1802 Bedford Ter #177 · Sun City Center, FL 33573

$99,999

2 bd · 2.0 ba · 960 sqft · Condo public records · 43 Days on market

Built 1973 $786/mo HOA · 47% 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 +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.4/30.0
• 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 +0.7/10.0

Listing remarks

BEST DEAL IN KINGS POINT, TWO BEDROOM, TWO BATHROOM , COVERED PARKING, AND AN END UNIT, IN THE BEST PLACE TO RETIRE. THE OWNER IS VERY MOTIVATED . IT IS PRICED ACCORDING SO YOU CAN REALLY MAKE IT YOUR OWN. A KING POINT WARRANTY IS IN PLACE AND WILL TRANSFER TO NEW OWNERS WITH TRANSFER FEE. KINGS POINT HAS SO MANY CLUBS , PICKLE BALL, CLUBHOUSES , POOLS , SO MANY ACTIVITIES. THIS IS ALSO A GOLF CART COMMUNITY, NEARBY SHOPPING , MEDICAL CARE IS ABUNDANT HERE, TWO MAJOR HOSPITALS LOCAL, AND STATE OF THE ART MOFFITT CANCER CENTER ALL CLOSE BY FOR YOUR CONVENIENCE AND PEACE OF MIND. THE BEACHES ARE CLOSE BY IF YOU EVER WANT TO LEAVE KINGS POINT, TAMPA AND THE AIRPORT IS CLOSE BY. WHAT ARE YOU WA

Key facts

• $786 HOA
• Community pool
• Built 1973

Property features AI

Finance

• Other: Partially furnished; Buyer approval required for community; Senior community (pets not allowed)
• Financial info: Lease restrictions apply
• HOA & community: Monthly condo fee $786; Annual association fees $9,432; Association approval required; Association amenities include clubhouse, fitness center, pool, tennis, racquetball, pickleball, shuffleboard, dog park, park, sidewalks, recreation facilities, maintenance, management, pest control, private road, wheelchair access, cable TV, internet, security; Association fee includes 24-hour guard, pool, cable TV, internet, insurance, maintenance (structure & grounds), management, sewer, trash, water, escrow reserves, fidelity bond

Exterior

• Parking: Covered parking
• Security: Gated community; 24-hour guard; Community security
• Utilities: Public water; Public sewer; Cable connected; High-speed internet available; Electricity connected; Sewer connected
• Home design: Residential condominium; One story; Facing east; Completed condition
• Construction: Stucco and frame construction; Built-up/other roof; Slab foundation; Built in or part of Bedford Terrace
• Exterior features: Covered, enclosed patio/porch; Sliding doors; Landscaped with trees; Paved private maintained road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Thermostat; Window treatments; Blinds
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $69k (30.5% below list).
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $69k (30.5% 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: 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $691 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

• It's been on market 43 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $100k implies a 203% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,467 (30.5% 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. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.66% ✓
• Cap rate: 4.22%
• Cash-on-cash: -7.41%
• DSCR: 0.67
• GRM: 5.0

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: -29.3%
• Equity multiple: 0.03×
• Total profit: $-27,282
• Equity at exit: $14,910

10-year hold

• IRR: -30.3%
• Equity multiple: -0.37×
• Total profit: $-38,224
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,658 high
• Mortgage (P&I): −$524
• Tax from tax record: −$131 /mo · $1,571/yr
• Insurance: −$42
• HOA: −$786
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-173

Break-even live

Break-even rent $1,877

Max offer price $69,467

Occupancy floor —

Sensitivity live

Price	-10% $-116	-5% $-145	+0% $-173	+5% $-201	+10% $-229
Rent	-10% $-304	-5% $-238	+0% $-173	+5% $-107	+10% $-42
Rate	-1.0pp $-122	-0.5pp $-147	base $-173	+0.5pp $-199	+1.0pp $-225

