1505 Oak Pond St · Ruskin, FL 33570

$325,000

5 bd · 3.0 ba · 3,305 sqft · SingleFamily public records · 66 Days on market

Built 2013 5,926 sqft lot $90/mo HOA · 3% 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 +12.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.2/10.0
• Schools +4.2/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this stunning home in the gated community of Hawks Point, Ruskin FL. This contemporary residence offers a truly exceptional and spacious floor plan. Featuring 5 bedrooms and 3 bathrooms, this home provides ample space for a growing family or for hosting guests. The generous layout includes a large family room, formal living room, and an elegant dining room with a bar, perfect for both daily living and special occasions. With high ceilings and an open kitchen that flows seamlessly into the main living areas, the home feels bright, airy, and expansive. This home is a fantastic opportunity for the new owner to add their personal touch and make it their own. With a little imagination and TLC, you can transform this property into the forever home you've always dreamed of. Schedule your tour today!

Key facts

• Gated community
• Elegant dining room
• Large family room

Tags

• GATED COMMUNITY
• LARGE FAMILY ROOM
• FORMAL LIVING ROOM
• ELEGANT DINING ROOM
• OPEN KITCHEN

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-53 ($-635/yr) — negative.
• To cash-flow at today's rent, offer at most $316k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (7.7% below list).
• Recommended offer: $300k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.7% in Ruskin — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#392 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute B+; Watch: amenities F, health & safety 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 flat; 497 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• At $2,999/mo this rent would consume 50% of the median local household income ($72k/yr) (locally 611% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 66 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,898 (7.7% 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. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 8% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.32×
• Total profit: $-62,086
• Equity at exit: $48,459

10-year hold

• IRR: -18.6%
• Equity multiple: 0.10×
• Total profit: $-82,197
• Equity at exit: $28,100

Cash invested: $91,000 (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 33570

• Home prices YoY: -28.8%
• Rents YoY: 0.9%
• Active inventory: 497
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,999 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$492 /mo · $5,908/yr
• Insurance: −$135
• HOA: −$90
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $-53

Break-even live

Break-even rent $3,066

Max offer price $315,656

Occupancy floor 97%

Sensitivity live

Price	-10% $131	-5% $39	+0% $-53	+5% $-145	+10% $-237
Rent	-10% $-290	-5% $-171	+0% $-53	+5% $66	+10% $184
Rate	-1.0pp $111	-0.5pp $30	base $-53	+0.5pp $-137	+1.0pp $-223

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1044 Kelly Fern Loop Ruskin, FL	4.0	3.0	2289	$2,900	$1.27	26d	1	0.38mi
939 Kelly Fern Loop Ruskin, FL	4.0	2.5	2406	$2,600	$1.08	0d	1	0.56mi
5415 Amaryllis Garden St Apollo Beach, FL	4.0	2.5	2635	$2,695	$1.02	5d	1	0.78mi
1438 Delano Trent St Ruskin, FL	4.0	2.5	2275	$2,119	$0.93	24d	1	1.12mi
1118 Wynnmere Walk Ave Ruskin, FL	5.0	3.0	2563	$3,200	$1.25	26d	1	1.35mi
7109 Paradise Island Ct Sun City Center, FL	4.0	2.5	2635	$2,600	$0.99	26d	1	1.43mi
7217 Wash Island Dr Sun City Center, FL	4.0	3.0	2577	$2,595	$1.01	26d	1	1.45mi

HOA detail

• Monthly dues: $90 · $1,080/yr
• Likely covers: security

Listing history 13 events

1. 2025-11-29
   status Pending 814-char remark

   Show marketing remark (814 chars)

   Welcome to this stunning home in the gated community of Hawks Point, Ruskin FL. This contemporary residence offers a truly exceptional and spacious floor plan. Featuring 5 bedrooms and 3 bathrooms, this home provides ample space for a growing family or for hosting guests. The generous layout includes a large family room, formal living room, and an elegant dining room with a bar, perfect for both daily living and special occasions. With high ceilings and an open kitchen that flows seamlessly into the main living areas, the home feels bright, airy, and expansive. This home is a fantastic opportunity for the new owner to add their personal touch and make it their own. With a little imagination and TLC, you can transform this property into the forever home you've always dreamed of. Schedule your tour today!

