5302 Whiteway Dr · Temple Terrace, FL 33617

$120,000

2 bd · 1.0 ba · 856 sqft · Condo public records · 40 Days on market

Built 2003

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Why this score? — see what drove the B- 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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic opportunity! This charming 2-bedroom, 1-bathroom condo offers a comfortable and roomy living environment, featuring an open-concept living room and kitchen. It & acirc; & euro; & trade; s perfect for those seeking a cozy home or a great rental investment. Located on the ground floor, the unit boasts tile flooring throughout. Conveniently positioned near the University of South Florida, Busch Gardens, and major highways, it provides easy access to nearby attractions and everyday essentials. Don & acirc; & euro; & trade; t miss your chance to own this exceptional property!

Key facts

• Ground floor
• Tile flooring
• Built 2003

Tags

• OPEN-CONCEPT LIVING ROOM
• TILE FLOORING
• GROUND FLOOR
• EASY ACCESS TO MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#123 in FL, #1,870 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, cost of living A-; Watch: crime D+, amenities F.
• 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); 284 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); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 38% 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 $830 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 40 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $120k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.59%
• DSCR: 1.69
• GRM: 6.3

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: 3.0%
• Equity multiple: 1.11×
• Total profit: $3,700
• Equity at exit: $17,892

10-year hold

• IRR: 9.4%
• Equity multiple: 1.63×
• Total profit: $21,024
• Equity at exit: $10,375

Cash invested: $33,600 (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: 284
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,597 high
• Mortgage (P&I): −$629
• Tax from tax record: −$146 /mo · $1,749/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $437

Break-even live

Break-even rent $1,044

Max offer price $120,000

Occupancy floor 68%

Sensitivity live

Price	-10% $504	-5% $471	+0% $437	+5% $403	+10% $369
Rent	-10% $310	-5% $373	+0% $437	+5% $500	+10% $563
Rate	-1.0pp $497	-0.5pp $467	base $437	+0.5pp $405	+1.0pp $374

