4513 Eternal Prince Dr · Sun City Center, FL 33573

$385,000

6 bd · 3.0 ba · 2,614 sqft · SingleFamily public records · 74 Days on market

Built 2021 Good condition 10,534 sqft lot Garage $147/sqft · 8% below area Est $416k · 8% under $60/mo HOA · 2% 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).

• ARV discount +10.9/15.0
• Cash flow +6.7/30.0
• 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
• 1% rule +2.7/10.0
• DSCR +1.0/10.0

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

Tags

• OVERSIZED LOT
• SPACIOUS OPEN FLOOR PLAN
• VERSATILE BEDROOM
• FULL BATHROOM
• LARGE ISLAND
• 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 $-614 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (28.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (22.9% below list).
• Recommended offer: $277k (28.2% 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); 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); 808 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 86d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $2,968/mo this rent would consume 49% 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 74 days — a 6% lower offer ($362k) 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 $276,508 (28.2% 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 74 days. Have you received any prior offers? Is the seller open to a 28% 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 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?
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: 0.77% ✗
• Cap rate: 4.38%
• Cash-on-cash: -6.84%
• DSCR: 0.70
• GRM: 10.8

CMA / ARV

• ARV (median comp): $416,401
• List price: $385,000
• Delta: -7.54%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 8 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%)	4mo	$425,500	$153	65
9633 Channing Hill Dr	1.45mi	6/3.0	2,614 (0%)	2mo	$345,000	$132	63
10019 Geese Trail Cir	1.21mi	5/3.0 (-1)	2,674 (+2%)	0mo	$369,000	$138	56
10225 Mangrove Well Rd	1.29mi	5/3.0 (-1)	2,447 (-6%)	2mo	$329,000	$134	48
9616 Lemon Drop Loop	1.40mi	5/2.5 (-1)	2,415 (-8%)	0mo	$329,000	$136	45
9823 Lemon Drop Loop	1.21mi	6/3.0	3,130 (+20%)	2mo	$490,000	$157	38
6821 Blue Moon Way	1.15mi	5/2.5 (-1)	2,254 (-14%)	3mo	$330,000	$146	32
7328 Paradiso Dr	1.45mi	5/4.0 (-1)	3,174 (+21%)	3mo	$915,000	$288	28

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: -28.5%
• Equity multiple: 0.05×
• Total profit: $-102,316
• Equity at exit: $57,405

10-year hold

• IRR: -29.2%
• Equity multiple: -0.32×
• Total profit: $-142,779
• 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: 3 active · 6 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $350,000 ($149/sqft)
• Median days on market: 184 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +6.8% vs 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: 808
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,968 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$720 /mo · $8,638/yr
• Insurance: −$160
• HOA: −$60
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $-614

Break-even live

Break-even rent $3,746

Max offer price $276,508

Occupancy floor —

Sensitivity live

Price	-10% $-396	-5% $-505	+0% $-614	+5% $-723	+10% $-832
Rent	-10% $-849	-5% $-731	+0% $-614	+5% $-497	+10% $-380
Rate	-1.0pp $-420	-0.5pp $-516	base $-614	+0.5pp $-714	+1.0pp $-815

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: —

Rent comps 12 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	50d	1	0.45mi
7323 Lumber Port Dr Ruskin, FL	5.0	2.5	2142	$2,350	$1.10	14d	1	0.80mi
7323 Lumber Port Dr Ruskin, FL	5.0	2.5	2142	$2,350	$1.10	10d	1	0.80mi
15403 Quail Woods Pl Ruskin, FL	5.0	2.5	2210	$2,275	$1.03	41d	1	0.85mi
7109 Amelia Cove Ct Sun City Center, FL	5.0	3.0	2264	$2,750	$1.21	3d	1	1.21mi
7109 Amelia Cove Ct Sun City Center, FL	5.0	2.5	2264	$2,750	$1.21	6d	1	1.21mi
6533 Trent Creek Dr Sun City Center, FL	5.0	3.0	2520	$2,300	$0.91	145d	1	1.26mi
6533 Trent Creek Dr Sun City Center, FL	5.0	2.5	2520	$2,200	$0.87	109d	1	1.26mi
15706 Greenleaf Bay St Sun City Center, FL	5.0	2.5	2415	$4,300	$1.78	121d	1	1.32mi
5612 Limelight Dr Apollo Beach, FL	5.0	4.0	3245	$4,000	$1.23	151d	1	1.35mi
9454 Channing Hill Dr Ruskin, FL	5.0	2.5	2902	$2,900	$1.00	85d	1	1.45mi
10020 Newminster Loop Ruskin, FL	5.0	3.5	2200	$2,369	$1.08	85d	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

