933 Signet Dr · Apollo Beach, FL 33572

$534,900

5 bd · 4.0 ba · 2,656 sqft · SingleFamily public records · 248 Days on market

Built 2023 Excellent condition 7,095 sqft lot $201/sqft · 36% below area Est $837k · 36% under $12/mo HOA

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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 +15.0/15.0
• Cash flow +6.8/30.0
• Schools +5.4/10.0
• Condition / age +4.8/5.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• 1% rule +2.9/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. * * HUGE Price IMPROVEMENT * * Conservation View • No Rear Neighbors Welcome to this brand-new Park Square Homes Sebring floor plan, located in the highly desirable MiraBay community of Apollo Beach. This never-occupied, Key West–style residence offers 5 bedrooms, 3.5 bathrooms, a spacious loft, and a 3-car garage, all thoughtfully designed for comfort and elegance. The home features soaring ceilings throughout the main living areas and a stunning gourmet kitchen equipped with a gas cooktop, built-in oven, and ample cabinetry, perfect for entertaining. The primary suite is conveniently located on the first floor, showcasing a spa-inspired bathroom with dual vanities and an oversized super shower. Upstairs, you’ll find a generous loft area, ideal for a second living space or home office. Bedrooms 2 and 3 share a Jack-and-Jill bath, while Bedrooms 4 and 5 share an additional full bathroom, both with tub/shower combinations. Additional highlights include designer light fixtures, window treatments throughout, a large downstairs laundry room, and a guest half bath. The outdoor living space is equally impressive, featuring an 8-foot sliding glass door that opens to the lanai and a hardtop aluminum louvered pergola with an adjustable, rainproof roof—perfect for enjoying Florida living year-round. The home is completed with a tropical landscaping package and is truly MOVE-IN READY. MiraBay is one of Apollo Beach’s most sought-after waterfront communities, offering resort-style amenities including a pool, fitness center, café, tennis and basketball courts, and a private boat ramp for boating and fishing enthusiasts. Coastal living at its finest—schedule your private showing today!

Key facts

• Conservation view
• No rear neighbors
• Gourmet kitchen

Tags

• CONSERVATION VIEW
• NO REAR NEIGHBORS
• GOURMET KITCHEN
• SPA-INSPIRED BATHROOM
• OVERSIZED SUPER SHOWER
• ADJUSTABLE RAINPROOF ROOF

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $535k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-839 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $387k (27.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $424k (20.7% below list).
• Recommended offer: $387k (27.7% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 2.9% in Apollo Beach — 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 72/100 on livability (#333 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, 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: Apollo Beach Elementary School (math 73% / reading 65%, grade A-, #399 of 2,144 statewide, top 19%, 561 students, 40% FRL); Lennard High School (math 30% / reading 46%, grade F, #328 of 667 statewide, top 50%, 2,404 students, 47% FRL).
• Market conditions: Rents rising (+3.4%/yr); 945 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 95d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 42% of the median local income ($122k/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 $4k of loan paydown is wiped out by about $16k 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 248 days — a 12% lower offer ($471k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $44k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: moderate flood risk; 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 $386,668 (27.7% 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 248 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 0.79% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.72%
• DSCR: 0.70
• GRM: 10.5

CMA / ARV

• ARV (median comp): $837,463
• List price: $534,900
• Delta: -36.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
979 Signet Dr	0.17mi	4/3.5 (-1)	3,013 (+13%)	0mo	$646,000	$214	62
1019 Signet Dr	0.33mi	4/3.0 (-1)	2,359 (-11%)	0mo	$550,000	$233	57
539 Islebay Dr	0.22mi	4/3.0 (-1)	3,054 (+15%)	1mo	$1,220,000	$399	54
1009 Signet Dr	0.29mi	4/3.0 (-1)	2,359 (-11%)	6mo	$574,000	$243	54
929 Allegro Ln	0.72mi	4/3.5 (-1)	2,762 (+4%)	2mo	$1,125,000	$407	51
1031 Signet	0.37mi	4/2.5 (-1)	3,042 (+14%)	1mo	$575,000	$189	47
1025 Signet Dr	0.35mi	4/3.0 (-1)	2,384 (-10%)	24mo	$540,000	$227	38
1013 Signet Dr	0.30mi	4/3.5 (-1)	3,042 (+14%)	22mo	$600,000	$197	37
417 Sandsend Ct	0.73mi	4/3.0 (-1)	2,468 (-7%)	19mo	$474,250	$192	29

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 · 3.36% rent growth · sell at horizon

5-year hold

• IRR: -27.4%
• Equity multiple: 0.08×
• Total profit: $-138,213
• Equity at exit: $79,755

