3337 Spy Tower Ct · Valrico, FL 33594

$197,900

3 bd · 3.0 ba · 1,408 sqft · Townhouse public records · 8 Days on market

Built 2005 1,299 sqft lot $400/mo HOA · 19% 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 +10.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained 3 bedroom/2.5 bathroom corner-unit is located in the Kings Mill gated townhome community. The first floor has tile in the wet areas, wood flooring in the living and dining areas, while the second floor has carpeted bedrooms. The kitchen has granite countertops and stainless steel appliances. Second floor laundry is equipped with a washer and dryer in the unit. The community offers lush landscaping, a community pool and plenty of parking for you and guests. Buyer to verify all HOA information.

Key facts

• Corner unit
• $400 HOA
• Community pool

Tags

• CORNER UNIT

Property features AI

Finance

• Other: Living area approximately 1,408 sq ft (public records)
• Financial info: Total monthly fees $400; total annual fees $4,800; Lease restrictions apply
• HOA & community: Monthly HOA fee of $400 (includes water); Association approval required; Association: EXCELSIOR COMMUNITY MANAGEMENT; Community amenities: pool, sidewalks, community mailbox; Pets allowed

Exterior

• Parking: Community parking (HOA-managed)
• Utilities: Public water; Public sewer; Electricity available; Cable connected; Sewer connected; Water connected
• Home design: Residential townhouse; Two stories; North-facing
• Construction: Shingle roof; Slab foundation
• Exterior features: Stucco exterior; Paved road access; Trees and landscaped yard

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (upper level laundry)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds; Rain gutters
• Laundry & utility: Washer and dryer included; Laundry closet on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $198k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (10.7% below list).
• Meets the 1% rule at list price ($2k rent vs $198k).
• Recommended offer: $177k (10.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 70/100 on livability (#442 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A; Watch: amenities F, commute 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.
• Market conditions: Rents rising (+2.2%/yr); 214 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 21y 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,715 (10.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 5.57%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.19% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.26×
• Total profit: $-41,124
• Equity at exit: $29,508

10-year hold

• IRR: -17.6%
• Equity multiple: 0.07×
• Total profit: $-51,360
• Equity at exit: $17,111

Cash invested: $55,412 (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 33594

• Rents YoY: 2.2%
• Active inventory: 214
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,113 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$269 /mo · $3,226/yr
• Insurance: −$82
• HOA: −$400
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-120

Break-even live

Break-even rent $2,265

Max offer price $176,715

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-64	+0% $-120	+5% $-176	+10% $-232
Rent	-10% $-287	-5% $-203	+0% $-120	+5% $-36	+10% $47
Rate	-1.0pp $-20	-0.5pp $-70	base $-120	+0.5pp $-171	+1.0pp $-223

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: $49,475
• Closing costs: $5,937
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3324 Spy Tower Ct Valrico, FL	3.0	2.5	1408	$1,795	$1.27	18d	1	0.03mi
3338 Spy Tower Ct Valrico, FL	3.0	2.5	1408	$1,823	$1.29	25d	1	0.03mi
228 Draw Bridge Ln Valrico, FL	3.0	2.5	1408	$1,816	$1.29	0d	1	0.05mi
545 Summer Sails Dr Valrico, FL	3.0	2.0	1334	$1,995	$1.50	25d	1	0.11mi
3419 Dragon View Ct Valrico, FL	2.0	2.5	1560	$1,775	$1.14	25d	1	0.13mi
3425 Dragon View Ct Valrico, FL	3.0	2.5	1408	$1,750	$1.24	25d	1	0.13mi
109 Woodknoll Pl Valrico, FL	2.0	1.5	1315	$2,000	$1.52	19d	1	0.45mi
3126 Pine Top Dr Valrico, FL	4.0	2.0	1464	$1,850	$1.26	25d	1	0.49mi
3126 Pine Top Dr Valrico, FL	4.0	2.0	1464	$1,850	$1.26	6d	1	0.49mi
2947 Royal Tuscan Ln Valrico, FL	3.0	2.5	1573	$2,250	$1.43	0d	1	0.49mi
727 Somerstone Dr Valrico, FL	3.0	2.0	1436	$2,300	$1.60	25d	1	0.51mi
209 Woodknoll Pl Valrico, FL	4.0	2.5	1734	$2,200	$1.27	25d	1	0.52mi
914 Cape Cod Cir Valrico, FL	4.0	2.0	1438	$2,139	$1.49	23d	1	0.53mi
3510 Petticoat Jct Valrico, FL	2.0	2.0	1595	$1,650	$1.03	25d	1	0.57mi
3406 Palm Beach Dr Valrico, FL	3.0	2.0	1272	$1,855	$1.46	0d	1	0.59mi
207 English Channel Pl Dover, FL	3.0	2.0	1555	$2,079	$1.34	6d	1	0.62mi
840 Rocky Mountain Ct Valrico, FL	3.0	2.0	1847	$2,350	$1.27	0d	1	0.86mi
918 Grand Canyon Dr Valrico, FL	3.0	2.0	1330	$2,200	$1.65	25d	1	1.04mi
919 Grand Canyon Dr Valrico, FL	3.0	2.0	1700	$2,300	$1.35	6d	1	1.04mi
2427 Camden Oaks Pl Valrico, FL	4.0	2.0	1734	$3,250	$1.87	4d	1	1.09mi
4408 Horseshoe Pick Ln Valrico, FL	3.0	2.0	1374	$2,210	$1.61	0d	1	1.12mi
1263 Piney Branch Cir Valrico, FL	3.0	2.0	1314	$1,800	$1.37	16d	1	1.20mi
1102 Lumsden Trace Cir Valrico, FL	3.0	2.0	1822	$2,306	$1.27	25d	1	1.28mi
1209 Hawley Ct Valrico, FL	3.0	2.0	1420	$2,265	$1.60	0d	1	1.32mi
420 Silver Hill Dr Valrico, FL	3.0	2.0	1283	$2,010	$1.57	19d	1	1.33mi
4617 Newbourne Way Valrico, FL	3.0	2.0	1516	$2,100	$1.39	6d	1	1.35mi
4906 Copper Canyon Blvd Valrico, FL	3.0	2.0	1433	$2,105	$1.47	19d	1	1.40mi

