803 Bahia Del Sol Dr Unit B · Ruskin, FL 33570

$255,000

2 bd · 2.0 ba · 1,100 sqft · Condo · 216 Days on market

Built 1982 Good condition $232/sqft · 41% below area Est $430k · 41% under $1050/mo HOA · 51% of rent ↓ 11% since listing

---

Why this score? — see what drove the F 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
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Rent growth +2.7/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fabulous Waterfront Community of Little Harbor. This 2 bedroom 2 bath condo is located in the Bahia Del Sol Condominiums, that is part of Little Harbor. This Condo offers beautiful views from the private balcony that overlooks the water. Fully furnished condo for easy move in. Living room and master bedroom have access to screen balcony. Bahia Del Sol community offers, fabulous resort style pool overlooking the bay, Playground and plentiful walking throughout the community. Monthly fees include flood insurance, cable TV, internet, community pool access, water, trash and sewer. Little Harbor Resort Marina offers freedom club boat rentals and watersports and boat storage and maintenance. You are only a short boat ride and you are in Tampa Bay. Two restaurants are located in Little Harbor, The Sunset Grill offers delicious dining with unbelievable sunset views and Tiki bar. Hooks Restaurant will let you bring your freshly caught fish for them to grill. Come make this condo your private waterfront retreat!

Key facts

• Private balcony
• Resort style pool
• $1,050 HOA

Tags

• PRIVATE BALCONY
• RESORT STYLE POOL
• DINING WITH SUNSET VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $20k (92.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (19.9% below list).
• Recommended offer: $20k (92.2% below list) — sets the bar for cash-flow.
• Cap rate 0.7% vs local median 4.3% in Ruskin — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 71/100 on livability (#392 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute B+; Watch: 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: Thompson Elementary (math 42% / reading 40%, grade F, #1,454 of 2,144 statewide, top 69%, 744 students, 69% FRL); Shields Middle School (math 29% / reading 27%, grade F, #486 of 571 statewide, top 86%, 1,867 students, 68% FRL); Lennard High School (math 30% / reading 46%, grade F, #328 of 667 statewide, top 50%, 2,404 students, 47% FRL).
• Zoned-school proficiency averages 36% at this address vs 48% district-wide (-13 pts) — the specific schools serving this property underperform the Hillsborough average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 703 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 31d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 34% of the median local income ($72k/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 $2k of loan paydown is wiped out by about $8k 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 216 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 51% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $19,814 (92.2% 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 216 days. Have you received any prior offers? Is the seller open to a 92% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. 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?
10. 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.
11. 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.
12. 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: 0.80% ✗
• Cap rate: 0.65%
• Cash-on-cash: -20.15%
• DSCR: 0.10
• GRM: 10.4

CMA / ARV

• ARV (median comp): $430,188
• List price: $255,000
• Delta: -38.40%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
818 Bahia Del Sol Dr #29	0.06mi	2/2.0	1,095 (-0%)	1mo	$385,000	$352	96
404 12th St SW	1.98mi	3/2.0 (+1)	1,032 (-6%)	0mo	$225,000	$218	49
457 Bahia Beach Blvd	0.41mi	3/3.0 (+1)	1,417 (+29%)	0mo	$455,000	$321	47
105 E North Branch Rd	1.58mi	2/2.0	1,232 (+12%)	0mo	$395,000	$321	45
607 10th St SW	2.10mi	2/2.0	1,152 (+5%)	53mo	$231,000	$201	37
3528 W Shell Point Rd	0.78mi	2/1.0	816 (-26%)	0mo	$485,000	$594	36
1255 7th Ave NW	1.66mi	3/2.0 (+1)	1,200 (+9%)	54mo	$282,490	$235	25
3206 Mangrove Point Dr	0.52mi	3/3.0 (+1)	1,417 (+29%)	38mo	$515,000	$363	22
801 White Heron Blvd	2.08mi	2/2.0	1,312 (+19%)	56mo	$480,000	$366	20
539 19th St NW	1.03mi	3/2.0 (+1)	1,296 (+18%)	36mo	$323,500	$250	15
407 11th St SW	2.03mi	3/2.0 (+1)	1,374 (+25%)	54mo	$250,000	$182	15
1213 7th Ave NW	1.69mi	3/2.0 (+1)	1,412 (+28%)	54mo	$299,490	$212	15

