13005 Sanctuary Cove Dr #103 · Temple Terrace, FL 33637

$114,900

1 bd · 1.0 ba · 834 sqft · Condo public records · 171 Days on market

Built 1999 $454/mo HOA · 31% 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 +8.0/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cash only! Landlord/Investor purchase currently tenant occupied unit as a great option for a landlord looking to expand their portfolio. This 1 bed 1 bath unit with attached garage is a unique purchase within the community as most don't have garages at all. In unit washer/dryer hook up, screened in back patio and additional storage closet. Carpet through the living areas and laminate in the kitchen/bath. Photos are from when we last listed the unit for rent.

Key facts

• Attached garage
• $454 HOA
• Garage

Tags

• ATTACHED GARAGE
• IN UNIT WASHER DRYER HOOK UP
• SCREENED IN BACK PATIO
• ADDITIONAL STORAGE CLOSET

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $94k (17.9% below list).
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $94k (17.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 80/100 on livability (#123 in FL, #1,870 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, cost of living A-; Watch: crime 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); 93 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k 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 171 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $115k implies a 213% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,355 (17.9% 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 171 days. Have you received any prior offers? Is the seller open to a 18% 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. 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.28% ✓
• Cap rate: 5.08%
• Cash-on-cash: -4.34%
• DSCR: 0.81
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -24.0%
• Equity multiple: 0.18×
• Total profit: $-26,296
• Equity at exit: $17,132

10-year hold

• IRR: -20.0%
• Equity multiple: -0.04×
• Total profit: $-33,535
• Equity at exit: $9,934

Cash invested: $32,172 (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 33637

• Home prices YoY: -15.4%
• Rents YoY: 2.6%
• Active inventory: 93
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,474 high
• Mortgage (P&I): −$603
• Tax from tax record: −$176 /mo · $2,118/yr
• Insurance: −$48
• HOA: −$454
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-116

Break-even live

Break-even rent $1,621

Max offer price $94,355

Occupancy floor —

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13015 Sanctuary Cove Dr #101 Temple Terrace, FL	2.0	2.0	1115	$1,665	$1.49	22d	1	0.04mi
13025 Sanctuary Cove Dr #301 Temple Terrace, FL	1.0	1.0	834	$1,400	$1.68	15d	1	0.08mi
12914 Sanctuary Cove Dr Temple Terrace, FL	2.0	2.0	1115	$1,650	$1.48	24d	1	0.10mi
13113 Sanctuary Cove Dr Temple Terrace, FL	1.0	1.0	730	$1,262	$1.73	3d	2	0.11mi
13115 Sanctuary Cove Dr #301 Temple Terrace, FL	1.0	1.0	730	$1,400	$1.92	24d	1	0.12mi
13215 Sanctuary Cove Dr #301 Temple Terrace, FL	1.0	1.0	730	$1,249	$1.71	24d	1	0.19mi
13245 Sanctuary Cove Dr #201 Temple Terrace, FL	1.0	1.0	730	$1,275	$1.75	3d	1	0.28mi
13245 Sanctuary Cove Dr #201 Temple Terrace, FL	1.0	1.0	730	$1,275	$1.75	22d	1	0.28mi
8414 Lucuya Way #308 Temple Terrace, FL	2.0	2.0	1113	$1,650	$1.48	18d	1	0.30mi
13304 Sanctuary Cove Dr #302 Temple Terrace, FL	2.0	2.0	1093	$1,550	$1.42	3d	1	0.33mi
7581 Yellowleaf Ave Tampa, FL	1.0–3.0	1.0–3.0	1126	$1,699	$1.51	5d	17	0.34mi
13010 Arbor Isle Dr Tampa, FL	1.0	1.0	746	$1,350	$1.81	20d	1	0.43mi
13052 Tampa Oaks Blvd Temple Terrace, FL	3.0	1.0–2.0	1024	$1,778	$1.74	2d	17	0.49mi
8425 Montravail Cir Temple Terrace, FL	1.0–3.0	1.0–2.0	1287	$1,588	$1.23	2d	19	0.54mi
8900 Fishermans Pointe Dr Tampa, FL	1.0–3.0	1.0–2.0	900	$1,375	$1.53	4d	13	0.59mi
11705 North Dr Unit B Tampa, FL	2.0	1.0	812	$1,450	$1.79	15d	1	0.69mi
8800 Boardwalk Trail Dr Temple Terrace, FL	1.0–2.0	1.0–2.0	744	$1,449	$1.95	2d	5	0.93mi
6400 Markstown Dr Tampa, FL	2.0	1.0–2.0	877	$1,383	$1.58	24d	1	1.03mi
11857 Northtrail Ave Temple Terrace, FL	2.0	1.5	1104	$2,550	$2.31	24d	1	1.13mi
14059 Riveredge Dr Tampa, FL	1.0–3.0	1.0–2.0	1032	$1,653	$1.60	2d	29	1.21mi
11809 Raintree Lake Ln Unit B Tampa, FL	2.0	2.0	960	$1,700	$1.77	24d	1	1.28mi
6002 Laketree Ln Tampa, FL	2.0	2.0	1012	$1,675	$1.66	22d	1	1.36mi
6002 Laketree Ln Temple Terrace, FL	2.0	2.0	1012	$1,700	$1.68	24d	2	1.37mi
11703 Raintree Village Blvd Unit B Temple Terrace, FL	2.0	2.0	960	$1,675	$1.74	18d	1	1.42mi
11720 Raintree Village Blvd Unit A Temple Terrace, FL	2.0	2.0	960	$1,595	$1.66	10d	1	1.43mi
11720 Raintree Village Blvd Unit D Temple Terrace, FL	2.0	2.0	960	$2,400	$2.50	5d	1	1.43mi
11716 Raintree Village Blvd Unit C Temple Terrace, FL	1.0	1.0	800	$1,399	$1.75	24d	1	1.44mi
12710 English Hills Ct Tampa, FL	2.0	1.0	750	$1,229	$1.64	4d	17	1.46mi
5902 E 122nd Ave Tampa, FL	2.0	1.0	820	$1,508	$1.84	5d	1	1.47mi
12216 N 59th St Unit B Tampa, FL	2.0	1.5	850	$1,330	$1.56	15d	1	1.48mi
12216 N 59th St Apt E Tampa, FL	2.0	1.5	850	$1,330	$1.56	11d	1	1.48mi

