9930 Ivory Dr · Apollo Beach, FL 33573

$319,900

3 bd · 2.0 ba · 1,732 sqft · SingleFamily public records · 8 Days on market

Built 2019 6,285 sqft lot $14/mo HOA · 1% 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 +9.1/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Appreciation +3.4/10.0
• Rent growth +3.2/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

Under contract-accepting backup offers. Welcome Home to this better than NEW, 4 year young home! The owners have great pride of ownership and have added so many upgrades. You will immediately notice the freshly painted (2023) and attractive exterior paint scheme, designer exterior lighting, 8 ft tall door, mature and professional landscaping and paver driveway and front porch! The upgrades don't stop there. This beautiful 3 bedroom 2 bath WATERVIEW HOME located in the highly desired COMMUNITY of Belmont in North Ruskin! Interior freshly painted in 2023! The cozy Foyer is spacious and ceramic tile flows throughout the first floor to the kitchen! Carpet only in the bedrooms! FORMAL DINING AND LIVING ROOM just steps away from the open kitchen with island, STAINLESS STEEL appliances convey with the home, GRANITE Countertops, WOOD Cabinets, Closet Walk in Pantry, CROWN MOLDING, Breakfast Bar open to the LIVING ROOM with WATER VIEWS even from the DINNETTE SEATING area! Bring the outdoors in with Glass sliding Doors leading to the SCREENED COVERED LANAI overlooking the beautiful WATER and Sunset Views! MASSIVE MASTER EN-SUITE complete with WATER VIEWS offering DUAL SINKS vanity, Soaking Tub, Tile stand up shower, Separate water closet, and WALK-IN CLOSET! The Laundry room is conveniently located in the middle of the split floor plan. Second & Third Bedrooms are ample in size and offer plenty of closet space sharing a guest bathroom with elevated vanity and tiled shower/tub combination. 2 car garage with garage door opener. Hurricane shutters. Closed circuit security system conveys! LOCATION IS MINTUES FROM I-75, MacDill, SHOPPING, Restaurants, SCHOOLS, State parks, boat ramps and so much MORE! Don't miss your rare opportunity to view this MOVE-IN READY HOME! Low HOA, Resort style pool, Clubhouse with cabana, playground, basketball court, dog park. PLENTY OF AMENITIES AND CDD IS INCLUDED IN THE TAXES!

Key facts

• Waterview home
• Granite countertops
• Crown molding

Tags

• WATERVIEW HOME
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• CLOSET WALK IN PANTRY
• CROWN MOLDING
• BREAKFAST BAR

Property features AI

Finance

• Other: Updated/remodeled condition noted
• Financial info: No investor or income/expense details provided
• HOA & community: Homeowners association with an annual fee of $168 (about $14/month)

Exterior

• Parking: 2-car garage
• Security: Security details not provided
• Utilities: Public water; Cable available and connected; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One level
• Construction: Block foundation
• Exterior features: Lot approximately 0.14 acres; Lot dimensions about 52 ft x 121 ft

Interior

• Kitchen: Dishwasher; Convection oven
• Bedrooms: 2 total rooms (as listed)
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Updated/remodeled interior; Dishwasher; Convection oven
• Laundry & utility: Washer/dryer details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-244 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (26.5% below list).
• Recommended offer: $235k (26.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#333 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, 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.
• Market conditions: Rents rising (+2.6%/yr); 602 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 39% of the median local income ($73k/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 $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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $235,081 (26.5% 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: 0.73% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.27%
• DSCR: 0.85
• GRM: 11.3

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: -22.2%
• Equity multiple: 0.24×
• Total profit: $-68,253
• Equity at exit: $47,698

10-year hold

• IRR: -17.0%
• Equity multiple: 0.07×
• Total profit: $-82,958
• Equity at exit: $27,659

Cash invested: $89,572 (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 33573

• Home prices YoY: -1.2%
• Rents YoY: 2.6%
• Active inventory: 602
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,351 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$277 /mo · $3,318/yr
• Insurance: −$133
• HOA: −$14
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-244