10-year hold

• IRR: -23.7%
• Equity multiple: -0.21×
• Total profit: $-181,313
• Equity at exit: $46,248

Cash invested: $149,772 (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: 46 active · 27 under contract
• Months of supply: 27.6 mo (4%/mo absorbed)
• Median asking: $598,445 ($233/sqft)
• Median days on market: 82 d
• This list price: 30% of active listings are priced below it
• ARV vs active asking: +35.4% above current asking $/sqft

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

ZIP-level market 33572

• Rents YoY: 3.4%
• Active inventory: 945
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $4,239 high
• Mortgage (P&I): −$2,805
• Tax from tax record: −$1,148 /mo · $13,778/yr
• Insurance: −$223
• HOA: −$12
• Vacancy / Maint / Mgmt: −$890
• Net cashflow: $-839

Break-even live

Break-even rent $5,301

Max offer price $386,668

Occupancy floor —

Sensitivity live

Price	-10% $-536	-5% $-688	+0% $-839	+5% $-991	+10% $-1,142
Rent	-10% $-1,174	-5% $-1,007	+0% $-839	+5% $-672	+10% $-504
Rate	-1.0pp $-570	-0.5pp $-703	base $-839	+0.5pp $-978	+1.0pp $-1,119

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: $133,725
• Closing costs: $16,047
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 Shore Crab Way Apollo Beach, FL	4.0	2.5	2115	$2,900	$1.37	27d	1	0.63mi
204 Aberdeen Pond Dr Apollo Beach, FL	4.0	2.5	2450	$2,150	$0.88	40d	1	0.70mi
949 Allegro Ln Apollo Beach, FL	4.0	2.0	2308	$6,400	$2.77	44d	1	0.73mi
5305 Wishing Arch Dr Apollo Beach, FL	4.0	3.5	2993	$5,000	$1.67	89d	1	0.76mi
769 Kingston Ct Apollo Beach, FL	4.0	4.0	2778	$6,200	$2.23	110d	1	0.95mi
6316 Lake Sunrise Dr Apollo Beach, FL	4.0	2.0	1809	$3,300	$1.82	120d	1	0.97mi
6316 Lake Sunrise Dr Apollo Beach, FL	4.0	2.0	1809	$3,200	$1.77	109d	1	0.97mi
772 Gran Kaymen Way Apollo Beach, FL	4.0	2.5	2447	$4,300	$1.76	120d	1	0.97mi
774 Gran Kaymen Way Apollo Beach, FL	4.0	2.5	2447	$4,300	$1.76	120d	1	0.98mi
777 Gran Kaymen Way Apollo Beach, FL	4.0	2.5	2447	$4,300	$1.76	120d	1	1.00mi
6224 Florida Dr Apollo Beach, FL	4.0	2.0	2142	$2,150	$1.00	24d	1	1.17mi
6531 Santiago Ct Apollo Beach, FL	4.0	2.5	1988	$4,500	$2.26	94d	1	1.38mi
416 Bahama Grande Blvd Apollo Beach, FL	4.0	2.5	2387	$4,250	$1.78	84d	1	1.40mi