HOA detail condo

• Monthly dues: $454 · $5,448/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $114,900 Active 171 DOM
2. 2026-06-17
   days on market $114,900 Active 170 DOM
3. 2026-06-16
   days on market $114,900 Active 169 DOM
4. 2026-06-15
   days on market $114,900 Active 168 DOM
5. 2026-06-13
   days on market $114,900 Active 166 DOM
6. 2026-06-13
   days on market $114,900 Active 165 DOM
7. 2026-06-09
   days on market $114,900 Active 162 DOM
8. 2026-06-08
   days on market $114,900 Active 161 DOM
9. 2026-06-07
   days on market $114,900 Active 160 DOM
10. 2026-06-04
    days on market $114,900 Active 157 DOM
11. 2026-06-03
    days on market $114,900 Active 156 DOM
12. 2026-06-02
    days on market $114,900 Active 155 DOM
13. 2026-06-02
    price $114,900 Active 154 DOM
14. 2026-06-01
    days on market $119,900 Active 154 DOM
15. 2026-05-31
    days on market $119,900 Active 153 DOM
16. 2026-05-10
    price $119,900 462-char remark

    Show marketing remark (462 chars)

    Cash only! Landlord/Investor purchase currently tenant occupied unit as a great option for a landlord looking to expand their portfolio. This 1 bed 1 bath unit with attached garage is a unique purchase within the community as most don't have garages at all. In unit washer/dryer hook up, screened in back patio and additional storage closet. Carpet through the living areas and laminate in the kitchen/bath. Photos are from when we last listed the unit for rent.

17. 2026-04-01
    status Active 462-char remark

    Show marketing remark (462 chars)

    Cash only! Landlord/Investor purchase currently tenant occupied unit as a great option for a landlord looking to expand their portfolio. This 1 bed 1 bath unit with attached garage is a unique purchase within the community as most don't have garages at all. In unit washer/dryer hook up, screened in back patio and additional storage closet. Carpet through the living areas and laminate in the kitchen/bath. Photos are from when we last listed the unit for rent.

18. 2026-03-31
    historical 462-char remark

    Show marketing remark (462 chars)

    Cash only! Landlord/Investor purchase currently tenant occupied unit as a great option for a landlord looking to expand their portfolio. This 1 bed 1 bath unit with attached garage is a unique purchase within the community as most don't have garages at all. In unit washer/dryer hook up, screened in back patio and additional storage closet. Carpet through the living areas and laminate in the kitchen/bath. Photos are from when we last listed the unit for rent.