Break-even live

Break-even rent $2,660

Max offer price $276,746

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9620 Sage Creek Dr Sun City Center, FL	3.0	2.0	1555	$2,126	$1.37	5d	1	0.12mi
10040 Blackstone Creek CT Riverview, FL	3.0–4.0	2.5	1687	$2,650	$1.57	5d	20	0.27mi
10108 Point Given Ct Sun City Center, FL	3.0	2.5	1747	$2,047	$1.17	24d	1	0.38mi
10114 Point Given Ct Sun City Center, FL	4.0	2.5	2162	$2,327	$1.08	24d	1	0.38mi
14235 War Admiral Pl Sun City Center, FL	3.0	2.5	1993	$2,197	$1.10	24d	1	0.44mi
14249 War Admiral Pl Sun City Center, FL	3.0	2.5	1747	$2,047	$1.17	5d	1	0.46mi
14231 Riva Ridge Pl Sun City Center, FL	3.0	2.5	1993	$2,197	$1.10	24d	1	0.47mi
14243 Riva Ridge Pl Sun City Center, FL	3.0	2.5	1747	$2,047	$1.17	22d	1	0.48mi
14265 War Admiral Pl Sun City Center, FL	3.0	2.5	1993	$2,095	$1.05	24d	1	0.49mi
14263 Riva Ridge Pl Sun City Center, FL	3.0	2.5	1993	$2,197	$1.10	24d	1	0.50mi
9437 Lemon Drop Loop Sun City Center, FL	3.0	2.0	1451	$2,350	$1.62	20d	1	0.50mi
10121 Tabasco Cat Ct Sun City Center, FL	3.0	2.5	1993	$2,095	$1.05	24d	1	0.53mi
14268 Riva Ridge Pl Sun City Center, FL	3.0	2.5	1993	$2,197	$1.10	24d	1	0.53mi
10313 Celtic Ash Dr Ruskin, FL	3.0	2.0	1394	$2,005	$1.44	16d	1	0.61mi
10206 Stedfast Ct Ruskin, FL	3.0	2.0	2051	$2,650	$1.29	24d	1	0.73mi
10454 Shady Preserve Dr Riverview, FL	2.0	3.0	1642	$2,000	$1.22	24d	1	0.93mi
14442 Editors Note St Ruskin, FL	3.0	2.5	1701	$2,100	$1.23	5d	1	0.93mi
14339 Easy Goer St Ruskin, FL	3.0	2.5	1701	$2,350	$1.38	22d	1	0.93mi
10405 Apollo Manor Cir Riverview, FL	1.0–3.0	1.0–2.0	1116	$3,163	$2.83	2d	31	0.96mi
14409 Easy Goer St Ruskin, FL	3.0	2.5	1666	$1,800	$1.08	24d	1	0.97mi
7006 Monarch Park Dr Apollo Beach, FL	4.0	2.0	1868	$2,425	$1.30	20d	1	0.99mi
14452 Easy Goer St Ruskin, FL	3.0	2.5	1701	$2,250	$1.32	13d	1	0.99mi
6447 Clair Shore Dr Apollo Beach, FL	3.0	2.0	1770	$2,700	$1.53	5d	1	1.03mi
14471 Stagedoor Johnny Pl Ruskin, FL	1.0–3.0	1.0–2.0	1138	$2,344	$2.06	3d	22	1.03mi
9960 Jonas Salk Dr Riverview, FL	1.0–3.0	1.0–2.0	1055	$2,473	$2.34	2d	17	1.17mi
7556 Oxford Garden Cir Apollo Beach, FL	3.0	2.0	1335	$2,020	$1.51	5d	1	1.20mi
14010 Hollow Leaf Pl Riverview, FL	3.0	2.0	1670	$2,195	$1.31	10d	1	1.20mi
14435 Barley Field Dr Wimauma, FL	4.0	2.0	2046	$2,231	$1.09	14d	1	1.26mi
10220 Summer Palm Dr Riverview, FL	2.0–4.0	2.0	1314	$2,096	$1.59	2d	19	1.28mi
9814 Rustling Breeze Cir Riverview, FL	1.0–3.0	1.0–2.0	999	$2,783	$2.78	3d	35	1.30mi
6328 Lantern View Pl Apollo Beach, FL	4.0	3.5	2184	$2,600	$1.19	17d	1	1.40mi
10505 Opus Dr Riverview, FL	4.0	2.5	1942	$2,550	$1.31	24d	1	1.46mi
6808 Cambridge Park Dr Apollo Beach, FL	3.0	2.0	1858	$2,350	$1.26	18d	1	1.46mi
7242 Milestone Dr Apollo Beach, FL	3.0	2.5	2112	$2,625	$1.24	24d	1	1.47mi
10401 Opus Dr Riverview, FL	3.0	2.0	1341	$2,095	$1.56	5d	1	1.48mi
5448 Silver Sun Dr Apollo Beach, FL	4.0	2.0	1992	$4,000	$2.01	24d	1	1.49mi

HOA detail

• Monthly dues: $14 · $168/yr
• Likely covers: waterlandscapingpoolsecurity

Listing history 8 events

1. 2026-06-18
   price $319,900 Active 8 DOM
2. 2026-06-18
   days on market $329,900 Active 8 DOM
3. 2026-06-17
   days on market $329,900 Active 7 DOM
4. 2026-06-16
   days on market $329,900 Active 6 DOM
5. 2026-06-15
   days on market $329,900 Active 5 DOM
6. 2026-06-13
   days on market $329,900 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $329,900 Active 2 DOM

ⓘ 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: $3,318 · $277/mo
• Projected year-2 tax: $3,318 · $277/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 ≥108°F today · 28 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: $28,210
• − Mortgage interest: −$17,919
• − Property taxes: −$3,318
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,257
• − Management: −$2,257
• − HOA: −$168
• − Depreciation: −$9,306
• Taxable loss: −$8,615
• Est. tax savings @ 24.0%: +$2,068
• After-tax cash flow: $-864/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 — Apollo Beach

• Score: 72/100
• State rank: #333
• US rank: #5784

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Apollo Beach, FL
• County: Hillsborough County · 1,540,968 people
• City population: 26,495
• 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

+35.8% since first listed

9 events — show timeline

• 2026-06-10 Listed $329,900 Daytona MLS
• 2023-08-08 Sold (Public Records) $357,000 Public Records
• 2023-07-27 Sold (MLS) $357,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-06-29 Listed $357,000 Stellar MLS as Distributed by MLS Grid
• 2019-02-06 Sold (MLS) $242,000 Stellar MLS as Distributed by MLS Grid
• 2018-10-29 Price Changed $244,390 Stellar MLS as Distributed by MLS Grid
• 2018-10-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-10-09 Listed $242,890 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2025): $3,318 · +1.0% YoY. Source: county tax records.