15530 Long Cypress Dr · Sun City Center, FL 33573

$335,000

5 bd · 3.0 ba · 2,754 sqft · SingleFamily public records · 162 Days on market

Built 2007 4,711 sqft lot $86/mo HOA · 3% 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 +8.3/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Appreciation +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks MLS

Now offering a 2700+ square foot home with a beautiful water view. This 2 story 4 bedroom home with 2 ½ baths and huge upstairs media center and two car garage is just waiting for a new owner. The formal living and dining area and view of the pond greet you as you enter the front door. The kitchen offers an open concept plan complete with a breakfast bar, wood cabinetry, and pantry. Off the kitchen is the large open family room with a view of the pond and access to the backyard and lanai through sliding glass doors. A beautiful open staircase leads upstairs where you will find a 4 bedroom split plan separated by an extra large media room. The master bedroom offers a full bath with walk in closet and a large bath with garden tub and walk in shower. Cypress Creek is a large, active, and growing community featuring a large resort like pool, clubhouse, playground for the kids and a dog park! Conveniently located close to I 75 with easy access to Downtown Tampa, local and international airports, world class beaches and everything the Florida lifestyle has to offer.

Key facts

• Ample cabinetry
• Large backyard
• Open concept layout

Tags

• OPEN CONCEPT LAYOUT
• AMPLE CABINETRY
• LARGE BACKYARD

Property features AI

Finance

• Other: Community Development District (CDD) present; Zoned PD (planned development)
• HOA & community: HOA managed by Excelsior Community Management; HOA fees required (approximately $260 quarterly / $86.67 monthly); Pets allowed

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Single family residence; Residential property; Two stories; Faces west; Located on waterfront (lake)
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built with approximately 2,754 sq ft of living area
• Exterior features: Sidewalk; Sliding doors; Lakefront with approximately 30 feet of frontage; Roads are asphalt and paved

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full baths, 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-309 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $299k (10.7% below list).
• Recommended offer: $280k (16.3% 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: 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• At $2,991/mo this rent would consume 49% of the median local household income ($73k/yr) (locally 1382% of renters already pay >50% of income on rent) — 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 $2k of loan paydown is wiped out by about $10k 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 162 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 5 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; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $280,440 (16.3% 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 162 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.89% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.95%
• DSCR: 0.82
• GRM: 9.3

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: -23.3%
• Equity multiple: 0.20×
• Total profit: $-74,741
• Equity at exit: $49,950

10-year hold

• IRR: -18.8%
• Equity multiple: 0.00×
• Total profit: $-93,615
• Equity at exit: $28,965

Cash invested: $93,800 (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 →

ZIP-level market 33573

• Home prices YoY: -1.2%
• Rents YoY: 2.6%
• Active inventory: 605
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,991 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$689 /mo · $8,274/yr
• Insurance: −$140
• HOA: −$86
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $-309

Break-even live

Break-even rent $3,382

Max offer price $280,440

Occupancy floor —

Sensitivity live

Price	-10% $-119	-5% $-214	+0% $-309	+5% $-404	+10% $-498
Rent	-10% $-545	-5% $-427	+0% $-309	+5% $-191	+10% $-73
Rate	-1.0pp $-140	-0.5pp $-224	base $-309	+0.5pp $-396	+1.0pp $-484

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7322 King Creek Dr Sun City Center, FL	4.0	2.5	2635	$2,700	$1.02	11d	1	0.48mi
6139 Trent Creek Dr Sun City Center, FL	4.0	2.5	2250	$2,705	$1.20	2d	1	0.65mi
7109 Paradise Island Ct Sun City Center, FL	4.0	2.5	2635	$2,600	$0.99	25d	1	0.82mi
7217 Wash Island Dr Sun City Center, FL	4.0	3.0	2577	$2,595	$1.01	25d	1	0.83mi
6533 Trent Creek Dr Sun City Center, FL	5.0	2.5	2520	$2,300	$0.91	15d	1	0.88mi
6533 Trent Creek Dr Sun City Center, FL	5.0	3.0	2520	$2,300	$0.91	5d	1	0.88mi
5612 Limelight Dr Apollo Beach, FL	5.0	4.0	3245	$4,000	$1.23	11d	1	1.17mi
5450 Del Coronado Dr Apollo Beach, FL	4.0	2.0	2086	$3,000	$1.44	25d	1	1.18mi
3918 Gaviota Dr Sun City Center, FL	4.0	3.0	2898	$3,500	$1.21	25d	1	1.43mi
5448 Silver Sun Dr Apollo Beach, FL	4.0	2.0	1992	$4,000	$2.01	25d	1	1.46mi

