6917 Bream St · East Lake-Orient Park, FL 33617

$159,000

2 bd · 2.0 ba · 1,543 sqft · SingleFamily public records · 1 Days on market

Built 1957 10,125 sqft lot

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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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Short Sale. SOLD AS IS. CASH ONLY!

Key facts

• 0.23 acre lot
• Garage
• Built 1957

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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 soft (-0.3%/yr); 285 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 42% of the median local income ($51k/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 $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $159,000

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.12% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.42%
• DSCR: 1.55
• GRM: 7.4

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,726
• Equity at exit: $23,707

10-year hold

• IRR: 5.5%
• Equity multiple: 1.35×
• Total profit: $15,769
• Equity at exit: $13,747

Cash invested: $44,520 (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 33617

• Rents YoY: -0.3%
• Active inventory: 285
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$834
• Tax from tax record: −$52 /mo · $626/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $461

Break-even live

Break-even rent $1,205

Max offer price $159,000

Occupancy floor 69%

Sensitivity live

Price	-10% $551	-5% $506	+0% $461	+5% $416	+10% $371
Rent	-10% $319	-5% $390	+0% $461	+5% $531	+10% $602
Rate	-1.0pp $541	-0.5pp $501	base $461	+0.5pp $420	+1.0pp $378

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5013 E Sligh Ave Tampa, FL	2.0	1.0–1.5	939	$1,412	$1.50	0d	7	0.23mi
7113 N 50th St Tampa, FL	3.0	2.0	1338	$2,050	$1.53	21d	1	0.25mi
4406 Tarpon Dr Tampa, FL	1.0	1.0	2042	$784	$0.38	25d	1	0.39mi
4119 Gradstone Pl Tampa, FL	3.0	2.0	1364	$1,650	$1.21	15d	1	0.40mi
4113 Gradstone Pl Tampa, FL	3.0	2.5	1364	$1,590	$1.17	16d	1	0.41mi
4122 Waterside Island Ct Tampa, FL	3.0	2.5	1364	$1,800	$1.32	25d	1	0.43mi
4483 Cambio Gardens Ct Tampa, FL	3.0	3.0	1700	$1,282	$0.75	0d	1	0.44mi
4105 Waterside Island Ct Tampa, FL	3.0	2.5	1364	$2,195	$1.61	25d	1	0.44mi
4105 Waterside Island Ct Tampa, FL	3.0	2.5	1364	$1,995	$1.46	6d	1	0.44mi
4102 Oak Knoll Ct Tampa, FL	3.0	2.0	1134	$1,550	$1.37	25d	1	0.47mi
4102 Oak Knoll Ct Tampa, FL	1.0–3.0	1.0–2.0	912	$1,375	$1.51	4d	56	0.47mi
7402 E Bank Dr #7402 Tampa, FL	3.0	2.5	1364	$2,800	$2.05	25d	1	0.47mi
5125 Puritan Cir #1103 Tampa, FL	2.0	2.0	1191	$1,850	$1.55	11d	1	0.51mi
5003 Puritan Rd Tampa, FL	3.0	2.0	1469	$2,000	$1.36	6d	1	0.57mi
5138 Puritan Cir Tampa, FL	3.0	2.0	1757	$2,550	$1.45	25d	1	0.60mi
7505 Pitch Pine Cir #122 Tampa, FL	2.0	1.5	1074	$1,600	$1.49	25d	1	0.62mi
4007 E Pocahontas Ave Tampa, FL	3.0	1.0	1100	$2,100	$1.91	25d	1	0.64mi
7607 Abbey Ln Tampa, FL	2.0	1.5	1400	$1,500	$1.07	25d	1	0.66mi
7516 Needle Leaf Pl #44 Tampa, FL	2.0	1.5	1074	$1,600	$1.49	25d	1	0.69mi
7011 San Ramon Pl Tampa, FL	2.0	1.0–2.0	1050	$1,475	$1.40	15d	5	0.73mi
5659 Del Prado Dr Tampa, FL	1.0–3.0	1.0–2.0	1229	$1,550	$1.26	0d	4	0.77mi
8412 Rio Bravo Ct Tampa, FL	1.0–3.0	1.0–2.5	1014	$1,384	$1.36	25d	1	1.04mi
5008 Sierra Pl Tampa, FL	3.0	2.0	1461	$2,161	$1.48	16d	1	1.05mi
5008 Sierra Pl Tampa, FL	2.0	2.0	1122	$1,615	$1.44	21d	1	1.05mi
3411 E Lambright St Tampa, FL	3.0	1.5	1134	$1,950	$1.72	23d	1	1.15mi
3215 E Jean St Tampa, FL	1.0	1.0	1500	$797	$0.53	25d	1	1.28mi
4406 E Mango Ter Tampa, FL	2.0	1.0	1680	$1,499	$0.89	25d	1	1.28mi
8729 N 50th St Unit H Tampa, FL	2.0	1.5	1060	$1,695	$1.60	15d	1	1.31mi
8731 N 50th St Tampa, FL	2.0	1.5	1060	$1,695	$1.60	15d	1	1.33mi
8731 N 50th St Tampa, FL	2.0	1.0–1.5	936	$1,648	$1.76	4d	2	1.33mi
8731 N 50th St Unit H Tampa, FL	2.0	1.5	1060	$1,775	$1.67	16d	1	1.33mi
3625 E Mohawk Ave Tampa, FL	1.0	1.0	1110	$1,750	$1.58	16d	1	1.38mi
8740 Grove Ter Tampa, FL	2.0	1.0–2.0	1125	$1,362	$1.21	0d	10	1.41mi
4121 E Busch Blvd Tampa, FL	1.0–2.0	1.0–2.5	955	$2,002	$2.10	0d	14	1.43mi
6502 E Sligh Ave Tampa, FL	1.0–3.0	1.0–2.0	1002	$2,122	$2.12	0d	25	1.47mi
8810 N Orangeview Ave Tampa, FL	3.0	2.0	1495	$2,448	$1.64	23d	1	1.49mi
3706 E Shadowlawn Ave Tampa, FL	3.0	1.0	1080	$1,950	$1.81	11d	1	1.49mi
8901 Bertha Palmer Blvd Tampa, FL	1.0–3.0	1.0–2.0	973	$2,062	$2.12	0d	18	1.50mi