1. 2026-11-08
   days on market $385,000 Active 74 DOM
2. 2026-11-07
   days on market $385,000 Active 73 DOM
3. 2026-11-06
   days on market $385,000 Active 72 DOM
4. 2026-11-05
   days on market $385,000 Active 71 DOM
5. 2026-11-04
   days on market $385,000 Active 70 DOM
6. 2026-11-02
   days on market $385,000 Active 68 DOM
7. 2026-11-01
   days on market $385,000 Active 67 DOM
8. 2026-10-31
   days on market $385,000 Active 66 DOM
9. 2026-10-30
   days on market $385,000 Active 65 DOM
10. 2026-10-29
    days on market $385,000 Active 64 DOM
11. 2026-10-28
    days on market $385,000 Active 63 DOM
12. 2026-10-27
    days on market $385,000 Active 62 DOM
13. 2026-10-26
    days on market $385,000 Active 61 DOM
14. 2026-10-25
    days on market $385,000 Active 60 DOM
15. 2026-10-24
    days on market $385,000 Active 59 DOM
16. 2026-10-23
    days on market $385,000 Active 58 DOM
17. 2026-10-22
    days on market $385,000 Active 57 DOM
18. 2026-10-21
    days on market $385,000 Active 56 DOM
19. 2026-10-20
    days on market $385,000 Active 55 DOM
20. 2026-10-19
    days on market $385,000 Active 54 DOM
21. 2026-10-18
    days on market $385,000 Active 53 DOM
22. 2026-10-17
    days on market $385,000 Active 52 DOM
23. 2026-10-16
    days on market $385,000 Active 51 DOM
24. 2026-10-15
    days on market $385,000 Active 50 DOM
25. 2026-10-14
    days on market $385,000 Active 49 DOM
26. 2026-10-13
    days on market $385,000 Active 48 DOM
27. 2026-10-12
    days on market $385,000 Active 47 DOM
28. 2026-10-11
    days on market $385,000 Active 46 DOM
29. 2026-10-10
    days on market $385,000 Active 45 DOM
30. 2026-10-09
    days on market $385,000 Active 44 DOM
31. 2026-10-08
    days on market $385,000 Active 43 DOM
32. 2026-10-07
    days on market $385,000 Active 42 DOM
33. 2026-10-06
    days on market $385,000 Active 41 DOM
34. 2026-10-05
    days on market $385,000 Active 40 DOM
35. 2026-10-04
    days on market $385,000 Active 39 DOM
36. 2026-10-03
    days on market $385,000 Active 38 DOM
37. 2026-10-02
    days on market $385,000 Active 37 DOM
38. 2026-10-01
    days on market $385,000 Active 36 DOM
39. 2026-09-30
    days on market $385,000 Active 35 DOM
40. 2026-09-29
    days on market $385,000 Active 34 DOM
41. 2026-09-28
    days on market $385,000 Active 33 DOM
42. 2026-09-27
    days on market $385,000 Active 32 DOM
43. 2026-09-25
    days on market $385,000 Active 30 DOM
44. 2026-09-24
    days on market $385,000 Active 29 DOM
45. 2026-09-23
    days on market $385,000 Active 28 DOM
46. 2026-09-22
    days on market $385,000 Active 27 DOM
47. 2026-09-21
    days on market $385,000 Active 26 DOM
48. 2026-09-20
    days on market $385,000 Active 25 DOM
49. 2026-09-19
    days on market $385,000 Active 24 DOM
50. 2026-09-18
    days on market $385,000 Active 23 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

Taxation est. · year 1

• Rental income: $35,622
• − Mortgage interest: −$21,566
• − Property taxes: −$8,638
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,850
• − Management: −$2,850
• − HOA: −$720
• − Depreciation: −$11,200
• Taxable loss: −$14,127
• Est. tax savings @ 24.0%: +$3,390
• After-tax cash flow: $-3,979/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

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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%

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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%
• Languages at home: 86% English-only · Spanish 10% French/Haitian/Cajun 1% German/W. Germanic 1%

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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

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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

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

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.