1901 Andover Way #38 · Sun City Center, FL 33573

$89,000

1 bd · 2.0 ba · 800 sqft · Condo public records · 14 Days on market

Built 1973 $562/mo HOA · 36% of rent

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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 +15.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 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

Listing remarks MLS

Welcome to this beautifully updated 1-bedroom, 1.5-bath condo located in the highly sought-after 55+ gated community of Kings Point in Sun City Center. This home has been thoughtfully updated throughout, including the removal of drop ceilings in the kitchen and bathrooms, the addition of crown molding, and fresh neutral paint throughout, while the powder room features a charming coastal feel. Both bathrooms have been completely renovated and include a gorgeous shower in the primary ensuite, and the spacious primary bedroom offers a comfortable and relaxing retreat with generous closet space. The updated kitchen features new countertops, a new sink, new base cabinets, and a new dishwasher. The home offers a bright, open living area with tile and laminate flooring throughout, with no carpet, as well as an enclosed lanai that conveniently houses the washer and dryer. For added peace of mind, the home includes a one-year American Home Shield home warranty. Kings Point is renowned for its low-maintenance, resort-style lifestyle, offering multiple clubhouses, indoor and outdoor pools, fitness centers, golf courses, pickleball and tennis courts, and an active social calendar. The monthly HOA fee covers water, cable, internet, and exterior maintenance, making this a truly hassle-free opportunity. Ideally located just minutes from shopping, dining, and medical facilities, with easy access to I-75, Tampa,

Key facts

• Gated community
• Pond view
• New toilets

Tags

• POND VIEW
• GATED COMMUNITY
• FLORIDA ROOM
• FRESH INTERIOR PAINT
• NEW CEILING FANS
• NEW TOILETS

Property features AI

Finance

• Other: Senior community; Pets not allowed; Home warranty included
• Financial info: Lease restrictions apply
• HOA & community: Monthly condo fee: $562; Annual association fees: $6,744; Association approval required; Community features: Clubhouse, Fitness center, Gated community, Golf course, Pool, Tennis courts, Pickleball courts, Recreational facilities, Maintenance, Wheelchair access, Handicap modified access, Community mailbox, Sidewalks, Deed restrictions, Vehicle restrictions; Association fee includes guard (24-hour), cable TV, pool, internet, sewer, water, maintenance (structure), pest control, private road, recreational facilities, escrow reserves fund

Exterior

• Parking: Assigned covered parking; 1-car carport
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Residential condominium; One story; First floor; Faces southwest
• Construction: Block and stucco construction; Built-up roof; Slab foundation; Built in 38 (building number 38)
• Exterior features: Covered enclosed rear porch; Sidewalk; Sliding doors; Pond frontage with water view (19 ft)

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Solid surface counters; Solid wood cabinets; Eat-in kitchen
• Bedrooms: 1 bedroom
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Solid surface counters; Solid wood cabinets
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside laundry; Inside utility

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $36 ($430/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).

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: schools 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 rising (+2.6%/yr); 602 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $615 of loan paydown is wiped out by about $3k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 36% 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 $89,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.75% ✓
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 4.8

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: -13.8%
• Equity multiple: 0.51×
• Total profit: $-12,305
• Equity at exit: $13,270

10-year hold

• IRR: -5.3%
• Equity multiple: 0.66×
• Total profit: $-8,459
• Equity at exit: $7,695

Cash invested: $24,920 (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: 602
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$467
• Tax from tax record: −$127 /mo · $1,527/yr
• Insurance: −$37
• HOA: −$562
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $36

