1611 E Shell Point Rd · Ruskin, FL 33570

$219,900

3 bd · 2.0 ba · 1,388 sqft · Other public records · 14 Days on market

Built 1957 0.53 ac lot

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Why this score? — see what drove the C- 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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.0/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

It takes a special property to be a place for both work and home and not just your work from home office. This property can be 25% Business the front and home sweet home in the back. Come on over and check-out the multi-use zoning and just over a 1/2 acre of land can be a perfect redevelopment for Residential. Most recently it was a medical office and personal residence. Structure will need a lot of love so it may be better to build from the ground up, but definitely need to keep that top of the line circa 1962 Frigidaire Flair with pull-out range, super sweet!

Key facts

• Natural light
• Private fenced yard
• Covered side patio

Tags

• OVERSIZED LOT
• PRIVATE FENCED YARD
• COVERED SIDE PATIO
• BONUS STORAGE SHED
• BRIGHT FRONT FLORIDA ROOM
• NATURAL LIGHT

Property features AI

Finance

• Other: Homestead exemption; Zoning: OR; Accessible features noted; Listing indicates third-party listing; Unfurnished
• HOA & community: No community association; Pets allowed

Exterior

• Parking: Covered parking; Driveway; 1-car carport
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; Residential property; Fixer condition; One story; North-facing
• Construction: Frame construction with wood siding; Shingle roof; Crawlspace foundation; Built for single-level living
• Exterior features: Enclosed patio/porch; Chain link fencing; Storage structure; Mature landscaping; Level lot; In-county location; Asphalt road frontage; Lot dimensions approximately 109 x 209; Approximately 0.53 acre lot

Interior

• Kitchen: Appliances: Other
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile; Linoleum; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Ceiling fans; Blinds; Accessible approach with ramp; Grip-accessible features; Inside utility room
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $220k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 7.6% vs local median 4.7% in Ruskin — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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); Lennard High School (math 30% / reading 46%, grade F, #328 of 667 statewide, top 50%, 2,404 students, 47% FRL).
• Market conditions: Rents flat; 489 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 37% 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 $7k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,900

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.00% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.60×
• Total profit: $-24,823
• Equity at exit: $32,788

10-year hold

• IRR: -5.4%
• Equity multiple: 0.68×
• Total profit: $-19,720
• Equity at exit: $19,013

Cash invested: $61,572 (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 33570

• Home prices YoY: -28.8%
• Rents YoY: 0.9%
• Active inventory: 489
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,207 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$257 /mo · $3,089/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $241

Break-even live

Break-even rent $1,902

Max offer price $219,900

Occupancy floor 84%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 15th St NE Ruskin, FL	3.0	3.0	1870	$2,076	$1.11	13d	1	0.38mi
1609 Carson White Ln Ruskin, FL	4.0	3.0	1808	$2,215	$1.23	1d	1	0.38mi
1409 Delano Trent St Ruskin, FL	3.0	2.0	1238	$1,800	$1.45	4d	1	0.39mi
1029 Spotted Egret Loop Ruskin, FL	3.0	2.5	1463	$2,150	$1.47	4d	1	0.56mi
966 Kelly Fern Loop Ruskin, FL	3.0	2.0	1412	$2,190	$1.55	3d	1	0.69mi
2340 Harris Hawk Ave Ruskin, FL	3.0	2.0	1420	$2,049	$1.44	24d	1	0.70mi
1113 Brenton Leaf Dr Ruskin, FL	3.0	2.0	1383	$1,985	$1.44	20d	1	0.71mi
2541 Sunray Venus Way Ruskin, FL	2.0	2.5	1690	$1,900	$1.12	14d	1	0.77mi
424 Newmont Cir Ruskin, FL	3.0	3.0	1707	$1,950	$1.14	24d	1	0.79mi
2025 Peaceful Palm St Ruskin, FL	4.0	2.0	1606	$2,600	$1.62	14d	1	0.85mi
2655 Buttercup Lucine Ln Ruskin, FL	2.0	2.5	1540	$2,000	$1.30	10d	1	0.86mi
724 Royal Empress Dr Ruskin, FL	3.0	2.5	1796	$2,195	$1.22	2d	1	0.87mi
1216 Humble Haven St Ruskin, FL	2.0	1.0	1400	$1,300	$0.93	3d	1	0.97mi
1740 Chatham Green Cir Ruskin, FL	3.0	2.0	1378	$2,200	$1.60	3d	1	1.00mi
2458 Dovesong Trace Dr Ruskin, FL	3.0	2.0	1689	$2,195	$1.30	10d	1	1.01mi
1827 Harbour Blue St Ruskin, FL	3.0	2.0	1352	$1,995	$1.48	24d	1	1.03mi
320 Blue Point Dr Ruskin, FL	4.0	2.0	1767	$2,145	$1.21	2d	1	1.09mi
837 Chatham Walk Dr Ruskin, FL	3.0	2.0	1404	$2,350	$1.67	24d	1	1.09mi
1251 9th St SE Ruskin, FL	3.0–4.0	2.0–2.5	1650	$2,111	$1.28	4d	1	1.10mi
1501 21st St SE Ruskin, FL	4.0	2.0	1618	$2,155	$1.33	3d	1	1.19mi
3119 Sleepy River Ave Ruskin, FL	3.0	2.5	1421	$2,233	$1.57	1d	9	1.24mi
2304 Pleasure Run Dr Ruskin, FL	3.0	2.0	1276	$1,970	$1.54	3d	1	1.27mi
720 Chatham Walk Dr Ruskin, FL	3.0	2.0	1404	$1,985	$1.41	4d	1	1.29mi

