1616 Layton Ct · Sun City Center, FL 33573

$150,000

2 bd · 2.0 ba · 1,203 sqft · Condo public records · 26 Days on market

Built 1989 $717/mo HOA · 38% 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).

• Cash flow +7.8/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• 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 +1.9/10.0

Listing remarks

One or more photo(s) has been virtually staged. This Expanded Somerset Model with a Large Screened Lanai Plus NEW Carpet in the living room and two bedrooms. Solar Tube for added light, plumbing is CPVC. Enjoy maintenance free living with the monthly fee covering, the roof replacement, pressure washing and painting the exterior, insurance on the building, water/sewer, cable TV with two cable boxes one of which is a DVR, wireless internet, pest control, watering the lawn, cutting the grass, trimming the shrubs, gated community with 24 hour guard coverage. Kings Point offers numerous choices for your ACTIVE lifestyle. Between the South Clubhouse and North Clubhouse and the 20/20 Centre Fitnes

Key facts

• Gated community
• North clubhouse
• Large screened lanai

Tags

• LARGE SCREENED LANAI
• SOLAR TUBE
• GATED COMMUNITY
• 24 HOUR GUARD COVERAGE
• SOUTH CLUBHOUSE
• NORTH CLUBHOUSE

Property features AI

Finance

• Other: Buyer approval required (community); Furnished: Unfurnished
• Financial info: Lease restrictions apply
• HOA & community: Monthly condo fee: $717; Total annual fees: $8,604; Association name: Sandy Lee; Association approval required for buyers; Association amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, tennis courts, pickleball courts, gated entry, recreation facilities and cable TV; Association fee covers 24-hour guard, cable TV, internet, pool, sewer, water, trash, common area taxes, maintenance (structure & grounds), pest control, management, private road, escrow reserves, and recreational facilities; Senior community; Community features include golf, club house, dog park, sidewalks, wheelchair access, and golf carts allowed; Pets not allowed

Exterior

• Parking: Driveway; Attached garage with garage door opener; Golf cart parking; 1 garage space
• Security: 24-hour guard included in association services
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Underground utilities; Water connected; Sewer connected
• Home design: Attached condominium; Single-story (one level); Faces northeast; Entry level: 1st floor
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as model: Somerset II
• Exterior features: Front porch; Rear screened porch; Rain gutters; Mature landscaping with trees; Corner lot in a cul-de-sac; Landscaped, level and paved lot; Asphalt road

Interior

• Kitchen: Dishwasher; Disposal; Range; Range hood; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Living room and dining room combo; Walk-in closets; Blinds; Smoke detectors
• Laundry & utility: Washer; Dryer; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (19.7% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $120k (19.7% 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: Cypress Creek Elementary School (math 40% / reading 40%, grade F, #1,491 of 2,144 statewide, top 70%, 957 students, 63% FRL); Shields Middle School (math 29% / reading 27%, grade F, #486 of 571 statewide, top 86%, 1,867 students, 68% FRL); Lennard High School (math 30% / reading 46%, grade F, #328 of 667 statewide, top 50%, 2,404 students, 47% FRL).
• Zoned-school proficiency averages 35% at this address vs 48% district-wide (-13 pts) — the specific schools serving this property underperform the Hillsborough average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.6%/yr); 605 active listings in the ZIP; 33 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).
• This rent runs 31% of the median local income ($73k/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 $1k 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

• It's been on market 26 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; list at $150k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 38% 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 $120,441 (19.7% 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. 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. 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?
7. 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.
8. 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.
9. 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: 1.25% ✓
• Cap rate: 4.95%
• Cash-on-cash: -4.78%
• DSCR: 0.79
• GRM: 6.7

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: -24.7%
• Equity multiple: 0.16×
• Total profit: $-35,217
• Equity at exit: $22,365

10-year hold

• IRR: -21.0%
• Equity multiple: -0.08×
• Total profit: $-45,427
• Equity at exit: $12,969

Cash invested: $42,000 (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: 605
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,877 high
• Mortgage (P&I): −$787
• Tax from tax record: −$84 /mo · $1,007/yr
• Insurance: −$62
• HOA: −$717
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-167

Break-even live

Break-even rent $2,089

Max offer price $120,441

Occupancy floor —

Sensitivity live

Price	-10% $-82	-5% $-125	+0% $-167	+5% $-210	+10% $-252
Rent	-10% $-316	-5% $-241	+0% $-167	+5% $-93	+10% $-19
Rate	-1.0pp $-92	-0.5pp $-129	base $-167	+0.5pp $-206	+1.0pp $-246

