332 Club Manor Dr · Sun City Center, FL 33573

$165,900

2 bd · 2.0 ba · 1,516 sqft · Condo public records · 163 Days on market

Built 1976 $462/mo HOA · 23% 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 +13.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +4.2/10.0
• 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

Listing remarks MLS

Spacious 2/2 Condo with Attached Garage – Your Sun City Center Oasis! Upon entering, you are welcomed by a bright formal living room featuring an abundance of closet storage—perfect for keeping life organized. The seamless flow leads you past the dining area into the heart of the home: a massive great room designed for entertaining. The kitchen is a chef’s delight, boasting a convenient breakfast bar, extensive cabinet space, and quality appliances. Large sliding doors open from the great room to a screened-in back porch, offering a peaceful retreat for morning coffee. This split-bedroom floor plan ensures maximum privacy; the first primary suite offers a walk-in shower, while the second features double vanities and a tub/shower combo. Complete with a large interior utility/mudroom and a 2-car attached garage, this home combines the space of a single-family residence with the ease of condo living. You’ll love Sun City Center with its amazing facilities, pools, and clubs just waiting for you to enjoy. Nestled between Sarasota and Tampa, this location offers a convenient ride to airports, great shopping, dining, and professional entertainment. With easy access to award-winning, sandy beaches, this home provides the best of all worlds without the stress of big city life. Leave it all behind and enjoy your new life here in one of Florida’s most affordable 55-and-better communities!

Key facts

• Quality appliances
• Attached garage
• Massive great room

Tags

• ATTACHED GARAGE
• ABUNDANCE OF CLOSET STORAGE
• MASSIVE GREAT ROOM
• BREAKFAST BAR
• EXTENSIVE CABINET SPACE
• QUALITY APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $166k.

Deal economics

• At list price, monthly cash flow is $15 ($182/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $146k (12.0% below list) — sets the bar for market timing.

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: schools D+, 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.
• Market conditions: Rents rising (+2.6%/yr); 605 active listings in the ZIP; 40 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 33% 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 $5k 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 163 days — a 12% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $19k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $128k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% 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 $145,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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 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?
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 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: 1.19% ✓
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 7.0

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-26,337
• Equity at exit: $24,736

10-year hold

• IRR: -8.1%
• Equity multiple: 0.50×
• Total profit: $-23,400
• Equity at exit: $14,344

Cash invested: $46,452 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,976 high
• Mortgage (P&I): −$870
• Tax from tax record: −$145 /mo · $1,738/yr
• Insurance: −$69
• HOA: −$462
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $15

Break-even live

Break-even rent $1,957

Max offer price $165,900

Occupancy floor 94%

Sensitivity live

Price	-10% $109	-5% $62	+0% $15	+5% $-32	+10% $-79
Rent	-10% $-141	-5% $-63	+0% $15	+5% $93	+10% $171
Rate	-1.0pp $99	-0.5pp $57	base $15	+0.5pp $-28	+1.0pp $-72

