915, this 1,612 sq ft home is full of character and ready for updates and repairs to restore it to its full potential. The first floor features a living room, dining room, kitchen, and a primary bedroom with an ensuite bath. Upstairs, you’ll find a hallway leading to three additional bedrooms and a full bath, offering plenty of space for comfortable living. Step out the rear kitchen door onto a large wooden deck overlooking the fenced backyard—an ideal setting for entertaining, barbecuing, and enjoying Florida’s warm weather with family and friends. This property has been an income-producing rental since 2014, and the seller has never occupied the home. It presents an excellent opportunity for investors or buyers looking to renovate a historic property. Conveniently located just 1.9 miles from Ybor City and 2 miles to downtown Tampa/Channelside, with easy access to Interstate 275 and Interstate 4 for commuting and exploring the area. Roof age is unknown, Small Repairs were completed No Replacement: HVAC 2 units 2019 and 2023: Hot water heater 2018:

16. 2026-04-16
    listed $330,000 Active 1229-char remark

    Show marketing remark (1229 chars)

    Own a piece of history with this 4-bedroom, 2-bath, two-story Key West-style charmer located in the historic Ybor Heights area of Tampa. Built in 1915, this 1,612 sq ft home is full of character and ready for updates and repairs to restore it to its full potential. The first floor features a living room, dining room, kitchen, and a primary bedroom with an ensuite bath. Upstairs, you’ll find a hallway leading to three additional bedrooms and a full bath, offering plenty of space for comfortable living. Step out the rear kitchen door onto a large wooden deck overlooking the fenced backyard—an ideal setting for entertaining, barbecuing, and enjoying Florida’s warm weather with family and friends. This property has been an income-producing rental since 2014, and the seller has never occupied the home. It presents an excellent opportunity for investors or buyers looking to renovate a historic property. Conveniently located just 1.9 miles from Ybor City and 2 miles to downtown Tampa/Channelside, with easy access to Interstate 275 and Interstate 4 for commuting and exploring the area. Roof age is unknown, Small Repairs were completed No Replacement: HVAC 2 units 2019 and 2023: Hot water heater 2018:

17. 2013-11-07
    soldstatus $23,000 9-char remark

    Show marketing remark (9 chars)

    TOO LATE!

18. 2012-11-23
    listed $23,000 9-char remark

    Show marketing remark (9 chars)

    TOO LATE!

19. 2012-09-28
    historical
20. 2011-10-09
    listed $60,000
21. 2006-06-28
    soldstatus $185,000
22. 2006-06-26
    soldstatus $185,000
23. 2006-03-17
    listed $185,000
24. 2005-09-28
    listed $185,000
25. 2000-08-16
    soldstatus $69,800
26. 1998-10-26
    soldstatus $27,000
27. 1995-11-03
    soldstatus $14,400

ⓘ 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: $3,222 · $268/mo
• Projected year-2 tax: $3,222 · $268/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 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: $33,396
• − Mortgage interest: −$18,205
• − Property taxes: −$3,222
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,672
• − Management: −$2,672
• − Depreciation: −$9,455
• Taxable loss: −$4,454
• Est. tax savings @ 24.0%: +$1,069
• After-tax cash flow: $2,153/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

+2156.9% since first listed

13 events — show timeline

• 2026-05-13 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Listed $330,000 Stellar MLS as Distributed by MLS Grid
• 2013-11-07 Sold (MLS) $23,000 Stellar MLS as Distributed by MLS Grid
• 2012-11-23 Listed $23,000 Stellar MLS as Distributed by MLS Grid
• 2012-09-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-10-09 Listed $60,000 Stellar MLS as Distributed by MLS Grid
• 2006-06-28 Sold (Public Records) $185,000 Public Records
• 2006-06-26 Sold (MLS) $185,000 Stellar MLS as Distributed by MLS Grid
• 2006-03-17 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2005-09-28 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2000-08-16 Sold (Public Records) $69,800 Public Records
• 1998-10-26 Sold (Public Records) $27,000 Public Records
• 1995-11-03 Sold (Public Records) $14,400 Public Records

Property tax history

+46.8%/yr

Latest (2025): $3,222 · +11.2% YoY. Source: county tax records.