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1415 Langley Dr Sun City Center, FL	2.0	2.0	1359	$1,850	$1.36	26d	1	0.21mi
2124 Hailstone Cir Sun City Center, FL	2.0	2.0	1000	$1,800	$1.80	26d	1	0.29mi
2117 Harleston Pl Unit 2117 Sun City Center, FL	2.0	2.0	1448	$2,500	$1.73	26d	1	0.33mi
2006 Hampstead Cir Unit N/A Sun City Center, FL	2.0	2.0	1474	$1,800	$1.22	26d	1	0.38mi
2102 Hereford Dr #513 Sun City Center, FL	2.0	2.0	1000	$1,500	$1.50	26d	1	0.40mi
1161 Jameson Greens Dr Sun City Center, FL	3.0	2.0	1292	$1,900	$1.47	26d	1	0.85mi
1902 Dandridge St #12 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	16d	1	0.89mi
704 Tremont Greens Ln Unit 107 Sun City Center, FL	2.0	2.0	974	$1,700	$1.75	26d	1	0.94mi
2345 Glenmore Cir Unit 294 Sun City Center, FL	2.0	2.0	984	$1,500	$1.52	26d	1	0.98mi
110 Gloucester Blvd Sun City Center, FL	2.0	2.0	1136	$1,950	$1.72	0d	1	1.01mi
110 Gloucester Blvd Sun City Center, FL	2.0	2.0	1136	$1,950	$1.72	26d	1	1.01mi
1906 Canterbury Ln #26 Sun City Center, FL	2.0	2.0	1200	$1,750	$1.46	1d	1	1.03mi
302 Canton Ct #62 Sun City Center, FL	1.0	1.5	800	$1,575	$1.97	19d	1	1.06mi
3402 Salt Air Dr Ruskin, FL	1.0–3.0	1.0–2.0	1061	$1,981	$1.87	0d	42	1.08mi
323 Knottwood Ct #1 Sun City Center, FL	1.0	1.0	908	$1,090	$1.20	6d	1	1.11mi
323 Knottwood Ct Sun City Center, FL	1.0	1.0	908	$1,290	$1.42	26d	1	1.11mi
2068 Sifield Greens Way Sun City Center, FL	2.0	2.0	1414	$2,200	$1.56	26d	1	1.20mi
1256 Corinth Greens Dr Sun City Center, FL	2.0	2.0	1450	$2,150	$1.48	16d	1	1.21mi
2202 Clubhouse Dr #169 Sun City Center, FL	2.0	2.0	984	$1,450	$1.47	6d	1	1.23mi
2202 Clubhouse Dr #187 Sun City Center, FL	1.0	1.5	800	$1,550	$1.94	26d	1	1.23mi
2304 Pleasure Run Dr Ruskin, FL	3.0	2.0	1276	$1,970	$1.54	5d	1	1.23mi
301 Kings Blvd #138 Sun City Center, FL	1.0	1.5	1020	$1,800	$1.76	23d	1	1.24mi
3119 Sleepy River Ave Ruskin, FL	3.0	2.5	1421	$2,233	$1.57	1d	10	1.27mi
101 Cambridge Trl Sun City Center, FL	1.0–2.0	1.5–2.0	880	$1,650	$1.88	13d	1	1.30mi
2052 Inverness Greens Dr Sun City Center, FL	2.0	2.0	1376	$2,100	$1.53	26d	1	1.36mi
409 Feltham Trl Unit B Sun City Center, FL	2.0	2.0	984	$1,650	$1.68	26d	1	1.37mi
1309 Fairway Greens Dr Sun City Center, FL	3.0	2.0	1420	$1,750	$1.23	26d	1	1.39mi
403 Finchley Ct Unit B Sun City Center, FL	2.0	2.0	960	$2,000	$2.08	26d	1	1.42mi
1901 Andover Way #38 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	26d	1	1.43mi
201 Bedford Trl Unit F128 Sun City Center, FL	2.0	2.0	960	$1,275	$1.33	26d	1	1.47mi
201 Kings Blvd #19 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	26d	1	1.49mi
306 Fowling Ct Sun City Center, FL	2.0	2.0	960	$1,700	$1.77	26d	1	1.49mi
202 Bedford Trl #99 Sun City Center, FL	1.0	1.0	800	$1,500	$1.88	6d	1	1.50mi

HOA detail condo

• Monthly dues: $717 · $8,604/yr
• Likely covers: watersewerinternetcablesecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $150,000 Active 26 DOM
2. 2026-06-18
   days on market $150,000 Active 23 DOM
3. 2026-06-17
   days on market $150,000 Active 22 DOM
4. 2026-06-16
   days on market $150,000 Active 21 DOM
5. 2026-06-15
   days on market $150,000 Active 20 DOM
6. 2026-06-13
   days on market $150,000 Active 18 DOM
7. 2026-06-13
   days on market $150,000 Active 17 DOM
8. 2026-06-09
   days on market $150,000 Active 14 DOM
9. 2026-06-08
   days on market $150,000 Active 13 DOM
10. 2026-06-07
    days on market $150,000 Active 12 DOM
11. 2026-06-04
    days on market $150,000 Active 9 DOM
12. 2026-06-03
    days on market $150,000 Active 8 DOM
13. 2026-06-02
    days on market $150,000 Active 7 DOM
14. 2026-06-01
    days on market $150,000 Active 6 DOM
15. 2026-05-31
    days on market $150,000 Active 5 DOM
16. 2026-05-26
    listed $150,000 Active
17. 2012-11-28
    soldstatus $72,500
18. 1996-09-23
    soldstatus $59,800

ⓘ 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: $1,007 · $84/mo
• Projected year-2 tax: $1,245 · $104/mo
• Expected delta: +$238/yr (+$20/mo · 23.6%)

ⓘ 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 10/10 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: $22,522
• − Mortgage interest: −$8,402
• − Property taxes: −$1,007
• − Insurance: −$750
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − HOA: −$8,604
• − Depreciation: −$4,364
• Taxable loss: −$4,208
• Est. tax savings @ 24.0%: +$1,010
• After-tax cash flow: $-998/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: 26,495
• 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

+150.8% since first listed

3 events — show timeline

• 2026-05-26 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2012-11-28 Sold (Public Records) $72,500 Public Records
• 1996-09-23 Sold (Public Records) $59,800 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,007 · +7.5% YoY. Source: county tax records.