HOA detail

• Monthly dues: $400 · $4,800/yr
• Likely covers: landscapingpoolsecurity

Listing history 23 events

1. 2026-06-08
   status $197,900 Pending 8 DOM
2. 2026-06-04
   days on market $197,900 Active 8 DOM
3. 2026-06-03
   days on market $197,900 Active 7 DOM
4. 2026-06-02
   days on market $197,900 Active 6 DOM
5. 2026-06-01
   days on market $197,900 Active 5 DOM
6. 2026-05-31
   days on market $197,900 Active 4 DOM
7. 2026-05-27
   listed $197,900 Active
8. 2022-06-01
   soldstatus $250,000 Closed 518-char remark

   Show marketing remark (518 chars)

   This well-maintained 3 bedroom/2.5 bathroom corner-unit is located in the Kings Mill gated townhome community. The first floor has tile in the wet areas, wood flooring in the living and dining areas, while the second floor has carpeted bedrooms. The kitchen has granite countertops and stainless steel appliances. Second floor laundry is equipped with a washer and dryer in the unit. The community offers lush landscaping, a community pool and plenty of parking for you and guests. Buyer to verify all HOA information.

9. 2022-06-01
   soldstatus $250,000

   Show marketing remark (518 chars)

   This well-maintained 3 bedroom/2.5 bathroom corner-unit is located in the Kings Mill gated townhome community. The first floor has tile in the wet areas, wood flooring in the living and dining areas, while the second floor has carpeted bedrooms. The kitchen has granite countertops and stainless steel appliances. Second floor laundry is equipped with a washer and dryer in the unit. The community offers lush landscaping, a community pool and plenty of parking for you and guests. Buyer to verify all HOA information.

10. 2022-04-20
    status Pending 518-char remark

    Show marketing remark (518 chars)

    This well-maintained 3 bedroom/2.5 bathroom corner-unit is located in the Kings Mill gated townhome community. The first floor has tile in the wet areas, wood flooring in the living and dining areas, while the second floor has carpeted bedrooms. The kitchen has granite countertops and stainless steel appliances. Second floor laundry is equipped with a washer and dryer in the unit. The community offers lush landscaping, a community pool and plenty of parking for you and guests. Buyer to verify all HOA information.

11. 2022-04-18
    status Active 518-char remark

    Show marketing remark (518 chars)

    This well-maintained 3 bedroom/2.5 bathroom corner-unit is located in the Kings Mill gated townhome community. The first floor has tile in the wet areas, wood flooring in the living and dining areas, while the second floor has carpeted bedrooms. The kitchen has granite countertops and stainless steel appliances. Second floor laundry is equipped with a washer and dryer in the unit. The community offers lush landscaping, a community pool and plenty of parking for you and guests. Buyer to verify all HOA information.

12. 2022-04-18
    status Pending 518-char remark

    Show marketing remark (518 chars)

    This well-maintained 3 bedroom/2.5 bathroom corner-unit is located in the Kings Mill gated townhome community. The first floor has tile in the wet areas, wood flooring in the living and dining areas, while the second floor has carpeted bedrooms. The kitchen has granite countertops and stainless steel appliances. Second floor laundry is equipped with a washer and dryer in the unit. The community offers lush landscaping, a community pool and plenty of parking for you and guests. Buyer to verify all HOA information.