Break-even live

Break-even rent $1,510

Max offer price $89,000

Occupancy floor 93%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1901 Andover Way #38 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	24d	1	0.03mi
201 Kings Blvd #19 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	24d	1	0.04mi
201 Bedford Trl Unit F128 Sun City Center, FL	2.0	2.0	960	$1,275	$1.33	24d	1	0.07mi
202 Bedford Trl #99 Sun City Center, FL	1.0	1.0	800	$1,500	$1.88	4d	1	0.09mi
201 Bedford St #95 Sun City Center, FL	1.0	1.5	800	$1,450	$1.81	14d	1	0.12mi
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	800	$1,400	$1.75	17d	1	0.19mi
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	960	$1,375	$1.43	21d	1	0.19mi
1802 Bedford Ln Sun City Center, FL	1.0–2.0	2.0	952	$1,500	$1.58	10d	2	0.21mi
403 Finchley Ct Unit B Sun City Center, FL	2.0	2.0	960	$2,000	$2.08	24d	1	0.22mi
306 Fowling Ct Sun City Center, FL	2.0	2.0	960	$1,700	$1.77	24d	1	0.22mi
409 Feltham Trl Unit B Sun City Center, FL	2.0	2.0	984	$1,650	$1.68	24d	1	0.22mi
301 Kings Blvd #138 Sun City Center, FL	1.0	1.5	1020	$1,800	$1.76	21d	1	0.22mi
101 Cambridge Trl Sun City Center, FL	1.0–2.0	1.5–2.0	880	$1,450	$1.65	11d	1	0.25mi
1814 Foxhunt Dr Unit A Sun City Center, FL	1.0	1.5	800	$1,475	$1.84	24d	1	0.28mi
2202 Clubhouse Dr #187 Sun City Center, FL	1.0	1.5	800	$1,550	$1.94	24d	1	0.38mi
2202 Clubhouse Dr #169 Sun City Center, FL	2.0	2.0	984	$1,450	$1.47	4d	1	0.38mi
302 Canton Ct #62 Sun City Center, FL	1.0	1.5	800	$1,575	$1.97	17d	1	0.40mi
323 Knottwood Ct #1 Sun City Center, FL	1.0	1.0	908	$1,090	$1.20	4d	1	0.46mi
323 Knottwood Ct Sun City Center, FL	1.0	1.0	908	$1,290	$1.42	24d	1	0.46mi
1902 Dandridge St #12 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	14d	1	0.57mi
2345 Glenmore Cir Unit 294 Sun City Center, FL	2.0	2.0	984	$1,500	$1.52	24d	1	0.63mi
207 Islip Way Sun City Center, FL	2.0	1.5	992	$1,500	$1.51	17d	1	0.64mi
1301 Warwick Ct Unit 1301 Sun City Center, FL	1.0	1.0	1102	$1,575	$1.43	24d	1	0.74mi
704 Tremont Greens Ln Unit 107 Sun City Center, FL	2.0	2.0	974	$1,700	$1.75	24d	1	0.76mi
2124 Hailstone Cir Sun City Center, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	1.27mi
704 Torrey Pines Ave Sun City Center, FL	2.0	1.0	981	$1,700	$1.73	14d	1	1.33mi
704 Torrey Pines Ave Sun City Center, FL	2.0	1.0	981	$1,675	$1.71	24d	1	1.33mi
2102 Hereford Dr #513 Sun City Center, FL	2.0	2.0	1000	$1,500	$1.50	24d	1	1.38mi

HOA detail condo

• Monthly dues: $562 · $6,744/yr
• Likely covers: waterinternetcableexterior maint.poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-18
   days on market $89,000 Active 14 DOM
2. 2026-06-17
   days on market $89,000 Active 13 DOM
3. 2026-06-16
   days on market $89,000 Active 12 DOM
4. 2026-06-15
   days on market $89,000 Active 11 DOM
5. 2026-06-13
   days on market $89,000 Active 9 DOM
6. 2026-06-13
   days on market $89,000 Active 8 DOM
7. 2026-06-09
   days on market $89,000 Active 5 DOM
8. 2026-06-08
   days on market $89,000 Active 4 DOM
9. 2026-06-07
   remarks 693-char remark
10. 2026-06-07
    listed $89,000 Active 3 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: $1,527 · $127/mo
• Projected year-2 tax: $1,527 · $127/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 3/10 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: $18,667
• − Mortgage interest: −$4,985
• − Property taxes: −$1,527
• − Insurance: −$445
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − HOA: −$6,744
• − Depreciation: −$2,589
• Taxable loss: −$610
• Est. tax savings @ 24.0%: +$146
• After-tax cash flow: $577/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

+383.7% since first listed

10 events — show timeline

• 2026-06-04 Listed $89,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $1,495 STELLARMLS
• 2026-04-07 Listed for Rent $1,625 STELLARMLS
• 2026-02-18 Sold (Public Records) $82,000 Public Records
• 2026-02-17 Sold (MLS) $82,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-19 Listed $89,000 Stellar MLS as Distributed by MLS Grid
• 2016-12-27 Sold (Public Records) $45,000 Public Records
• 2016-11-01 Sold (Public Records) $45,000 Public Records
• 2011-08-05 Sold (Public Records) $18,400 Public Records

Property tax history

+10.9%/yr

Latest (2025): $1,527 · +12.2% YoY. Source: county tax records.