HOA detail $12/mo · $144/yr

• Likely covers: watergaslandscapingpoolgym

Listing history 50 events

1. 2026-09-24
   days on market $534,900 Active 248 DOM
2. 2026-09-23
   days on market $534,900 Active 247 DOM
3. 2026-09-22
   days on market $534,900 Active 246 DOM
4. 2026-09-21
   days on market $534,900 Active 245 DOM
5. 2026-09-20
   days on market $534,900 Active 244 DOM
6. 2026-09-19
   days on market $534,900 Active 243 DOM
7. 2026-09-18
   days on market $534,900 Active 242 DOM
8. 2026-09-17
   days on market $534,900 Active 241 DOM
9. 2026-09-16
   days on market $534,900 Active 240 DOM
10. 2026-09-15
    days on market $534,900 Active 239 DOM
11. 2026-09-14
    days on market $534,900 Active 238 DOM
12. 2026-09-13
    days on market $534,900 Active 237 DOM
13. 2026-09-12
    days on market $534,900 Active 236 DOM
14. 2026-09-11
    days on market $534,900 Active 235 DOM
15. 2026-09-05
    days on market $534,900 Active 229 DOM
16. 2026-09-04
    days on market $534,900 Active 228 DOM
17. 2026-09-03
    days on market $534,900 Active 227 DOM
18. 2026-08-31
    days on market $534,900 Active 224 DOM
19. 2026-08-30
    days on market $534,900 Active 223 DOM
20. 2026-08-29
    days on market $534,900 Active 222 DOM
21. 2026-08-28
    days on market $534,900 Active 221 DOM
22. 2026-08-27
    days on market $534,900 Active 220 DOM
23. 2026-08-26
    days on market $534,900 Active 219 DOM
24. 2026-08-25
    price $534,900 Active 218 DOM
25. 2026-08-25
    days on market $539,999 Active 218 DOM
26. 2026-08-24
    days on market $539,999 Active 217 DOM
27. 2026-08-23
    days on market $539,999 Active 216 DOM
28. 2026-08-22
    days on market $539,999 Active 215 DOM
29. 2026-08-20
    days on market $539,999 Active 213 DOM
30. 2026-08-19
    days on market $539,999 Active 212 DOM
31. 2026-08-18
    days on market $539,999 Active 211 DOM
32. 2026-08-17
    days on market $539,999 Active 210 DOM
33. 2026-08-16
    days on market $539,999 Active 209 DOM
34. 2026-08-15
    days on market $539,999 Active 208 DOM
35. 2026-08-14
    days on market $539,999 Active 207 DOM
36. 2026-08-13
    days on market $539,999 Active 206 DOM
37. 2026-08-12
    days on market $539,999 Active 205 DOM
38. 2026-08-11
    days on market $539,999 Active 204 DOM
39. 2026-08-10
    days on market $539,999 Active 203 DOM
40. 2026-08-09
    days on market $539,999 Active 202 DOM
41. 2026-08-08
    days on market $539,999 Active 201 DOM
42. 2026-08-06
    days on market $539,999 Active 199 DOM
43. 2026-08-05
    days on market $539,999 Active 198 DOM
44. 2026-08-04
    days on market $539,999 Active 197 DOM
45. 2026-08-03
    days on market $539,999 Active 196 DOM
46. 2026-07-31
    days on market $539,999 Active 193 DOM
47. 2026-07-30
    days on market $539,999 Active 191 DOM
48. 2026-07-28
    days on market $539,999 Active 190 DOM
49. 2026-07-26
    days on market $539,999 Active 188 DOM
50. 2026-07-24
    days on market $539,999 Active 186 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: $13,778 · $1,148/mo
• Projected year-2 tax: $13,778 · $1,148/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 5/10 Major FEMA zone X (unshaded) · 50% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,871
• − Mortgage interest: −$29,963
• − Property taxes: −$13,778
• − Insurance: −$2,674
• − Repairs & maintenance: −$4,070
• − Management: −$4,070
• − HOA: −$144
• − Depreciation: −$15,561
• Taxable loss: −$19,388
• Est. tax savings @ 24.0%: +$4,653
• After-tax cash flow: $-5,416/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

Excellent 95/100 None rehab

This move-in-ready home in MiraBay offers a spacious floor plan with modern amenities and a beautiful exterior. It's an excellent investment opportunity.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make a home more appealing ↑
• Both Lighting — Modern lighting can improve ambiance and safety ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Apollo Beach Elementary School A- FL #399/2,144 Nat'l #4,045/41,679 High Lennard High School F FL #328/667 Nat'l #8,877/17,239

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 72/100

Livability — Apollo Beach

• Score: 72/100
• State rank: #333
• US rank: #5784

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Apollo Beach, FL
• County: Hillsborough County · 1,607,022 people
• City population: 26,495
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 26,495
• Household income: $122,130
• Rent vs Own: 15.9% rent · 84.1% own
• Severe rent burden: 9% 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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 15% Black 13% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 10% · Canada, Jamaica, Guatemala
• Languages at home: 86% English-only · Spanish 10% Russian/Polish/Slavic 1% Tagalog/Filipino 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: ▼ -393.97%
• Current HPI: 300.9596
• Rent YoY: ▲ 3.36%
• 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

Price history

+1.6% since first listed

17 events — show timeline

• 2026-04-02 Price Changed $539,999 Stellar MLS as Distributed by MLS Grid
• 2026-01-19 Listed $579,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-15 Rental Removed $3,500 STELLARMLS
• 2025-11-11 Price Changed $562,500 Stellar MLS as Distributed by MLS Grid
• 2025-10-08 Listed for Rent $3,500 STELLARMLS
• 2025-08-29 Rental Removed $3,500 STELLARMLS
• 2025-08-23 Listed for Rent $3,500 STELLARMLS
• 2025-08-10 Rental Removed $3,500 STELLARMLS
• 2025-08-07 Price Changed $564,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-01 Listed for Rent $3,500 STELLARMLS
• 2025-06-05 Price Changed $594,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-04 Listed $614,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-27 Price Changed $648,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-02 Listed $678,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-29 Sold (Public Records) $531,370 Public Records

Property tax history

+69.8%/yr

Latest (2025): $13,778 · -0.9% YoY. Source: county tax records.