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5326 Whiteway Dr Temple Terrace, FL	2.0	1.0	856	$900	$1.05	25d	1	0.03mi
11014 Le Jardin Cir Apt 102 Temple Terrace, FL	2.0	2.0	1100	$1,683	$1.53	18d	1	0.07mi
11014 Le Jardin Cir Apt 201 Temple Terrace, FL	2.0	2.0	1100	$1,683	$1.53	25d	1	0.07mi
11024 Le Jardin Cir Unit 202 Temple Terrace, FL	2.0	2.0	1100	$1,683	$1.53	6d	1	0.09mi
11074 Le Jardin Cir Apt 201 Temple Terrace, FL	2.0	2.0	1100	$1,683	$1.53	25d	1	0.10mi
10918 Le Jardin Cir Apt 202 Temple Terrace, FL	2.0	2.0	1100	$1,683	$1.53	25d	1	0.10mi
10924 Le Jardin Cir Unit 101 Temple Terrace, FL	2.0	2.0	1100	$1,583	$1.44	19d	1	0.10mi
11078 Le Jardin Cir Apt 101 Temple Terrace, FL	2.0	2.0	1100	$1,583	$1.44	23d	1	0.11mi
11050 Le Jardin Cir Temple Terrace, FL	2.0	2.0	1100	$1,583	$1.44	3d	2	0.11mi
11084 Le Jardin Cir Apt 101 Temple Terrace, FL	2.0	2.0	1100	$1,683	$1.53	16d	1	0.12mi
11048 Le Jardin Cir Apt 102 Temple Terrace, FL	2.0	2.0	1100	$1,583	$1.44	3d	1	0.12mi
11110 N 56th St Temple Terrace, FL	1.0–2.0	1.0–2.5	1130	$1,950	$1.73	0d	4	0.13mi
11088 Le Jardin Cir Unit 102 Temple Terrace, FL	2.0	2.0	1100	$1,583	$1.44	3d	1	0.13mi
10605 N 56th St Temple Terrace, FL	2.0–3.0	1.0–2.5	1212	$1,425	$1.18	4d	5	0.19mi
5119 Chilkoot St Tampa, FL	3.0	2.0	1073	$2,150	$2.00	25d	1	0.26mi
10307 Councils Way Temple Terrace, FL	3.0	2.0	1125	$1,800	$1.60	18d	1	0.31mi
210 Temple Valley Dr Temple Terrace, FL	3.0	2.0	1063	$1,950	$1.83	0d	1	0.31mi
11301 Devorah Ct Tampa, FL	2.0	2.0	1100	$1,583	$1.44	23d	1	0.33mi
11306 Rifka Ct Tampa, FL	2.0	2.0	1100	$1,683	$1.53	19d	1	0.33mi
11304 Devorah Ct Tampa, FL	2.0	2.0	1100	$1,583	$1.44	3d	1	0.34mi
11301 N 53rd St Temple Terrace, FL	2.0	2.0	1100	$1,583	$1.44	0d	2	0.35mi
11312 N 52nd St Tampa, FL	2.0	1.0	1000	$1,400	$1.40	23d	1	0.36mi
11312 N 52nd St Unit A16 Tampa, FL	2.0	1.0	1000	$1,400	$1.40	0d	1	0.36mi
11312 N 52nd St Unit A16 Tampa, FL	2.0	1.0	1000	$1,400	$1.40	19d	1	0.36mi
5304 Mary Ct Tampa, FL	2.0	2.0	1100	$1,683	$1.53	16d	1	0.36mi
11314 N 52nd St Unit B13 Tampa, FL	2.0	1.0	1000	$1,300	$1.30	25d	1	0.38mi
11314 N 52nd St Unit B17 Tampa, FL	2.0	1.0	1000	$1,400	$1.40	0d	1	0.38mi
11314 N 52nd St Unit B17 Tampa, FL	2.0	1.0	1000	$1,400	$1.40	6d	1	0.38mi
11314 N 52nd St Unit B5 Tampa, FL	2.0	1.0	1000	$1,400	$1.40	19d	1	0.38mi
11314 N 52nd St Unit B12 Tampa, FL	2.0	1.0	1000	$1,500	$1.50	6d	1	0.38mi
11316 N 52nd St Tampa, FL	2.0	1.0	1000	$1,400	$1.40	23d	1	0.39mi
5002 E Seneca Ave Tampa, FL	3.0	2.0	1004	$2,000	$1.99	25d	1	0.39mi
11316 N 52nd St Unit C14 Tampa, FL	2.0	1.0	1000	$1,400	$1.40	19d	1	0.39mi
11314 N 52nd St Tampa, FL	2.0	1.0	1000	$1,400	$1.40	23d	1	0.40mi
11314 N 52nd St Tampa, FL	2.0	1.0	1000	$1,250	$1.25	25d	1	0.40mi
11359 Stratton Park Dr Temple Terrace, FL	2.0	2.5	1110	$2,100	$1.89	25d	1	0.45mi
11325 N 50th St Tampa, FL	1.0–3.0	1.0–2.0	975	$1,570	$1.61	16d	1	0.46mi
5105 Mission Hills Ave Tampa, FL	1.0–2.0	1.0	775	$1,375	$1.77	0d	4	0.53mi
9805 N Myrtle St Tampa, FL	3.0	1.0	999	$1,900	$1.90	18d	1	0.63mi
5112 Temple Heights Rd Tampa, FL	2.0	1.5	875	$1,462	$1.67	4d	1	0.65mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $120,000 Active 40 DOM
2. 2026-06-18
   days on market $120,000 Active 37 DOM
3. 2026-06-17
   days on market $120,000 Active 36 DOM
4. 2026-06-16
   days on market $120,000 Active 35 DOM
5. 2026-06-15
   days on market $120,000 Active 34 DOM
6. 2026-06-13
   days on market $120,000 Active 32 DOM
7. 2026-06-13
   days on market $120,000 Active 31 DOM
8. 2026-06-09
   days on market $120,000 Active 28 DOM
9. 2026-06-08
   days on market $120,000 Active 27 DOM
10. 2026-06-07
    days on market $120,000 Active 26 DOM
11. 2026-06-04
    days on market $120,000 Active 23 DOM
12. 2026-06-03
    days on market $120,000 Active 22 DOM
13. 2026-06-02
    days on market $120,000 Active 21 DOM
14. 2026-06-01
    days on market $120,000 Active 20 DOM
15. 2026-05-31
    days on market $120,000 Active 19 DOM
16. 2026-05-12
    listed $120,000 Active 573-char remark
17. 2023-03-06
    soldstatus $80,000
18. 2011-12-28
    soldstatus $27,500
19. 2002-08-08
    soldstatus $48,000
20. 2000-02-07
    soldstatus $44,000
21. 1997-02-26
    soldstatus $19,500

ⓘ 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: $1,749 · $146/mo
• Projected year-2 tax: $1,749 · $146/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 ≥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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,164
• − Mortgage interest: −$6,722
• − Property taxes: −$1,749
• − Insurance: −$600
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$3,491
• Taxable income: $3,535
• Est. tax owed @ 24.0%: −$849
• After-tax cash flow: $4,390/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 — Temple Terrace

• Score: 80/100
• State rank: #123
• US rank: #1870

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Temple Terrace, FL
• County: Hillsborough County · 1,540,968 people
• City population: 65,509
• 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

+515.4% since first listed

6 events — show timeline

• 2026-05-12 Listed $120,000 FSBO.com
• 2023-03-06 Sold (Public Records) $80,000 Public Records
• 2011-12-28 Sold (Public Records) $27,500 Public Records
• 2002-08-08 Sold (Public Records) $48,000 Public Records
• 2000-02-07 Sold (Public Records) $44,000 Public Records
• 1997-02-26 Sold (Public Records) $19,500 Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,749 · +9.5% YoY. Source: county tax records.