943 Spotted Egret Loop · Ruskin, FL 33570

$259,990

3 bd · 2.5 ba · 1,463 sqft · Land · 69 Days on market

Built 2026 $127/mo HOA · 6% of rent ↓ 7% since listing

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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).

• Cash flow +9.7/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• DSCR +2.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. Ruskin Reserve is NO CDD community that offers a mix of single-family homes and townhomes designed for modern living. Conveniently located near US-41 and I-75, the community provides easy access to Tampa, Apollo Beach, and Sun City Center. Enjoy nearby outdoor attractions like EG Simmons Regional Park and Little Manatee River State Park, along with a variety of shopping, dining, and entertainment options. Homes in Ruskin Reserve feature Smart Home System, durable concrete block construction, and energy-efficient designs, making this community ideal for families and professionals alike. Pictures, photographs, colors, features, and sizes are for illustration purposes only

Key facts

• No cdd community
• Smart home system
• Easy access to tampa

Tags

• NO CDD COMMUNITY
• EASY ACCESS TO TAMPA
• ENERGY EFFICIENT DESIGNS
• SMART HOME SYSTEM
• NEARBY OUTDOOR ATTRACTIONS

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $260k.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (14.6% below list).
• Recommended offer: $222k (14.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#392 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute B+; Watch: amenities F, health & safety 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.
• Zoned schools: Thompson Elementary (math 42% / reading 40%, grade F, #1,454 of 2,144 statewide, top 69%, 744 students, 69% FRL); Lennard High School (math 30% / reading 46%, grade F, #328 of 667 statewide, top 50%, 2,404 students, 47% FRL).
• Market conditions: Rents flat; 489 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 37% of the median local income ($72k/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 $2k of loan paydown is wiped out by about $8k 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 69 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.

Recommended offer $221,927 (14.6% 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 69 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.85% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.81%
• DSCR: 0.87
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.21×
• Total profit: $-57,471
• Equity at exit: $38,765

10-year hold

• IRR: -25.7%
• Equity multiple: -0.12×
• Total profit: $-81,645
• Equity at exit: $22,479

Cash invested: $72,797 (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 33570

• Home prices YoY: -28.8%
• Rents YoY: 0.9%
• Active inventory: 489
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,219 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$127
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-171

Break-even live

Break-even rent $2,435

Max offer price $235,317

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: $64,998
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1029 Spotted Egret Loop Ruskin, FL	3.0	2.5	1463	$2,150	$1.47	5d	1	0.03mi
424 Newmont Cir Ruskin, FL	3.0	3.0	1707	$1,950	$1.14	24d	1	0.57mi
1251 9th St SE Ruskin, FL	3.0–4.0	2.0–2.5	1650	$2,111	$1.28	5d	1	0.65mi
724 Royal Empress Dr Ruskin, FL	3.0	2.5	1796	$2,195	$1.22	3d	1	0.68mi
320 Blue Point Dr Ruskin, FL	4.0	2.0	1767	$2,145	$1.21	3d	1	0.72mi
1409 Delano Trent St Ruskin, FL	3.0	2.0	1238	$1,800	$1.45	5d	1	0.73mi
811 15th St NE Ruskin, FL	3.0	3.0	1870	$2,076	$1.11	14d	1	0.76mi
1609 Carson White Ln Ruskin, FL	4.0	3.0	1808	$2,215	$1.23	2d	1	0.81mi
1113 Brenton Leaf Dr Ruskin, FL	3.0	2.0	1383	$1,985	$1.44	20d	1	0.89mi
2025 Peaceful Palm St Ruskin, FL	4.0	2.0	1606	$2,600	$1.62	14d	1	0.99mi
1216 Humble Haven St Ruskin, FL	2.0	1.0	1400	$1,300	$0.93	4d	1	1.04mi
213 6th Ave NW Ruskin, FL	3.0	1.0	1620	$1,795	$1.11	2d	1	1.14mi
1740 Chatham Green Cir Ruskin, FL	3.0	2.0	1378	$2,200	$1.60	3d	1	1.20mi
1501 21st St SE Ruskin, FL	4.0	2.0	1618	$2,155	$1.33	4d	1	1.22mi
966 Kelly Fern Loop Ruskin, FL	3.0	2.0	1412	$2,190	$1.55	4d	1	1.23mi
2541 Sunray Venus Way Ruskin, FL	2.0	2.5	1690	$1,900	$1.12	15d	1	1.24mi
2340 Harris Hawk Ave Ruskin, FL	3.0	2.0	1420	$2,049	$1.44	24d	1	1.26mi
837 Chatham Walk Dr Ruskin, FL	3.0	2.0	1404	$2,350	$1.67	24d	1	1.26mi
720 Chatham Walk Dr Ruskin, FL	3.0	2.0	1404	$1,985	$1.41	5d	1	1.33mi
2655 Buttercup Lucine Ln Ruskin, FL	2.0	2.5	1540	$2,000	$1.30	11d	1	1.35mi
2304 Pleasure Run Dr Ruskin, FL	3.0	2.0	1276	$1,970	$1.54	4d	1	1.39mi
1827 Harbour Blue St Ruskin, FL	3.0	2.0	1352	$1,995	$1.48	24d	1	1.47mi

HOA detail

• Monthly dues: $127 · $1,524/yr

Listing history 5 events

1. 2026-04-13
   status Pending
2. 2026-04-08
   price $259,990
3. 2026-04-01
   price $282,990
4. 2026-02-17
   price $281,990
5. 2026-02-03
   listed $279,990 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,631
• − Mortgage interest: −$14,563
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,130
• − Management: −$2,130
• − HOA: −$1,524
• − Depreciation: −$7,563
• Taxable loss: −$6,480
• Est. tax savings @ 24.0%: +$1,555
• After-tax cash flow: $-491/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 — Ruskin

• Score: 71/100
• State rank: #392
• US rank: #6879

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ruskin, FL
• County: Hillsborough County · 1,540,968 people
• City population: 33,319
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 33,319
• Household income: $72,172
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 611.0

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 0.69)
• Race & ethnicity: White 40% Hispanic / Latino 32% Black 23% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 6% Cuban 1% Dominican 4%
• Common ancestry: Italian 2% Romanian 2% Hispanic 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 72% English-only · Spanish 23% French/Haitian/Cajun 2%

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: ▼ -112.10%
• Current HPI: 277.8257
• Rent YoY: ▲ 0.90%
• 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

-7.1% since first listed

5 events — show timeline

• 2026-04-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $259,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $282,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-17 Price Changed $281,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Listed $279,990 Stellar MLS as Distributed by MLS Grid