1902 Andover St #201 · Sun City Center, FL 33573

$119,900

2 bd · 2.0 ba · 960 sqft · Condo public records · 5 Days on market

Built 1973 $688/mo HOA · 41% of rent

---

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).

• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Appreciation +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +0.6/10.0

Listing remarks MLS

This is a must see and live in 2-2 in beautiful Kings Point of Sun City Center, Fla. 1 mile from I-75 for travel to all your favorite places. The many local restaurants are here to serve your needs. You can enjoy riding around in your golf cart as far west as HOME DEPOT OR EAST TO WaLMART. HILLSBOROUGH COUNTY HAS BUILT A SPECIAL GOLF CART PATH TO GET THE GOLF CART OWNERS TO ALL THESE SUN cITY CENTER areas which ALLOWS DRIVING GOLF CART UNTIL SUNSET AND kINGS pOINT ALLOWS TRAVELING AT ALL HOURS. YOU WILL HAVE FOR YOUR ENJOYMENT HEated indoor pools, outdoor pools, indoor heated spas, sauna, exercise rooms, golf, racket ball, Billiard pool, lawn bowling, tennis, basketball and gardening. You will be close to the Sun City Center hospital, shopping centers, doctors and medical offices, 5 grocery stores within a 1 mille drive, religious worshiping of your choice. With the HOA taKING CARE OF ALL YOUR REPAIR NEEDS INCLUDED IN YOUR CONDO FEES YOU CAN SPEND YOUR TIME AS YOU WISH. yOU CAN ALSO CONTRACT ANY OF YOUR SERVICE NEEDS ON THE INSIDE TO Outside SERVICE COMPANIES THAT YOU WISH NOT TO DO YOURSELF. YOU WILL BE ABLE TO PLANT THE PLANTS YOU LOVE IN YOUR COMMON AREA. YOUR CABLE, WATER, SEWER AND TRASH IS INCLUDED IN YOUR FEES. CONTRACT THIS UNIT SO YOU CAN START THE LIFE WITH ALL THE ABOVE ITEMS JUST FOR YOU. jOIN THE MANY SERVICE CLUBS THAT ARE HERE FOR YOUR ENJOYMENT.

Key facts

• Updated flooring
• Extended countertop
• In-unit laundry area

Tags

• UPDATED FLOORING
• TANKLESS WATER HEATER
• REMODELED WALK-IN SHOWER
• EXTENDED COUNTERTOP
• IN-UNIT LAUNDRY AREA
• ASSIGNED COVERED PARKING SPACE

Property features AI

Finance

• Financial info: Lease restrictions apply; Total annual association fees: $8,256; Unfurnished
• HOA & community: Monthly HOA fee of $688 (includes 24-hour guard, cable TV, internet, pool, maintenance of structure and grounds, management, pest control, private road, recreational facilities, security, water, common area taxes); Association amenities: clubhouse, fitness center, pool, spa/hot tub, sauna, tennis courts, pickleball courts, shuffleboard, trails, golf course, recreation facilities, gated community, security, vehicle restrictions, fence restrictions; Association approval required; Senior community; Pets not allowed; Community features: clubhouse, community mailbox, dog park, sidewalks, street lights, irrigation with reclaimed water, golf carts allowed

Exterior

• Parking: Assigned covered parking; 1-car carport
• Security: Gated community; Security gate; Smoke detectors
• Utilities: Public water; Public sewer; Cable connected; High-speed internet / BB/HS available; Electricity connected; Phone available; Sewer connected; Water connected; Underground utilities
• Home design: Attached condominium; One story; Faces south; Entry on first floor (floor 1)
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Building name: ANDOVER I; Completed condition
• Exterior features: Lighting; Sliding doors; Street dead-end; Paved roads; Private maintained road

Interior

• Kitchen: Convection oven; Range / Cooktop with range hood; Dishwasher; Disposal; Refrigerator; Exhaust fan
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room and dining room combo; Thermostat; Window treatments (blinds, shades, double-pane windows)
• Laundry & utility: Washer and dryer in unit; Laundry closet; Electric water heater; Tankless water heater; Water softener

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $82k (31.5% below list).
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $82k (31.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 78/100 on livability (#178 in FL, #2,736 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime B+; Watch: 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.
• Zoned schools: Schwarzkopf Elementary School (math 78% / reading 75%, grade A, #185 of 2,144 statewide, top 9%, 590 students, 39% FRL); Lennard High School (math 30% / reading 46%, grade F, #328 of 667 statewide, top 50%, 2,404 students, 47% FRL).
• Market conditions: Rents rising (+2.6%/yr); 605 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y 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 $80k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 41% 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 $82,117 (31.5% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-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 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: 1.39% ✓
• Cap rate: 4.15%
• Cash-on-cash: -7.64%
• DSCR: 0.66
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.65% rent growth · sell at horizon

5-year hold

• IRR: -29.9%
• Equity multiple: 0.01×
• Total profit: $-33,179
• Equity at exit: $17,877

10-year hold

• IRR: -31.8%
• Equity multiple: -0.40×
• Total profit: $-46,961
• Equity at exit: $10,367

Cash invested: $33,572 (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 33573

• Home prices YoY: -1.2%
• Rents YoY: 2.6%
• Active inventory: 605
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,668 high
• Mortgage (P&I): −$629
• Tax from tax record: −$165 /mo · $1,975/yr
• Insurance: −$50
• HOA: −$688
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-214