Listing history 12 events

1. 2026-03-20
   status Pending
2. 2026-03-20
   price $159,000
3. 2026-03-20
   status Active
4. 2026-02-11
   status Pending
5. 2026-02-11
   listed $150,000 Active
6. 2006-11-27
   soldstatus $172,000
7. 2006-05-23
   historical
8. 2006-05-19
   listed $145,000
9. 2006-05-16
   historical
10. 2006-05-08
    listed $149,900
11. 1993-03-08
    soldstatus $53,000
12. 1976-01-01
    soldstatus $26,500

ⓘ 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: $626 · $52/mo
• Projected year-2 tax: $1,320 · $110/mo
• Expected delta: +$694/yr (+$58/mo · 110.8%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $21,463
• − Mortgage interest: −$8,906
• − Property taxes: −$626
• − Insurance: −$795
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$4,625
• Taxable income: $3,076
• Est. tax owed @ 24.0%: −$738
• After-tax cash flow: $4,790/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 — East Lake-Orient Park

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: East Lake-Orient Park, FL
• County: Hillsborough County · 1,540,968 people
• City population: 45,396
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 47,851
• Household income: $50,948
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 3295.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 36% White 33% Hispanic / Latino 23% Two or more races 14% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 3% Lithuanian 1% Romanian 1%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 74% English-only · Spanish 15% Arabic 3% French/Haitian/Cajun 3%

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: ▼ -243.20%
• Current HPI: 352.4572
• Rent YoY: ▼ -0.33%
• 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

+500.0% since first listed

12 events — show timeline

• 2026-03-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $159,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2006-11-27 Sold (Public Records) $172,000 Public Records
• 2006-05-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-05-19 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2006-05-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-05-08 Listed $149,900 Stellar MLS as Distributed by MLS Grid
• 1993-03-08 Sold (Public Records) $53,000 Public Records
• 1976-01-01 Sold (Public Records) $26,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $626 · -3.2% YoY. Source: county tax records.