309 Knottwood Ct #309 · Sun City Center, FL 33573

$110,000

2 bd · 2.0 ba · 1,073 sqft · Condo · 72 Days on market

Built 1988 Good condition $821/mo HOA · 49% of rent

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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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.2/30.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Appreciation +3.4/10.0
• Rent growth +3.2/5.0
• DSCR +0.0/10.0

Listing remarks MLS

This is not just a home - it’s a lifestyle, it’s low-maintenance living at its finest! Experience sun-drenched living in this impeccable, one owner, maintained 2BR/2BA condo retreat featuring a seamless flow to your private back lanai overlooking “YOUR OWN COMMUNITY POOL". This impeccable home has * * AIR CONDITIONER less than 3 years old * * NEWER ELECTRIC CONTROL PANEL * * PLANTATION SHUTTERS THROUGHOUT * * MANUAL PULL DOWN SHADE IN BACK LANAI. Your screen-enclosed lanai is the perfect private retreat for morning coffee or evening relaxation. This property is located in the highly sought-after, gated community of Kings Point. The community monthly fees cover roofing, painting, landscaping, cable, internet, water, pest control and many more exterior features available that creates the “lock and leave” lifestyle for seasonal residents or year-round comfort for those seeking the best of 55+ living. Drive your golf cart to friendly access clubhouses, clubs, activities, shopping, dining, grocery stores, medical offices, hospital, etc. , through the many miles of golf cart paths offered throughout this community. This home is designed for worry-free, maintenance-free living so you can enjoy the vibrant social hub of clubs and activities in this value-packed, gated-community, living retreat.

Key facts

• Gated community
• Community pool
• Golf cart paths

Tags

• PRIVATE BACK LANAI
• COMMUNITY POOL
• NEWER ELECTRIC CONTROL PANEL
• PLANTATION SHUTTERS THROUGHOUT
• GATED COMMUNITY
• GOLF CART PATHS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-250 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $74k (32.9% below list).
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $74k (32.9% 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); 605 active listings in the ZIP; 40 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 $761 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 72 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 49% 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 $73,759 (32.9% 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 72 days. Have you received any prior offers? Is the seller open to a 33% 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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.53% ✓
• Cap rate: 3.56%
• Cash-on-cash: -9.76%
• DSCR: 0.57
• GRM: 5.4

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: -33.9%
• Equity multiple: -0.10×
• Total profit: $-33,837
• Equity at exit: $16,401

10-year hold

• IRR: -43.1%
• Equity multiple: -0.63×
• Total profit: $-50,261
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,684 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$821
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-250

Break-even live

Break-even rent $2,002

Max offer price $73,759

Occupancy floor —

Sensitivity live

Price	-10% $-174	-5% $-212	+0% $-250	+5% $-288	+10% $-326
Rent	-10% $-384	-5% $-317	+0% $-250	+5% $-184	+10% $-117
Rate	-1.0pp $-195	-0.5pp $-222	base $-250	+0.5pp $-279	+1.0pp $-308

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 Knottwood Ct Sun City Center, FL	1.0	1.0	908	$1,290	$1.42	25d	1	0.05mi
323 Knottwood Ct #1 Sun City Center, FL	1.0	1.0	908	$1,090	$1.20	6d	1	0.05mi
301 Kings Blvd #138 Sun City Center, FL	1.0	1.5	1020	$1,800	$1.76	23d	1	0.22mi
1902 Dandridge St #12 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	15d	1	0.26mi
409 Feltham Trl Unit B Sun City Center, FL	2.0	2.0	984	$1,650	$1.68	25d	1	0.26mi
403 Finchley Ct Unit B Sun City Center, FL	2.0	2.0	960	$2,000	$2.08	25d	1	0.31mi
302 Canton Ct #62 Sun City Center, FL	1.0	1.5	800	$1,575	$1.97	19d	1	0.31mi
704 Tremont Greens Ln Unit 107 Sun City Center, FL	2.0	2.0	974	$1,700	$1.75	25d	1	0.34mi
306 Fowling Ct Sun City Center, FL	2.0	2.0	960	$1,700	$1.77	25d	1	0.38mi
1814 Foxhunt Dr Unit A Sun City Center, FL	1.0	1.5	800	$1,475	$1.84	25d	1	0.40mi
1901 Andover Way #38 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	25d	1	0.40mi
201 Bedford Trl Unit F128 Sun City Center, FL	2.0	2.0	960	$1,275	$1.33	25d	1	0.40mi
202 Bedford Trl #99 Sun City Center, FL	1.0	1.0	800	$1,500	$1.88	6d	1	0.42mi
101 Cambridge Trl Sun City Center, FL	1.0–2.0	1.5–2.0	880	$1,650	$1.88	12d	1	0.44mi
1906 Canterbury Ln #26 Sun City Center, FL	2.0	2.0	1200	$1,750	$1.46	0d	1	0.46mi
201 Bedford St #95 Sun City Center, FL	1.0	1.5	800	$1,450	$1.81	16d	1	0.46mi
201 Kings Blvd #19 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	25d	1	0.46mi
2202 Clubhouse Dr #169 Sun City Center, FL	2.0	2.0	984	$1,450	$1.47	6d	1	0.51mi
2202 Clubhouse Dr #187 Sun City Center, FL	1.0	1.5	800	$1,550	$1.94	25d	1	0.51mi
1802 Bedford Ln Sun City Center, FL	1.0–2.0	2.0	952	$1,800	$1.89	12d	2	0.51mi
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	800	$1,400	$1.75	19d	1	0.53mi
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	960	$1,375	$1.43	23d	1	0.53mi
110 Gloucester Blvd Sun City Center, FL	2.0	2.0	1136	$1,950	$1.72	0d	1	0.56mi
110 Gloucester Blvd Sun City Center, FL	2.0	2.0	1136	$1,950	$1.72	25d	1	0.56mi
2345 Glenmore Cir Unit 294 Sun City Center, FL	2.0	2.0	984	$1,500	$1.52	25d	1	0.59mi
2117 Harleston Pl Unit 2117 Sun City Center, FL	2.0	2.0	1448	$2,500	$1.73	25d	1	0.93mi
1103 Villeroy Dr Sun City Center, FL	3.0	2.0	1490	$2,500	$1.68	12d	1	0.95mi
1415 Langley Dr Sun City Center, FL	2.0	2.0	1359	$1,850	$1.36	25d	1	0.95mi
1528 Chevy Chase Dr Sun City Center, FL	2.0	2.0	1346	$2,000	$1.49	25d	1	0.98mi
207 Islip Way Sun City Center, FL	2.0	1.5	992	$1,500	$1.51	19d	1	0.99mi
2124 Hailstone Cir Sun City Center, FL	2.0	2.0	1000	$1,800	$1.80	25d	1	1.00mi
2006 Hampstead Cir Unit N/A Sun City Center, FL	2.0	2.0	1474	$1,800	$1.22	25d	1	1.06mi
1301 Warwick Ct Unit 1301 Sun City Center, FL	1.0	1.0	1102	$1,575	$1.43	25d	1	1.12mi
1005 Rickenbacker Dr Sun City Center, FL	2.0	1.0	1224	$1,595	$1.30	4d	1	1.14mi
2102 Hereford Dr #513 Sun City Center, FL	2.0	2.0	1000	$1,500	$1.50	25d	1	1.15mi
1309 Fairway Greens Dr Sun City Center, FL	3.0	2.0	1420	$1,750	$1.23	25d	1	1.23mi
1256 Corinth Greens Dr Sun City Center, FL	2.0	2.0	1450	$2,150	$1.48	16d	1	1.30mi
2052 Inverness Greens Dr Sun City Center, FL	2.0	2.0	1376	$2,100	$1.53	25d	1	1.32mi
1104 Desert Hills Dr Sun City Center, FL	2.0	2.0	1383	$1,825	$1.32	18d	1	1.44mi
1161 Jameson Greens Dr Sun City Center, FL	3.0	2.0	1292	$1,900	$1.47	25d	1	1.44mi

