Is 4513 Eternal Prince Dr in Sun City Center, FL a good investment?

CashFlowRE grades it D with a 4.8% cap rate and $-465/mo modeled cash flow at a $385,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 4513 Eternal Prince Dr?

The modeled cap rate is 4.8% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $3,157/month, from CashFlowRE's rent model.

D Composite 42.4

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).

ARV discount +11.3/15.0
Cash flow +7.6/30.0
Schools +4.2/10.0
Condition / age +4.0/5.0
Livability +3.9/5.0
Appreciation +3.4/10.0
1% rule +3.2/10.0
Rent growth +3.2/5.0
DSCR +1.7/10.0

$385,000

4513 Eternal Prince Dr · Sun City Center, FL 33573

6 bd · 3.0 ba · 2,614 sqft · SingleFamily public records · 29 Days on market

Built 2021 Good condition 10,534 sqft lot Garage $147/sqft · 9% below area Est $421k · 9% under $60/mo HOA · 2% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Spacious and beautifully maintained 6 bedroom, 3 bath home with a bonus room located in the desirable Cypress Creek community. This thoughtfully designed floor plan features one bedroom and a full bathroom on the main floor, perfect for guests or multigenerational living. The home offers neutral tones throughout, creating a bright and inviting atmosphere. The kitchen boasts abundant cabinet space, a walk in pantry, and plenty of room for cooking and entertaining. Upstairs, you’ll find a generous loft area that can be used as a sitting space, TV room, or flex area, along with a convenient upstairs laundry room.

Key facts

Versatile bedroom
Full bathroom
Cozy loft

What this means for you Summary

Snapshot

This is a 6-bed/3.0-bath single-family listed at $385k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-465 ($-6k/yr) — negative.
To cash-flow at today's rent, offer at most $303k (21.3% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $316k (18.0% below list).
Recommended offer: $303k (21.3% below list) — sets the bar for cash-flow.
Cap rate 4.8% vs local median 3.7% in Sun City Center — 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 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); Jule F Sumner High School (math 43% / reading 43%, grade F, #255 of 667 statewide, top 39%, 3,827 students, 43% FRL) — zoned schools at 53% FRL track the district average.
Market conditions: Rents rising (+2.6%/yr); 721 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
At $3,157/mo this rent would consume 52% of the median local household income ($73k/yr) — 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 $3k of loan paydown is wiped out by about $12k 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 29 days — a 2% lower offer ($379k) is reasonable based on typical stale-listing flexibility.
4 sale attempts since 5y 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; major wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $302,858 (21.3% below list)

Questions for the listing agent

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?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.82% ✗
Cap rate: 4.84%
Cash-on-cash: -5.18%
DSCR: 0.77
GRM: 10.2

CMA / ARV

ARV (median comp): $420,971
List price: $385,000
Delta: -8.54%
Verdict: FAIR
Comps: 8 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15415 Long Cypress Dr	0.43mi	6/3.5	2,777 (+6%)	2mo	$425,500	$153	66
9633 Channing Hill Dr	1.45mi	6/3.0	2,614 (0%)	0mo	$345,000	$132	65
10225 Mangrove Well Rd	1.29mi	5/3.0 (-1)	2,447 (-6%)	0mo	$329,000	$134	49
9823 Lemon Drop Loop	1.21mi	6/3.0	3,130 (+20%)	0mo	$490,000	$157	40
6821 Blue Moon Way	1.15mi	5/2.5 (-1)	2,254 (-14%)	2mo	$330,000	$146	34
7328 Paradiso Dr	1.45mi	5/4.0 (-1)	3,174 (+21%)	2mo	$915,000	$288	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.65% rent growth · sell at horizon

5-year hold

IRR: -25.5%
Equity multiple: 0.14×
Total profit: $-92,879
Equity at exit: $57,405

10-year hold

IRR: -22.8%
Equity multiple: -0.14×
Total profit: $-122,588
Equity at exit: $33,288

Cash invested: $107,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 5 active · 3 under contract
Months of supply: 30.0 mo (3%/mo absorbed)
Median asking: $350,000 ($137/sqft)
Median days on market: 141 d
This list price: 80% of active listings are priced below it
ARV vs active asking: +17.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33573

Home prices YoY: -1.2%
Rents YoY: 2.6%
Active inventory: 721
Price-to-rent: 10.2×