19. 2025-12-28
    listed $124,900 Active 462-char remark

    Show marketing remark (462 chars)

    Cash only! Landlord/Investor purchase currently tenant occupied unit as a great option for a landlord looking to expand their portfolio. This 1 bed 1 bath unit with attached garage is a unique purchase within the community as most don't have garages at all. In unit washer/dryer hook up, screened in back patio and additional storage closet. Carpet through the living areas and laminate in the kitchen/bath. Photos are from when we last listed the unit for rent.

20. 2025-06-16
    historical $1,445
21. 2025-05-05
    listed $1,445
22. 2025-05-05
    historical $1,445
23. 2025-05-01
    historical $1,445
24. 2025-05-01
    listed $1,445
25. 2025-04-30
    listed $1,445
26. 2025-04-09
    historical $1,425
27. 2025-04-05
    listed $1,425
28. 2024-06-01
    historical $1,425
29. 2024-03-29
    price $1,425
30. 2024-02-10
    listed $1,450
31. 2011-01-14
    soldstatus $36,700
32. 2011-01-10
    soldstatus $36,696 227-char remark

    Show marketing remark (227 chars)

    Short Sale. What a great deal on this beautiful condo in The Preserve at Temple Terrace. This one bedroom one bathroom condo has a fantastic location and great ammenities. Take advantage of this deal because it won't last long!

33. 2010-10-01
    listed $50,000 227-char remark

    Show marketing remark (227 chars)

    Short Sale. What a great deal on this beautiful condo in The Preserve at Temple Terrace. This one bedroom one bathroom condo has a fantastic location and great ammenities. Take advantage of this deal because it won't last long!

34. 2006-03-29
    soldstatus $46,000,000

ⓘ 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: $2,118 · $176/mo
• Projected year-2 tax: $2,118 · $176/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,690
• − Mortgage interest: −$6,436
• − Property taxes: −$2,118
• − Insurance: −$574
• − Repairs & maintenance: −$1,415
• − Management: −$1,415
• − HOA: −$5,448
• − Depreciation: −$3,343
• Taxable loss: −$3,059
• Est. tax savings @ 24.0%: +$734
• After-tax cash flow: $-661/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 — Temple Terrace

• Score: 80/100
• State rank: #123
• US rank: #1870

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Temple Terrace, FL
• County: Hillsborough County · 1,540,968 people
• City population: 65,509
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 17,658
• Household income: $63,323
• Rent vs Own: 57.1% rent · 42.9% own
• Severe rent burden: 1379.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 36% Hispanic / Latino 30% Black 22% Two or more races 16% Asian 8%
• Hispanic origin (detail): Mexican 5% Puerto Rican 12% Cuban 3% Dominican 2%
• Common ancestry: Arab 1% Slovak 1% Lithuanian 1%
• Foreign-born: 20% · Canada, Vietnam, South Korea
• Languages at home: 65% English-only · Spanish 21% Arabic 4% Other Asian/Pacific 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: ▼ -65.28%
• Current HPI: 357.1495
• Rent YoY: ▲ 2.60%
• 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

-99.7% since first listed

19 events — show timeline

• 2026-05-10 Price Changed $119,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-28 Listed $124,900 Stellar MLS as Distributed by MLS Grid
• 2025-06-16 Rental Removed $1,445 SHOWMOJO
• 2025-05-05 Listed for Rent $1,445 SHOWMOJO
• 2025-05-05 Rental Removed $1,445 SHOWMOJO2
• 2025-05-01 Rental Removed $1,445 SHOWMOJO
• 2025-05-01 Listed for Rent $1,445 SHOWMOJO2
• 2025-04-30 Listed for Rent $1,445 SHOWMOJO
• 2025-04-09 Rental Removed $1,425 SHOWMOJO
• 2025-04-05 Listed for Rent $1,425 SHOWMOJO
• 2024-06-01 Rental Removed $1,425 PROPERTYWARE
• 2024-03-29 Price Changed $1,425 PROPERTYWARE
• 2024-02-10 Listed for Rent $1,450 PROPERTYWARE
• 2011-01-14 Sold (Public Records) $36,700 Public Records
• 2011-01-10 Sold (MLS) $36,696 Stellar MLS as Distributed by MLS Grid
• 2010-10-01 Listed $50,000 Stellar MLS as Distributed by MLS Grid
• 2006-03-29 Sold (Public Records) $46,000,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $2,118 · +9.9% YoY. Source: county tax records.