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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -84.8%
• Equity multiple: -1.07×
• Total profit: $-148,127
• Equity at exit: $38,021

10-year hold

• IRR: —
• Equity multiple: -2.85×
• Total profit: $-275,100
• Equity at exit: $22,048

Cash invested: $71,400 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $325,000 ($297/sqft)
• Median days on market: 170 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +31.8% above current asking $/sqft

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

ZIP-level market 33570

• Home prices YoY: -28.8%
• Rents YoY: 0.9%
• Active inventory: 703
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,825/yr
• Insurance: −$106
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,050
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-1,625

Break-even live

Break-even rent $4,100

Max offer price $19,814

Occupancy floor —

Sensitivity live

Price	-10% $-1,449	-5% $-1,537	+0% $-1,625	+5% $-1,713	+10% $-1,802
Rent	-10% $-1,787	-5% $-1,706	+0% $-1,625	+5% $-1,545	+10% $-1,464
Rate	-1.0pp $-1,497	-0.5pp $-1,560	base $-1,625	+0.5pp $-1,691	+1.0pp $-1,759

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: $63,750
• Closing costs: $7,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 Bahia Del Sol Dr Unit A Ruskin, FL	2.0	2.0	1095	$2,200	$2.01	18d	1	0.06mi
821 Bahia Del Sol Dr Ruskin, FL	2.0	2.0	1095	$1,900	$1.74	73d	1	0.11mi
821 Bahia Del Sol Dr Unit B Ruskin, FL	2.0	2.0	1095	$2,000	$1.83	38d	1	0.11mi
821 Bahia Del Sol Dr Unit C Ruskin, FL	2.0	2.0	1095	$1,900	$1.74	9d	1	0.11mi
821 Bahia Del Sol Dr Ruskin, FL	2.0	2.0	1095	$1,900	$1.74	29d	1	0.11mi
536 Bahia Beach Blvd Ruskin, FL	3.0	1.0–3.0	1159	$2,473	$2.13	8d	10	0.29mi
549 Bahia Beach Blvd Ruskin, FL	2.0	1.5	1110	$1,900	$1.71	73d	1	0.31mi
549 Bahia Beach Blvd Ruskin, FL	2.0	1.0	1184	$1,900	$1.60	53d	1	0.31mi
513 Bahia Beach Blvd Ruskin, FL	2.0	2.5	1258	$2,200	$1.75	73d	1	0.35mi
448 Bahia Beach Blvd Ruskin, FL	3.0	3.0	1417	$2,200	$1.55	30d	1	0.42mi
3266 Mangrove Point Dr Ruskin, FL	2.0	1.5	1184	$2,050	$1.73	9d	1	0.49mi
3303 W Shell Point Rd Ruskin, FL	2.0	1.0	858	$1,950	$2.27	16d	1	0.88mi
1610 Bonita Bluff Ct Ruskin, FL	3.0	2.0	1448	$2,175	$1.50	73d	1	1.32mi
148 18th St NW Ruskin, FL	1.0	1.0	885	$1,400	$1.58	22d	1	1.38mi