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: $41,475
• Closing costs: $4,977
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1005 Rickenbacker Dr Sun City Center, FL	2.0	1.0	1224	$1,595	$1.30	4d	1	0.21mi
1301 Warwick Ct Unit 1301 Sun City Center, FL	1.0	1.0	1102	$1,575	$1.43	25d	1	0.27mi
701 Cypress Pl Sun City Center, FL	2.0	2.0	1425	$1,700	$1.19	25d	1	0.46mi
714 Indian Wells Ave Sun City Center, FL	2.0	2.0	1515	$1,695	$1.12	25d	1	0.51mi
1104 Desert Hills Dr Sun City Center, FL	2.0	2.0	1383	$1,825	$1.32	18d	1	0.51mi
717 Indian Wells Ave Sun City Center, FL	2.0	2.0	1264	$1,595	$1.26	25d	1	0.52mi
102 Wintersong Ln Sun City Center, FL	2.0	2.0	1508	$1,995	$1.32	21d	1	0.59mi
1802 Bedford Ln Sun City Center, FL	1.0–2.0	2.0	952	$1,800	$1.89	12d	2	0.62mi
1528 Chevy Chase Dr Sun City Center, FL	2.0	2.0	1346	$2,000	$1.49	25d	1	0.68mi
1013 Ardmore Way Sun City Center, FL	2.0	2.0	1857	$1,795	$0.97	25d	1	0.70mi
16705 Myrtle Sand Dr Wimauma, FL	3.0	2.0	1253	$2,350	$1.88	25d	1	0.86mi
1703 Amhurst Cir Sun City Center, FL	2.0	2.0	1550	$1,995	$1.29	6d	1	0.88mi
1201 Fordham Dr Sun City Center, FL	2.0	2.0	1582	$1,950	$1.23	19d	1	0.90mi
810 Oakmont Ave Sun City Center, FL	2.0	2.0	1266	$2,100	$1.66	25d	1	0.90mi
301 Bryce Ct Sun City Center, FL	2.0	2.0	1830	$1,850	$1.01	25d	1	1.06mi
16676 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	25d	1	1.09mi
5010 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	25d	1	1.09mi
16671 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	25d	1	1.10mi
5017 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	21d	1	1.10mi
16667 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	25d	1	1.10mi
16665 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	25d	1	1.11mi
16660 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	25d	1	1.11mi
5018 Capri Harbor Dr Wimauma, FL	2.0	2.5	1541	$1,956	$1.27	25d	1	1.11mi
5044 Capri Harbor Dr Wimauma, FL	2.0	2.5	1541	$1,956	$1.27	25d	1	1.14mi
16638 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	23d	1	1.15mi
16619 Ancient Mariner Ln Wimauma, FL	2.0	2.5	1541	$2,031	$1.32	25d	1	1.16mi
16611 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,176	$1.33	21d	1	1.16mi
4902 Cosmos Cir Wimauma, FL	3.0	1.0–3.5	1231	$2,345	$1.90	0d	39	1.17mi
16616 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	23d	1	1.19mi
16610 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,176	$1.33	25d	1	1.19mi
5085 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	25d	1	1.21mi
5089 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	25d	1	1.21mi
5091 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	25d	1	1.22mi
5095 Capri Harbor Dr Wimauma, FL	2.0	2.5	1578	$1,956	$1.24	23d	1	1.22mi
1408 Nashua Cir Sun City Center, FL	3.0	2.0	2053	$1,900	$0.93	25d	1	1.28mi
1906 Canterbury Ln #26 Sun City Center, FL	2.0	2.0	1200	$1,750	$1.46	0d	1	1.30mi
1814 Columbine Pl Sun City Center, FL	2.0	2.0	1516	$2,100	$1.39	25d	1	1.36mi
110 Gloucester Blvd Sun City Center, FL	2.0	2.0	1136	$1,950	$1.72	25d	1	1.37mi
17042 Oval Rum Dr Wimauma, FL	3.0	2.0	1516	$2,500	$1.65	19d	1	1.38mi
1904 N Pebble Beach Blvd Sun City Center, FL	3.0	2.0	1756	$1,600	$0.91	15d	1	1.38mi

HOA detail condo

• Monthly dues: $462 · $5,544/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $165,900 Active 163 DOM
2. 2026-06-18
   days on market $165,900 Active 160 DOM
3. 2026-06-17
   days on market $165,900 Active 159 DOM
4. 2026-06-16
   days on market $165,900 Active 158 DOM
5. 2026-06-15
   days on market $165,900 Active 157 DOM
6. 2026-06-13
   days on market $165,900 Active 155 DOM
7. 2026-06-13
   days on market $165,900 Active 154 DOM
8. 2026-06-09
   days on market $165,900 Active 151 DOM
9. 2026-06-08
   pricedays on market $165,900 Active 150 DOM
10. 2026-06-07
    days on market $169,900 Active 149 DOM
11. 2026-06-04
    days on market $169,900 Active 146 DOM
12. 2026-06-03
    days on market $169,900 Active 145 DOM
13. 2026-06-02
    days on market $169,900 Active 144 DOM
14. 2026-06-01
    days on market $169,900 Active 143 DOM
15. 2026-05-31
    days on market $169,900 Active 142 DOM
16. 2026-04-07
    price $169,900 1430-char remark

    Show marketing remark (1430 chars)

    Spacious 2/2 Condo with Attached Garage – Your Sun City Center Oasis! Upon entering, you are welcomed by a bright formal living room featuring an abundance of closet storage—perfect for keeping life organized. The seamless flow leads you past the dining area into the heart of the home: a massive great room designed for entertaining. The kitchen is a chef’s delight, boasting a convenient breakfast bar, extensive cabinet space, and quality appliances. Large sliding doors open from the great room to a screened-in back porch, offering a peaceful retreat for morning coffee. This split-bedroom floor plan ensures maximum privacy; the first primary suite offers a walk-in shower, while the second features double vanities and a tub/shower combo. Complete with a large interior utility/mudroom and a 2-car attached garage, this home combines the space of a single-family residence with the ease of condo living. You’ll love Sun City Center with its amazing facilities, pools, and clubs just waiting for you to enjoy. Nestled between Sarasota and Tampa, this location offers a convenient ride to airports, great shopping, dining, and professional entertainment. With easy access to award-winning, sandy beaches, this home provides the best of all worlds without the stress of big city life. Leave it all behind and enjoy your new life here in one of Florida’s most affordable 55-and-better communities!