Monthly cashflow live

Estimated rent: $3,157 high interval (Pro) →
Mortgage (P&I): −$2,019
Tax from tax record: −$720 /mo · $8,638/yr
Insurance: −$160
HOA: −$60
Lot rent: −$0
Vacancy / Maint / Mgmt: −$663
Net cashflow: $-465

Break-even live

Break-even rent $3,746

Max offer price $302,858

Occupancy floor —

Sensitivity live

Price	-10% $-247	-5% $-356	+0% $-465	+5% $-574	+10% $-683
Rent	-10% $-714	-5% $-590	+0% $-465	+5% $-340	+10% $-216
Rate	-1.0pp $-271	-0.5pp $-367	base $-465	+0.5pp $-565	+1.0pp $-666

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: $96,250
Closing costs: $11,550
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8109 Orange Spring Dr Ruskin, FL	5.0	4.0	3481	$3,231	$0.93	5d	1	0.45mi
15403 Quail Woods Pl Ruskin, FL	5.0	2.5	2210	$2,310	$1.05	4d	1	0.85mi
7109 Amelia Cove Ct Sun City Center, FL	5.0	2.5	2264	$2,895	$1.28	62d	1	1.21mi
6533 Trent Creek Dr Sun City Center, FL	5.0	2.5	2520	$2,200	$0.87	64d	1	1.26mi
6533 Trent Creek Dr Sun City Center, FL	5.0	3.0	2520	$2,300	$0.91	100d	1	1.26mi
15706 Greenleaf Bay St Sun City Center, FL	5.0	2.5	2415	$4,300	$1.78	76d	1	1.32mi
5612 Limelight Dr Apollo Beach, FL	5.0	4.0	3245	$4,000	$1.23	106d	1	1.35mi
9454 Channing Hill Dr Ruskin, FL	5.0	2.5	2902	$2,900	$1.00	40d	1	1.45mi
10020 Newminster Loop Ruskin, FL	5.0	3.5	2200	$2,369	$1.08	40d	1	1.46mi

Property features AI

Finance

Other: Homestead exemptLease restrictions applySolar energy generation present
HOA & community: Has HOA (monthly HOA $60; quarterly association fee $180; association approval required)Pets allowed

Exterior

Parking: Attached garage with 2 spaces
Utilities: Public sewerWater connectedElectricity connectedCable availableHigh-speed internet/BB availablePhone availablePublic utilities
Home design: Single family residenceTwo-story homeFaces south
Construction: Block and stucco constructionShingle roofSlab foundationBuilt on approximately 0.24 acres
Exterior features: Asphalt road frontageLot dimensions approximately 62.43 x 168.74

Interior

Kitchen: CooktopDishwasherDisposalRefrigeratorWater softener
Bedrooms: 6 bedrooms
Flooring: CarpetTile
Bathrooms: 3 full bathrooms
Heating & cooling: Central heatingElectric heatingSolar heatingCentral air conditioning
Interior features: Open floorplanSolid surface countersThermostatWalk-in closets
Laundry & utility: Dedicated laundry room