HOA detail

• Monthly dues: $86 · $1,032/yr
• Likely covers: waterpool

Listing history 20 events

1. 2026-05-06
   status Pending
2. 2026-04-02
   price $335,000
3. 2026-03-06
   price $340,000
4. 2026-01-30
   price $345,000
5. 2026-01-27
   status Active
6. 2026-01-22
   status Pending
7. 2025-11-20
   listed $350,000 Active
8. 2024-10-31
   historical $2,325
9. 2024-10-26
   price $2,325
10. 2024-10-17
    price $2,330
11. 2024-10-03
    price $2,370
12. 2024-09-27
    listed $2,410
13. 2023-08-31
    historical $2,400
14. 2023-08-29
    price $2,400
15. 2023-08-19
    listed $2,460
16. 2021-09-09
    soldstatus $315,000
17. 2021-08-31
    soldstatus $315,000 Closed 1084-char remark

    Show marketing remark (1084 chars)

    Now offering a 2700+ square foot home with a beautiful water view. This 2 story 4 bedroom home with 2 ½ baths and huge upstairs media center and two car garage is just waiting for a new owner. The formal living and dining area and view of the pond greet you as you enter the front door. The kitchen offers an open concept plan complete with a breakfast bar, wood cabinetry, and pantry. Off the kitchen is the large open family room with a view of the pond and access to the backyard and lanai through sliding glass doors. A beautiful open staircase leads upstairs where you will find a 4 bedroom split plan separated by an extra large media room. The master bedroom offers a full bath with walk in closet and a large bath with garden tub and walk in shower. Cypress Creek is a large, active, and growing community featuring a large resort like pool, clubhouse, playground for the kids and a dog park! Conveniently located close to I 75 with easy access to Downtown Tampa, local and international airports, world class beaches and everything the Florida lifestyle has to offer.

18. 2021-08-06
    status Pending 1084-char remark

    Show marketing remark (1084 chars)

    Now offering a 2700+ square foot home with a beautiful water view. This 2 story 4 bedroom home with 2 ½ baths and huge upstairs media center and two car garage is just waiting for a new owner. The formal living and dining area and view of the pond greet you as you enter the front door. The kitchen offers an open concept plan complete with a breakfast bar, wood cabinetry, and pantry. Off the kitchen is the large open family room with a view of the pond and access to the backyard and lanai through sliding glass doors. A beautiful open staircase leads upstairs where you will find a 4 bedroom split plan separated by an extra large media room. The master bedroom offers a full bath with walk in closet and a large bath with garden tub and walk in shower. Cypress Creek is a large, active, and growing community featuring a large resort like pool, clubhouse, playground for the kids and a dog park! Conveniently located close to I 75 with easy access to Downtown Tampa, local and international airports, world class beaches and everything the Florida lifestyle has to offer.

19. 2021-08-04
    listed $295,000 Active 1084-char remark

    Show marketing remark (1084 chars)

    Now offering a 2700+ square foot home with a beautiful water view. This 2 story 4 bedroom home with 2 ½ baths and huge upstairs media center and two car garage is just waiting for a new owner. The formal living and dining area and view of the pond greet you as you enter the front door. The kitchen offers an open concept plan complete with a breakfast bar, wood cabinetry, and pantry. Off the kitchen is the large open family room with a view of the pond and access to the backyard and lanai through sliding glass doors. A beautiful open staircase leads upstairs where you will find a 4 bedroom split plan separated by an extra large media room. The master bedroom offers a full bath with walk in closet and a large bath with garden tub and walk in shower. Cypress Creek is a large, active, and growing community featuring a large resort like pool, clubhouse, playground for the kids and a dog park! Conveniently located close to I 75 with easy access to Downtown Tampa, local and international airports, world class beaches and everything the Florida lifestyle has to offer.

20. 2007-11-27
    soldstatus $209,900 8-char remark

    Show marketing remark (8 chars)

    New Home

ⓘ 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: $8,274 · $689/mo
• Projected year-2 tax: $8,274 · $689/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 ≥108°F today · 28 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,893
• − Mortgage interest: −$18,765
• − Property taxes: −$8,274
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,871
• − Management: −$2,871
• − HOA: −$1,032
• − Depreciation: −$9,745
• Taxable loss: −$9,341
• Est. tax savings @ 24.0%: +$2,242
• After-tax cash flow: $-1,464/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

+59.6% since first listed

20 events — show timeline

• 2026-05-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $335,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $340,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Price Changed $345,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-27 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-11-20 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-31 Rental Removed $2,325 STELLARMLS
• 2024-10-26 Price Changed $2,325 STELLARMLS
• 2024-10-17 Price Changed $2,330 STELLARMLS
• 2024-10-03 Price Changed $2,370 STELLARMLS
• 2024-09-27 Listed for Rent $2,410 STELLARMLS
• 2023-08-31 Rental Removed $2,400 STELLARMLS
• 2023-08-29 Price Changed $2,400 STELLARMLS
• 2023-08-19 Listed for Rent $2,460 STELLARMLS
• 2021-09-09 Sold (Public Records) $315,000 Public Records
• 2021-08-31 Sold (MLS) $315,000 Stellar MLS as Distributed by MLS Grid
• 2021-08-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-08-04 Listed $295,000 Stellar MLS as Distributed by MLS Grid
• 2007-11-27 Sold (MLS) $209,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+6.5%/yr

Latest (2025): $8,274 · +2.4% YoY. Source: county tax records.