13. 2022-04-14
    listed $230,000 Active 518-char remark

    Show marketing remark (518 chars)

    This well-maintained 3 bedroom/2.5 bathroom corner-unit is located in the Kings Mill gated townhome community. The first floor has tile in the wet areas, wood flooring in the living and dining areas, while the second floor has carpeted bedrooms. The kitchen has granite countertops and stainless steel appliances. Second floor laundry is equipped with a washer and dryer in the unit. The community offers lush landscaping, a community pool and plenty of parking for you and guests. Buyer to verify all HOA information.

14. 2015-01-26
    soldstatus $88,000
15. 2014-11-21
    status Pending 207-char remark

    Show marketing remark (207 chars)

    Desirable corner unit in Kings Mill gated townhomes complex. Gate community with newer built townhomes. Large living room, breakfast bar. Great location with easy access to shops, school and all major roads.

16. 2014-11-17
    soldstatus $65,625 Sold 207-char remark

    Show marketing remark (207 chars)

    Desirable corner unit in Kings Mill gated townhomes complex. Gate community with newer built townhomes. Large living room, breakfast bar. Great location with easy access to shops, school and all major roads.

17. 2014-09-24
    status Active 207-char remark

    Show marketing remark (207 chars)

    Desirable corner unit in Kings Mill gated townhomes complex. Gate community with newer built townhomes. Large living room, breakfast bar. Great location with easy access to shops, school and all major roads.

18. 2014-09-15
    status Pending 207-char remark

    Show marketing remark (207 chars)

    Desirable corner unit in Kings Mill gated townhomes complex. Gate community with newer built townhomes. Large living room, breakfast bar. Great location with easy access to shops, school and all major roads.

19. 2014-07-15
    listed $69,900 Active 207-char remark

    Show marketing remark (207 chars)

    Desirable corner unit in Kings Mill gated townhomes complex. Gate community with newer built townhomes. Large living room, breakfast bar. Great location with easy access to shops, school and all major roads.

20. 2005-06-21
    soldstatus $167,400
21. 2005-06-21
    listed $167,400
22. 2004-06-17
    soldstatus $759,700
23. 2003-07-25
    soldstatus $2,130,000

ⓘ 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: $3,226 · $269/mo
• Projected year-2 tax: $3,226 · $269/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 · 26 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: $25,355
• − Mortgage interest: −$11,085
• − Property taxes: −$3,226
• − Insurance: −$990
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − HOA: −$4,800
• − Depreciation: −$5,757
• Taxable loss: −$4,560
• Est. tax savings @ 24.0%: +$1,094
• After-tax cash flow: $-345/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 — Valrico

• Score: 70/100
• State rank: #442
• US rank: #7901

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Valrico, FL
• County: Hillsborough County · 1,540,968 people
• City population: 65,118
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 37,361
• Household income: $96,628
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 568.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 52% Hispanic / Latino 25% Two or more races 17% Black 15% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 8% Cuban 3% Dominican 2%
• Common ancestry: Romanian 2% Hispanic 2% Lithuanian 2%
• Foreign-born: 17% · Canada, Jamaica, Dominican Republic
• Languages at home: 72% English-only · Spanish 19% Other Indo-European 2% 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: ▼ -226.31%
• Current HPI: 317.0404
• Rent YoY: ▲ 2.19%
• 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

-90.7% since first listed

17 events — show timeline

• 2026-05-27 Listed $197,900 Stellar MLS as Distributed by MLS Grid
• 2022-06-01 Sold (Public Records) $250,000 Public Records
• 2022-06-01 Sold (MLS) $250,000 Stellar MLS as Distributed by MLS Grid
• 2022-04-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-04-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-14 Listed $230,000 Stellar MLS as Distributed by MLS Grid
• 2015-01-26 Sold (Public Records) $88,000 Public Records
• 2014-11-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-11-17 Sold (MLS) $65,625 Stellar MLS as Distributed by MLS Grid
• 2014-09-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-09-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-07-15 Listed $69,900 Stellar MLS as Distributed by MLS Grid
• 2005-06-21 Listed $167,400 Stellar MLS as Distributed by MLS Grid
• 2005-06-21 Sold (MLS) $167,400 Stellar MLS as Distributed by MLS Grid
• 2004-06-17 Sold (Public Records) $759,700 Public Records
• 2003-07-25 Sold (Public Records) $2,130,000 Public Records

Property tax history

+15.3%/yr

Latest (2025): $3,226 · +3.9% YoY. Source: county tax records.