2. 2025-11-26
   status Pending
3. 2025-11-19
   listed $325,000 Active 814-char remark

   Show marketing remark (814 chars)

   Welcome to this stunning home in the gated community of Hawks Point, Ruskin FL. This contemporary residence offers a truly exceptional and spacious floor plan. Featuring 5 bedrooms and 3 bathrooms, this home provides ample space for a growing family or for hosting guests. The generous layout includes a large family room, formal living room, and an elegant dining room with a bar, perfect for both daily living and special occasions. With high ceilings and an open kitchen that flows seamlessly into the main living areas, the home feels bright, airy, and expansive. This home is a fantastic opportunity for the new owner to add their personal touch and make it their own. With a little imagination and TLC, you can transform this property into the forever home you've always dreamed of. Schedule your tour today!

4. 2025-10-31
   price $325,000
5. 2025-10-14
   price $350,000
6. 2025-09-21
   listed $375,000 Active
7. 2017-07-28
   soldstatus $283,000 Sold 1183-char remark

   Show marketing remark (1183 chars)

   Gorgeous Monte Carlo Lennar Build with upgraded stone curb appeal! This home offers 5 spacious bedrooms, 3 full bath, bonus room, loft, and 3 car tandem garage! Walk into the open formal living and dining room offering stylish wood floors, with tall entryways and beautiful architectural arches. The kitchen offers maple wood staggered cabinets with upper crown molding, granite countertops, stainless steel appliances, kitchen island with breakfast bar, huge pantry, breakfast nook, and it's open to the large family room! Head upstairs, opening into the loft, perfect space for the family to play, homework or any other activities, connected to the large bonus room which makes a great movie theaters or game room! The master suite offers lots of natural lighting, two walk in closets, huge bath with garden tub, stand up shower, dual sinks, and private commode. Relax in the covered lanai while enjoying the peaceful conversation views and private backyard. With a fully fenced yard, lets the family or pets play free! Located in a gated community with lots of amenities, such as resort style pools, play grounds, gym, amenity center with games and more!! Call Andi for more info!

8. 2017-06-19
   price $283,000 1183-char remark

   Show marketing remark (1183 chars)

   Gorgeous Monte Carlo Lennar Build with upgraded stone curb appeal! This home offers 5 spacious bedrooms, 3 full bath, bonus room, loft, and 3 car tandem garage! Walk into the open formal living and dining room offering stylish wood floors, with tall entryways and beautiful architectural arches. The kitchen offers maple wood staggered cabinets with upper crown molding, granite countertops, stainless steel appliances, kitchen island with breakfast bar, huge pantry, breakfast nook, and it's open to the large family room! Head upstairs, opening into the loft, perfect space for the family to play, homework or any other activities, connected to the large bonus room which makes a great movie theaters or game room! The master suite offers lots of natural lighting, two walk in closets, huge bath with garden tub, stand up shower, dual sinks, and private commode. Relax in the covered lanai while enjoying the peaceful conversation views and private backyard. With a fully fenced yard, lets the family or pets play free! Located in a gated community with lots of amenities, such as resort style pools, play grounds, gym, amenity center with games and more!! Call Andi for more info!

9. 2017-06-19
   status Pending 1183-char remark

   Show marketing remark (1183 chars)

   Gorgeous Monte Carlo Lennar Build with upgraded stone curb appeal! This home offers 5 spacious bedrooms, 3 full bath, bonus room, loft, and 3 car tandem garage! Walk into the open formal living and dining room offering stylish wood floors, with tall entryways and beautiful architectural arches. The kitchen offers maple wood staggered cabinets with upper crown molding, granite countertops, stainless steel appliances, kitchen island with breakfast bar, huge pantry, breakfast nook, and it's open to the large family room! Head upstairs, opening into the loft, perfect space for the family to play, homework or any other activities, connected to the large bonus room which makes a great movie theaters or game room! The master suite offers lots of natural lighting, two walk in closets, huge bath with garden tub, stand up shower, dual sinks, and private commode. Relax in the covered lanai while enjoying the peaceful conversation views and private backyard. With a fully fenced yard, lets the family or pets play free! Located in a gated community with lots of amenities, such as resort style pools, play grounds, gym, amenity center with games and more!! Call Andi for more info!