17. 2026-02-10
    price $174,000 1430-char remark

    Show marketing remark (1430 chars)

    Spacious 2/2 Condo with Attached Garage – Your Sun City Center Oasis! Upon entering, you are welcomed by a bright formal living room featuring an abundance of closet storage—perfect for keeping life organized. The seamless flow leads you past the dining area into the heart of the home: a massive great room designed for entertaining. The kitchen is a chef’s delight, boasting a convenient breakfast bar, extensive cabinet space, and quality appliances. Large sliding doors open from the great room to a screened-in back porch, offering a peaceful retreat for morning coffee. This split-bedroom floor plan ensures maximum privacy; the first primary suite offers a walk-in shower, while the second features double vanities and a tub/shower combo. Complete with a large interior utility/mudroom and a 2-car attached garage, this home combines the space of a single-family residence with the ease of condo living. You’ll love Sun City Center with its amazing facilities, pools, and clubs just waiting for you to enjoy. Nestled between Sarasota and Tampa, this location offers a convenient ride to airports, great shopping, dining, and professional entertainment. With easy access to award-winning, sandy beaches, this home provides the best of all worlds without the stress of big city life. Leave it all behind and enjoy your new life here in one of Florida’s most affordable 55-and-better communities!

18. 2026-01-09
    listed $184,900 Active 1430-char remark

    Show marketing remark (1430 chars)

    Spacious 2/2 Condo with Attached Garage – Your Sun City Center Oasis! Upon entering, you are welcomed by a bright formal living room featuring an abundance of closet storage—perfect for keeping life organized. The seamless flow leads you past the dining area into the heart of the home: a massive great room designed for entertaining. The kitchen is a chef’s delight, boasting a convenient breakfast bar, extensive cabinet space, and quality appliances. Large sliding doors open from the great room to a screened-in back porch, offering a peaceful retreat for morning coffee. This split-bedroom floor plan ensures maximum privacy; the first primary suite offers a walk-in shower, while the second features double vanities and a tub/shower combo. Complete with a large interior utility/mudroom and a 2-car attached garage, this home combines the space of a single-family residence with the ease of condo living. You’ll love Sun City Center with its amazing facilities, pools, and clubs just waiting for you to enjoy. Nestled between Sarasota and Tampa, this location offers a convenient ride to airports, great shopping, dining, and professional entertainment. With easy access to award-winning, sandy beaches, this home provides the best of all worlds without the stress of big city life. Leave it all behind and enjoy your new life here in one of Florida’s most affordable 55-and-better communities!

19. 2024-10-05
    price $209,900
20. 2024-09-17
    price $224,900
21. 2024-09-04
    listed $230,000 Active
22. 2015-11-10
    soldstatus $128,000
23. 1999-05-17
    soldstatus $72,500
24. 1996-04-03
    soldstatus $60,500
25. 1975-01-01
    soldstatus $39,700

ⓘ 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: $1,738 · $145/mo
• Projected year-2 tax: $1,738 · $145/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 ≥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: $23,713
• − Mortgage interest: −$9,293
• − Property taxes: −$1,738
• − Insurance: −$830
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − HOA: −$5,544
• − Depreciation: −$4,826
• Taxable loss: −$2,312
• Est. tax savings @ 24.0%: +$555
• After-tax cash flow: $736/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: 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: 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

+328.0% since first listed

10 events — show timeline

• 2026-04-07 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-10 Price Changed $174,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-09 Listed $184,900 Stellar MLS as Distributed by MLS Grid
• 2024-10-05 Price Changed $209,900 Stellar MLS as Distributed by MLS Grid
• 2024-09-17 Price Changed $224,900 Stellar MLS as Distributed by MLS Grid
• 2024-09-04 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 2015-11-10 Sold (Public Records) $128,000 Public Records
• 1999-05-17 Sold (Public Records) $72,500 Public Records
• 1996-04-03 Sold (Public Records) $60,500 Public Records
• 1975-01-01 Sold (Public Records) $39,700 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,738 · +9.3% YoY. Source: county tax records.