HOA detail condo

• Monthly dues: $821 · $9,852/yr
• Likely covers: waterelectricinternetcablelandscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $110,000 Active 72 DOM
2. 2026-06-18
   days on market $110,000 Active 69 DOM
3. 2026-06-17
   days on market $110,000 Active 68 DOM
4. 2026-06-16
   days on market $110,000 Active 67 DOM
5. 2026-06-15
   days on market $110,000 Active 66 DOM
6. 2026-06-13
   days on market $110,000 Active 64 DOM
7. 2026-06-13
   days on market $110,000 Active 63 DOM
8. 2026-06-09
   days on market $110,000 Active 60 DOM
9. 2026-06-08
   days on market $110,000 Active 59 DOM
10. 2026-06-07
    days on market $110,000 Active 58 DOM
11. 2026-06-04
    days on market $110,000 Active 55 DOM
12. 2026-06-03
    days on market $110,000 Active 54 DOM
13. 2026-06-02
    days on market $110,000 Active 53 DOM
14. 2026-06-01
    days on market $110,000 Active 52 DOM
15. 2026-05-31
    days on market $110,000 Active 51 DOM
16. 2026-04-10
    listed $110,000 Active 1352-char remark

    Show marketing remark (1352 chars)

    This is not just a home - it’s a lifestyle, it’s low-maintenance living at its finest! Experience sun-drenched living in this impeccable, one owner, maintained 2BR/2BA condo retreat featuring a seamless flow to your private back lanai overlooking “YOUR OWN COMMUNITY POOL". This impeccable home has * * AIR CONDITIONER less than 3 years old * * NEWER ELECTRIC CONTROL PANEL * * PLANTATION SHUTTERS THROUGHOUT * * MANUAL PULL DOWN SHADE IN BACK LANAI. Your screen-enclosed lanai is the perfect private retreat for morning coffee or evening relaxation. This property is located in the highly sought-after, gated community of Kings Point. The community monthly fees cover roofing, painting, landscaping, cable, internet, water, pest control and many more exterior features available that creates the “lock and leave” lifestyle for seasonal residents or year-round comfort for those seeking the best of 55+ living. Drive your golf cart to friendly access clubhouses, clubs, activities, shopping, dining, grocery stores, medical offices, hospital, etc. , through the many miles of golf cart paths offered throughout this community. This home is designed for worry-free, maintenance-free living so you can enjoy the vibrant social hub of clubs and activities in this value-packed, gated-community, living retreat.

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

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 · 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: $20,214
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − HOA: −$9,852
• − Depreciation: −$3,200
• Taxable loss: −$4,434
• Est. tax savings @ 24.0%: +$1,064
• After-tax cash flow: $-1,941/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, low-maintenance condo is in excellent condition and ready for immediate occupancy. It offers a private lanai and access to a community pool, making it an ideal choice for a lifestyle focused on relaxation and convenience.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Painting exterior — Improves curb appeal and adds value
• Both Landscaping around pool — Enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior — Improves curb appeal and adds value ↑
• Both Landscaping around pool — Enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-10 Listed $110,000 Stellar MLS as Distributed by MLS Grid