Listing history 9 events

1. 2026-05-14
   listed $219,900 Active 824-char remark
2. 2022-03-07
   soldstatus $192,000 Closed 567-char remark

   Show marketing remark (567 chars)

   It takes a special property to be a place for both work and home and not just your work from home office. This property can be 25% Business the front and home sweet home in the back. Come on over and check-out the multi-use zoning and just over a 1/2 acre of land can be a perfect redevelopment for Residential. Most recently it was a medical office and personal residence. Structure will need a lot of love so it may be better to build from the ground up, but definitely need to keep that top of the line circa 1962 Frigidaire Flair with pull-out range, super sweet!

3. 2022-02-02
   status Pending 567-char remark

   Show marketing remark (567 chars)

   It takes a special property to be a place for both work and home and not just your work from home office. This property can be 25% Business the front and home sweet home in the back. Come on over and check-out the multi-use zoning and just over a 1/2 acre of land can be a perfect redevelopment for Residential. Most recently it was a medical office and personal residence. Structure will need a lot of love so it may be better to build from the ground up, but definitely need to keep that top of the line circa 1962 Frigidaire Flair with pull-out range, super sweet!

4. 2021-12-15
   price $199,000 567-char remark

   Show marketing remark (567 chars)

   It takes a special property to be a place for both work and home and not just your work from home office. This property can be 25% Business the front and home sweet home in the back. Come on over and check-out the multi-use zoning and just over a 1/2 acre of land can be a perfect redevelopment for Residential. Most recently it was a medical office and personal residence. Structure will need a lot of love so it may be better to build from the ground up, but definitely need to keep that top of the line circa 1962 Frigidaire Flair with pull-out range, super sweet!

5. 2021-11-16
   price $215,000 567-char remark

   Show marketing remark (567 chars)

   It takes a special property to be a place for both work and home and not just your work from home office. This property can be 25% Business the front and home sweet home in the back. Come on over and check-out the multi-use zoning and just over a 1/2 acre of land can be a perfect redevelopment for Residential. Most recently it was a medical office and personal residence. Structure will need a lot of love so it may be better to build from the ground up, but definitely need to keep that top of the line circa 1962 Frigidaire Flair with pull-out range, super sweet!

6. 2021-10-14
   listed $225,000 Active 567-char remark

   Show marketing remark (567 chars)

   It takes a special property to be a place for both work and home and not just your work from home office. This property can be 25% Business the front and home sweet home in the back. Come on over and check-out the multi-use zoning and just over a 1/2 acre of land can be a perfect redevelopment for Residential. Most recently it was a medical office and personal residence. Structure will need a lot of love so it may be better to build from the ground up, but definitely need to keep that top of the line circa 1962 Frigidaire Flair with pull-out range, super sweet!

7. 2006-10-02
   soldstatus $187,000
8. 1986-12-01
   soldstatus $46,000
9. 1984-03-01
   soldstatus $52,900

ⓘ 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: $3,089 · $257/mo
• Projected year-2 tax: $3,089 · $257/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 5/10 Major FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $26,480
• − Mortgage interest: −$12,318
• − Property taxes: −$3,089
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,118
• − Management: −$2,118
• − Depreciation: −$6,397
• Taxable loss: −$660
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $3,051/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 — 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 · 1,540,968 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: 611.0

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 0.69)
• 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

+315.7% since first listed

10 events — show timeline

• 2026-05-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Listed $219,900 Stellar MLS as Distributed by MLS Grid
• 2022-03-07 Sold (MLS) $192,000 Stellar MLS as Distributed by MLS Grid
• 2022-02-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-15 Price Changed $199,000 Stellar MLS as Distributed by MLS Grid
• 2021-11-16 Price Changed $215,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-14 Listed $225,000 Stellar MLS as Distributed by MLS Grid
• 2006-10-02 Sold (Public Records) $187,000 Public Records
• 1986-12-01 Sold (Public Records) $46,000 Public Records
• 1984-03-01 Sold (Public Records) $52,900 Public Records

Property tax history

+10.3%/yr

Latest (2025): $3,089 · +10.1% YoY. Source: county tax records.