Break-even live

Break-even rent $1,938

Max offer price $82,117

Occupancy floor —

Sensitivity live

Price	-10% $-146	-5% $-180	+0% $-214	+5% $-248	+10% $-282
Rent	-10% $-346	-5% $-280	+0% $-214	+5% $-148	+10% $-82
Rate	-1.0pp $-153	-0.5pp $-183	base $-214	+0.5pp $-245	+1.0pp $-277

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Kings Blvd #138 Sun City Center, FL	1.0	1.5	1020	$1,800	$1.76	23d	1	0.10mi
323 Knottwood Ct #1 Sun City Center, FL	1.0	1.0	908	$1,090	$1.20	6d	1	0.18mi
323 Knottwood Ct Sun City Center, FL	1.0	1.0	908	$1,290	$1.42	25d	1	0.18mi
302 Canton Ct #62 Sun City Center, FL	1.0	1.5	800	$1,575	$1.97	19d	1	0.20mi
409 Feltham Trl Unit B Sun City Center, FL	2.0	2.0	984	$1,650	$1.68	25d	1	0.23mi
1902 Dandridge St #12 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	15d	1	0.26mi
403 Finchley Ct Unit B Sun City Center, FL	2.0	2.0	960	$2,000	$2.08	25d	1	0.28mi
1901 Andover Way #38 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	25d	1	0.29mi
101 Cambridge Trl Sun City Center, FL	1.0–2.0	1.5–2.0	880	$1,650	$1.88	12d	1	0.31mi
201 Bedford Trl Unit F128 Sun City Center, FL	2.0	2.0	960	$1,275	$1.33	25d	1	0.32mi
202 Bedford Trl #99 Sun City Center, FL	1.0	1.0	800	$1,500	$1.88	6d	1	0.34mi
306 Fowling Ct Sun City Center, FL	2.0	2.0	960	$1,700	$1.77	25d	1	0.35mi
201 Kings Blvd #19 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	25d	1	0.36mi
2202 Clubhouse Dr #169 Sun City Center, FL	2.0	2.0	984	$1,450	$1.47	6d	1	0.37mi
2202 Clubhouse Dr #187 Sun City Center, FL	1.0	1.5	800	$1,550	$1.94	25d	1	0.37mi
201 Bedford St #95 Sun City Center, FL	1.0	1.5	800	$1,450	$1.81	16d	1	0.38mi
1814 Foxhunt Dr Unit A Sun City Center, FL	1.0	1.5	800	$1,475	$1.84	25d	1	0.39mi
1802 Bedford Ln Sun City Center, FL	1.0–2.0	2.0	952	$1,800	$1.89	12d	2	0.46mi
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	960	$1,375	$1.43	23d	1	0.47mi
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	800	$1,400	$1.75	19d	1	0.47mi
704 Tremont Greens Ln Unit 107 Sun City Center, FL	2.0	2.0	974	$1,700	$1.75	25d	1	0.47mi
2345 Glenmore Cir Unit 294 Sun City Center, FL	2.0	2.0	984	$1,500	$1.52	25d	1	0.49mi
207 Islip Way Sun City Center, FL	2.0	1.5	992	$1,500	$1.51	19d	1	0.93mi
2124 Hailstone Cir Sun City Center, FL	2.0	2.0	1000	$1,800	$1.80	25d	1	1.00mi
1301 Warwick Ct Unit 1301 Sun City Center, FL	1.0	1.0	1102	$1,575	$1.43	25d	1	1.05mi
2102 Hereford Dr #513 Sun City Center, FL	2.0	2.0	1000	$1,500	$1.50	25d	1	1.13mi

HOA detail condo

• Monthly dues: $688 · $8,256/yr
• Likely covers: watersewertrashcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-21
   days on market $119,900 Active 5 DOM
2. 2026-06-18
   days on market $119,900 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $119,900 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: $1,975 · $165/mo
• Projected year-2 tax: $1,975 · $165/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,012
• − Mortgage interest: −$6,716
• − Property taxes: −$1,975
• − Insurance: −$600
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − HOA: −$8,256
• − Depreciation: −$3,488
• Taxable loss: −$4,225
• Est. tax savings @ 24.0%: +$1,014
• After-tax cash flow: $-1,553/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 — Sun City Center

• Score: 78/100
• State rank: #178
• US rank: #2736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sun City Center, FL
• County: Hillsborough County · 1,540,968 people
• City population: 35,362
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 35,362
• Household income: $72,834
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 1382.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 13% Two or more races 11% Black 10% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 10% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -3.27%
• Current HPI: 272.9767
• Rent YoY: ▲ 2.65%
• 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

+531.1% since first listed

18 events — show timeline

• 2026-06-16 Listed $119,900 Stellar MLS as Distributed by MLS Grid
• 2021-04-10 Sold (Public Records) $80,000 Public Records
• 2021-03-30 Sold (MLS) $80,000 Stellar MLS as Distributed by MLS Grid
• 2021-02-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-08-26 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2019-04-18 Sold (Public Records) $78,000 Public Records
• 2019-03-04 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-03-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-02-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-02-02 Price Changed $79,900 Stellar MLS as Distributed by MLS Grid
• 2019-02-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-01-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-12-11 Price Changed $83,000 Stellar MLS as Distributed by MLS Grid
• 2018-11-27 Price Changed $87,000 Stellar MLS as Distributed by MLS Grid
• 2018-11-17 Price Changed $89,900 Stellar MLS as Distributed by MLS Grid
• 2018-10-30 Listed $94,000 Stellar MLS as Distributed by MLS Grid
• 1988-04-01 Sold (Public Records) $35,000 Public Records
• 1974-01-01 Sold (Public Records) $19,000 Public Records

Property tax history

+33.3%/yr

Latest (2025): $1,975 · +5.5% YoY. Source: county tax records.