HOA detail $1,050/mo · $12,600/yr condo

• Likely covers: watersewertrashinternetcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $255,000 Active 216 DOM
2. 2026-08-06
   days on market $255,000 Active 214 DOM
3. 2026-08-05
   days on market $255,000 Active 213 DOM
4. 2026-08-04
   days on market $255,000 Active 212 DOM
5. 2026-08-03
   days on market $255,000 Active 211 DOM
6. 2026-07-31
   pricedays on market $255,000 Active 208 DOM
7. 2026-07-30
   days on market $265,000 Active 206 DOM
8. 2026-07-28
   days on market $265,000 Active 205 DOM
9. 2026-07-26
   days on market $265,000 Active 203 DOM
10. 2026-07-24
    days on market $265,000 Active 201 DOM
11. 2026-07-23
    days on market $265,000 Active 200 DOM
12. 2026-07-22
    days on market $265,000 Active 199 DOM
13. 2026-07-21
    days on market $265,000 Active 198 DOM
14. 2026-07-20
    days on market $265,000 Active 197 DOM
15. 2026-07-18
    days on market $265,000 Active 194 DOM
16. 2026-07-16
    days on market $265,000 Active 193 DOM
17. 2026-07-15
    days on market $265,000 Active 192 DOM
18. 2026-07-13
    days on market $265,000 Active 190 DOM
19. 2026-07-13
    days on market $265,000 Active 189 DOM
20. 2026-07-11
    days on market $265,000 Active 188 DOM
21. 2026-07-10
    days on market $265,000 Active 187 DOM
22. 2026-07-09
    days on market $265,000 Active 186 DOM
23. 2026-07-07
    days on market $265,000 Active 184 DOM
24. 2026-07-06
    days on market $265,000 Active 183 DOM
25. 2026-07-06
    days on market $265,000 Active 182 DOM
26. 2026-07-05
    days on market $265,000 Active 181 DOM
27. 2026-07-03
    days on market $265,000 Active 180 DOM
28. 2026-07-02
    days on market $265,000 Active 179 DOM
29. 2026-07-01
    days on market $265,000 Active 178 DOM
30. 2026-06-30
    days on market $265,000 Active 177 DOM
31. 2026-06-29
    days on market $265,000 Active 176 DOM
32. 2026-06-28
    days on market $265,000 Active 175 DOM
33. 2026-06-27
    days on market $265,000 Active 174 DOM
34. 2026-06-26
    days on market $265,000 Active 173 DOM
35. 2026-06-24
    days on market $265,000 Active 171 DOM
36. 2026-06-22
    days on market $265,000 Active 169 DOM
37. 2026-06-21
    days on market $265,000 Active 168 DOM
38. 2026-06-18
    days on market $265,000 Active 165 DOM
39. 2026-06-17
    days on market $265,000 Active 164 DOM
40. 2026-06-16
    days on market $265,000 Active 163 DOM
41. 2026-06-15
    days on market $265,000 Active 162 DOM
42. 2026-06-13
    days on market $265,000 Active 160 DOM
43. 2026-06-13
    days on market $265,000 Active 159 DOM
44. 2026-06-09
    days on market $265,000 Active 156 DOM
45. 2026-06-08
    days on market $265,000 Active 155 DOM
46. 2026-06-07
    days on market $265,000 Active 154 DOM
47. 2026-06-04
    days on market $265,000 Active 151 DOM
48. 2026-06-03
    days on market $265,000 Active 150 DOM
49. 2026-06-02
    days on market $265,000 Active 149 DOM
50. 2026-06-01
    days on market $265,000 Active 148 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,508
• − Mortgage interest: −$14,284
• − Property taxes: −$3,825
• − Insurance: −$6,394
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − HOA: −$12,600
• − Depreciation: −$7,418
• Taxable loss: −$23,934
• Est. tax savings @ 24.0%: +$5,744
• After-tax cash flow: $-13,760/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

Good 80/100 None rehab

This waterfront condo in Little Harbor is in good condition with no major repairs needed. It offers a great location and has the potential for further value increases through minor updates and improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Upgrading the flooring in the bathrooms — Newer flooring can improve the overall look and feel of the property. ↑
• Both Installing smart home devices — Smart home features can increase the property's appeal and value. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more potential buyers and renters. ↑

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Thompson Elementary F FL #1,454/2,144 Nat'l #19,009/41,679 Middle Shields Middle School F FL #486/571 Nat'l #9,545/14,009 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 71/100

Livability — Ruskin

• Score: 71/100
• State rank: #392
• US rank: #6879

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ruskin, FL
• County: Hillsborough County · 1,607,022 people
• City population: 33,319
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 33,319
• Household income: $72,172
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 15% of renters

---

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 0.69)
• Race & ethnicity: White 40% Hispanic / Latino 32% Black 23% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 6% Cuban 1% Dominican 4%
• Common ancestry: Italian 2% Romanian 2% Hispanic 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 72% English-only · Spanish 23% French/Haitian/Cajun 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: ▼ -112.10%
• Current HPI: 277.8257
• Rent YoY: ▲ 0.90%
• 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

-11.1% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $265,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $280,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Listed $298,000 Stellar MLS as Distributed by MLS Grid