10. 2017-05-10
    price $274,900 1183-char remark

    Show marketing remark (1183 chars)

    Gorgeous Monte Carlo Lennar Build with upgraded stone curb appeal! This home offers 5 spacious bedrooms, 3 full bath, bonus room, loft, and 3 car tandem garage! Walk into the open formal living and dining room offering stylish wood floors, with tall entryways and beautiful architectural arches. The kitchen offers maple wood staggered cabinets with upper crown molding, granite countertops, stainless steel appliances, kitchen island with breakfast bar, huge pantry, breakfast nook, and it's open to the large family room! Head upstairs, opening into the loft, perfect space for the family to play, homework or any other activities, connected to the large bonus room which makes a great movie theaters or game room! The master suite offers lots of natural lighting, two walk in closets, huge bath with garden tub, stand up shower, dual sinks, and private commode. Relax in the covered lanai while enjoying the peaceful conversation views and private backyard. With a fully fenced yard, lets the family or pets play free! Located in a gated community with lots of amenities, such as resort style pools, play grounds, gym, amenity center with games and more!! Call Andi for more info!

11. 2017-03-06
    listed $279,900 Active 1183-char remark

    Show marketing remark (1183 chars)

    Gorgeous Monte Carlo Lennar Build with upgraded stone curb appeal! This home offers 5 spacious bedrooms, 3 full bath, bonus room, loft, and 3 car tandem garage! Walk into the open formal living and dining room offering stylish wood floors, with tall entryways and beautiful architectural arches. The kitchen offers maple wood staggered cabinets with upper crown molding, granite countertops, stainless steel appliances, kitchen island with breakfast bar, huge pantry, breakfast nook, and it's open to the large family room! Head upstairs, opening into the loft, perfect space for the family to play, homework or any other activities, connected to the large bonus room which makes a great movie theaters or game room! The master suite offers lots of natural lighting, two walk in closets, huge bath with garden tub, stand up shower, dual sinks, and private commode. Relax in the covered lanai while enjoying the peaceful conversation views and private backyard. With a fully fenced yard, lets the family or pets play free! Located in a gated community with lots of amenities, such as resort style pools, play grounds, gym, amenity center with games and more!! Call Andi for more info!

12. 2013-10-30
    soldstatus $241,990
13. 2013-10-30
    listed $241,990

ⓘ 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: $5,908 · $492/mo
• Projected year-2 tax: $5,908 · $492/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 ≥107°F today · 29 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: $35,988
• − Mortgage interest: −$18,205
• − Property taxes: −$5,908
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,879
• − Management: −$2,879
• − HOA: −$1,080
• − Depreciation: −$9,455
• Taxable loss: −$6,043
• Est. tax savings @ 24.0%: +$1,450
• After-tax cash flow: $816/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 — Ruskin

• Score: 71/100
• State rank: #392
• US rank: #6879

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ruskin, FL
• County: Hillsborough County · 1,540,968 people
• City population: 33,319
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 33,319
• Household income: $72,172
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 611.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 40% Hispanic / Latino 32% Black 23% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 6% Cuban 1% Dominican 4%
• Common ancestry: Italian 2% Romanian 2% Hispanic 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 72% English-only · Spanish 23% French/Haitian/Cajun 2%

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: ▼ -112.10%
• Current HPI: 277.8257
• Rent YoY: ▲ 0.90%
• 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

+34.3% since first listed

13 events — show timeline

• 2025-11-29 Pending — HCAR
• 2025-11-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-19 Listed $325,000 HCAR
• 2025-10-31 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-14 Price Changed $350,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-21 Listed $375,000 Stellar MLS as Distributed by MLS Grid
• 2017-07-28 Sold (MLS) $283,000 Stellar MLS as Distributed by MLS Grid
• 2017-06-19 Price Changed $283,000 Stellar MLS as Distributed by MLS Grid
• 2017-06-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-05-10 Price Changed $274,900 Stellar MLS as Distributed by MLS Grid
• 2017-03-06 Listed $279,900 Stellar MLS as Distributed by MLS Grid
• 2013-10-30 Listed $241,990 Stellar MLS as Distributed by MLS Grid
• 2013-10-30 Sold (MLS) $241,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+0.2%/yr

Latest (2025): $5,908 · +6.8% YoY. Source: county tax records.