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	960	$1,375	$1.43	22d	1	0.03mi
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	800	$1,400	$1.75	18d	1	0.03mi
1802 Bedford Ln Sun City Center, FL	1.0–2.0	2.0	952	$1,800	$1.89	11d	2	0.08mi
201 Bedford St #95 Sun City Center, FL	1.0	1.5	800	$1,450	$1.81	15d	1	0.09mi
202 Bedford Trl #99 Sun City Center, FL	1.0	1.0	800	$1,500	$1.88	5d	1	0.13mi
201 Kings Blvd #19 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	25d	1	0.15mi
201 Bedford Trl Unit F128 Sun City Center, FL	2.0	2.0	960	$1,275	$1.33	25d	1	0.16mi
1901 Andover Way #38 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	25d	1	0.21mi
306 Fowling Ct Sun City Center, FL	2.0	2.0	960	$1,700	$1.77	25d	1	0.21mi
1814 Foxhunt Dr Unit A Sun City Center, FL	1.0	1.5	800	$1,475	$1.84	25d	1	0.25mi
403 Finchley Ct Unit B Sun City Center, FL	2.0	2.0	960	$2,000	$2.08	25d	1	0.26mi
409 Feltham Trl Unit B Sun City Center, FL	2.0	2.0	984	$1,650	$1.68	25d	1	0.30mi
301 Kings Blvd #138 Sun City Center, FL	1.0	1.5	1020	$1,800	$1.76	22d	1	0.39mi
101 Cambridge Trl Sun City Center, FL	1.0–2.0	1.5–2.0	880	$1,650	$1.88	12d	1	0.42mi
207 Islip Way Sun City Center, FL	2.0	1.5	992	$1,500	$1.51	18d	1	0.46mi
2202 Clubhouse Dr #169 Sun City Center, FL	2.0	2.0	984	$1,450	$1.47	5d	1	0.55mi
2202 Clubhouse Dr #187 Sun City Center, FL	1.0	1.5	800	$1,550	$1.94	25d	1	0.55mi
1301 Warwick Ct Unit 1301 Sun City Center, FL	1.0	1.0	1102	$1,575	$1.43	25d	1	0.58mi
302 Canton Ct #62 Sun City Center, FL	1.0	1.5	800	$1,575	$1.97	18d	1	0.58mi
323 Knottwood Ct #1 Sun City Center, FL	1.0	1.0	908	$1,090	$1.20	5d	1	0.58mi
323 Knottwood Ct Sun City Center, FL	1.0	1.0	908	$1,290	$1.42	25d	1	0.58mi
1902 Dandridge St #12 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	15d	1	0.74mi
2345 Glenmore Cir Unit 294 Sun City Center, FL	2.0	2.0	984	$1,500	$1.52	25d	1	0.81mi
704 Tremont Greens Ln Unit 107 Sun City Center, FL	2.0	2.0	974	$1,700	$1.75	25d	1	0.88mi
704 Torrey Pines Ave Sun City Center, FL	2.0	1.0	981	$1,700	$1.73	15d	1	1.20mi
704 Torrey Pines Ave Sun City Center, FL	2.0	1.0	981	$1,675	$1.71	25d	1	1.20mi
2124 Hailstone Cir Sun City Center, FL	2.0	2.0	1000	$1,800	$1.80	25d	1	1.45mi

HOA detail condo

• Monthly dues: $786 · $9,432/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $99,999 Active 43 DOM
2. 2026-06-17
   days on market $99,999 Active 42 DOM
3. 2026-06-16
   days on market $99,999 Active 41 DOM
4. 2026-06-15
   days on market $99,999 Active 40 DOM
5. 2026-06-13
   days on market $99,999 Active 38 DOM
6. 2026-06-13
   days on market $99,999 Active 37 DOM
7. 2026-06-09
   days on market $99,999 Active 34 DOM
8. 2026-06-08
   days on market $99,999 Active 33 DOM
9. 2026-06-07
   days on market $99,999 Active 32 DOM
10. 2026-06-04
    days on market $99,999 Active 29 DOM
11. 2026-06-03
    days on market $99,999 Active 28 DOM
12. 2026-06-02
    days on market $99,999 Active 27 DOM
13. 2026-06-01
    days on market $99,999 Active 26 DOM
14. 2026-05-31
    days on market $99,999 Active 25 DOM
15. 2026-05-06
    listed $99,999 Active 749-char remark
16. 2014-09-16
    soldstatus $33,000
17. 2000-06-27
    soldstatus $41,000
18. 1998-12-15
    soldstatus $20,000
19. 1990-05-01
    soldstatus $33,500
20. 1980-09-01
    soldstatus $33,500

ⓘ 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: $1,571 · $131/mo
• Projected year-2 tax: $1,571 · $131/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 · 27 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: $19,901
• − Mortgage interest: −$5,601
• − Property taxes: −$1,571
• − Insurance: −$500
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − HOA: −$9,432
• − Depreciation: −$2,909
• Taxable loss: −$3,297
• Est. tax savings @ 24.0%: +$791
• After-tax cash flow: $-1,283/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

+198.5% since first listed

6 events — show timeline

• 2026-05-06 Listed $99,999 Stellar MLS as Distributed by MLS Grid
• 2014-09-16 Sold (Public Records) $33,000 Public Records
• 2000-06-27 Sold (Public Records) $41,000 Public Records
• 1998-12-15 Sold (Public Records) $20,000 Public Records
• 1990-05-01 Sold (Public Records) $33,500 Public Records
• 1980-09-01 Sold (Public Records) $33,500 Public Records

Property tax history

+31.0%/yr

Latest (2025): $1,571 · +12.4% YoY. Source: county tax records.