Listing history 50 events

2026-09-24

days on market $385,000 Active 29 DOM
2026-09-23

days on market $385,000 Active 28 DOM
2026-09-22

days on market $385,000 Active 27 DOM
2026-09-21

days on market $385,000 Active 26 DOM
2026-09-20

days on market $385,000 Active 25 DOM
2026-09-19

days on market $385,000 Active 24 DOM
2026-09-18

days on market $385,000 Active 23 DOM
2026-09-17

days on market $385,000 Active 22 DOM
2026-09-16

days on market $385,000 Active 21 DOM
2026-09-15

days on market $385,000 Active 20 DOM
2026-09-14

days on market $385,000 Active 19 DOM
2026-09-13

days on market $385,000 Active 18 DOM
2026-09-12

days on market $385,000 Active 17 DOM
2026-09-11

days on market $385,000 Active 16 DOM
2026-09-05

days on market $385,000 Active 10 DOM
2026-09-04

days on market $385,000 Active 9 DOM
2026-09-03

days on market $385,000 Active 8 DOM
2026-08-31

days on market $385,000 Active 5 DOM
2026-08-30

days on market $385,000 Active 4 DOM
2026-08-29

days on market $385,000 Active 3 DOM
2026-08-28

days on market $385,000 Active 2 DOM
2026-08-26

pricedays on marketlisting id $385,000 Active 1 DOM
2026-08-06

days on market $392,000 Active 172 DOM
2026-08-05

days on market $392,000 Active 171 DOM
2026-08-04

days on market $392,000 Active 170 DOM
2026-08-03

days on market $392,000 Active 169 DOM
2026-07-31

days on market $392,000 Active 166 DOM
2026-07-30

days on market $392,000 Active 164 DOM
2026-07-28

days on market $392,000 Active 163 DOM
2026-07-26

days on market $392,000 Active 161 DOM
2026-07-24

days on market $392,000 Active 159 DOM
2026-07-23

days on market $392,000 Active 158 DOM
2026-07-22

days on market $392,000 Active 157 DOM
2026-07-21

days on market $392,000 Active 156 DOM
2026-07-20

days on market $392,000 Active 155 DOM
2026-07-18

days on market $392,000 Active 152 DOM
2026-07-16

days on market $392,000 Active 151 DOM
2026-07-15

days on market $392,000 Active 150 DOM
2026-07-13

days on market $392,000 Active 148 DOM
2026-07-13

days on market $392,000 Active 147 DOM
2026-07-11

days on market $392,000 Active 146 DOM
2026-07-10

days on market $392,000 Active 145 DOM
2026-07-09

days on market $392,000 Active 144 DOM
2026-07-07

days on market $392,000 Active 142 DOM
2026-07-06

days on market $392,000 Active 141 DOM
2026-07-06

days on market $392,000 Active 140 DOM
2026-07-05

days on market $392,000 Active 139 DOM
2026-07-03

days on market $392,000 Active 138 DOM
2026-07-02

days on market $392,000 Active 137 DOM
2026-07-01

days on market $392,000 Active 136 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: $8,638 · $720/mo
Projected year-2 tax: $8,638 · $720/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 7/10 Severe
🌡 Heat 10/10 Extreme 7 d/yr ≥108°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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $37,887
− Mortgage interest: −$21,566
− Property taxes: −$8,638
− Insurance: −$1,925
− Repairs & maintenance: −$3,031
− Management: −$3,031
− HOA: −$720
− Depreciation: −$11,200
Taxable loss: −$12,224

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,934
After-tax cash flow: $-2,646/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 Est. rehab $13,070–$39,210 screening

This well-maintained single-family home in Cypress Creek offers a spacious floor plan and modern amenities, making it an attractive option for both resale and rental.

Value-add opportunities

Resale Paint exterior trim — Fresh paint enhances curb appeal and can add value. ↑
Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Cypress Creek Elementary School F FL #1,491/2,144 Nat'l #19,354/41,679 High Jule F Sumner High School F FL #255/667 Nat'l #7,439/17,239

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

B Composite livability gradescore 78/100

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 · 1,607,022 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: 10% of renters

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
#159 Carrier Global Palm Beach Gardens $22.2B #376 Roper Technologies Sarasota $6.8B
Insurance	2	$17B
#348 Fidelity National Financial Jacksonville $12.1B #494 Brown & Brown Daytona Beach $4.6B
Retail	1	$60B
#71 Publix Super Markets Lakeland $60.2B
Technology Distribution	1	$58B
#73 TD Synnex Clearwater $58.5B
Homebuilding	1	$35B
#185 Lennar Miami $35.4B
Technology Manufacturing	1	$35B
#122 Jabil St. Petersburg $34.7B

Price history

+3.8% since first listed

13 events — show timeline

2026-08-26 Listed $385,000 Stellar MLS as Distributed by MLS Grid
2026-08-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
2026-04-25 Price Changed — Stellar MLS as Distributed by MLS Grid
2026-03-31 Price Changed — Stellar MLS as Distributed by MLS Grid
2026-02-15 Listed — Stellar MLS as Distributed by MLS Grid
2025-10-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
2025-07-15 Price Changed — Stellar MLS as Distributed by MLS Grid
2025-05-16 Price Changed — Stellar MLS as Distributed by MLS Grid
2025-04-10 Listed — Stellar MLS as Distributed by MLS Grid
2021-10-07 Sold (MLS) $371,040 Stellar MLS as Distributed by MLS Grid
2021-06-24 Pending — Stellar MLS as Distributed by MLS Grid
2021-06-22 Price Changed $371,040 Stellar MLS as Distributed by MLS Grid
2021-06-18 Listed $370,790 Stellar MLS as Distributed by MLS Grid

Property tax history

+33.2%/yr

Latest (2025): $8,638 · +1.8% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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