7513 Summerbridge Dr · Town 'n' Country, FL 33634

$250,000

5 bd · 3.0 ba · 2,425 sqft · SingleFamily public records

Built 1977 9,856 sqft 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 +19.7/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• DSCR +6.2/10.0
• Schools +4.2/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful property in the heard of Town and Country.

Key facts

• 9,856 sq ft lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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 flat; 109 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• At $3,060/mo this rent would consume 49% of the median local household income ($74k/yr) (locally 1089% 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 $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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.
• 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 $250,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.22% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.29% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.58×
• Total profit: $-29,651
• Equity at exit: $37,276

10-year hold

• IRR: -8.6%
• Equity multiple: 0.54×
• Total profit: $-32,146
• Equity at exit: $21,615

Cash invested: $70,000 (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 33634

• Rents YoY: 0.3%
• Active inventory: 109
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $3,060 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$709 /mo · $8,502/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $294

Break-even live

Break-even rent $2,688

Max offer price $250,000

Occupancy floor 85%

Sensitivity live

Price	-10% $435	-5% $364	+0% $294	+5% $223	+10% $152
Rent	-10% $52	-5% $173	+0% $294	+5% $414	+10% $535
Rate	-1.0pp $419	-0.5pp $357	base $294	+0.5pp $229	+1.0pp $163

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7014 Edenbrook Ct Tampa, FL	4.0	2.5	1698	$3,250	$1.91	12d	1	0.11mi

Listing history 5 events

1. 2026-03-25
   listed $250,000
2. 2026-03-25
   historical
3. 2021-01-08
   soldstatus $275,000
4. 2020-12-15
   soldstatus $150,000
5. 1977-07-01
   soldstatus $54,300

ⓘ 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: $8,502 · $709/mo
• Projected year-2 tax: $8,502 · $709/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,717
• − Mortgage interest: −$14,004
• − Property taxes: −$8,502
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,937
• − Management: −$2,937
• − Depreciation: −$7,273
• Taxable loss: −$186
• Est. tax savings @ 24.0%: +$45
• After-tax cash flow: $3,567/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 — Town 'n' Country

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Town 'n' Country, FL
• County: Hillsborough County · 1,540,968 people
• City population: 88,241
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 21,862
• Household income: $74,291
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 1089.0

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: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 35% White 25% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Cuban 33% Dominican 2%
• Common ancestry: Slovak 2% Estonian 2% Hispanic 1%
• Foreign-born: 42% · Canada, Jamaica, Vietnam
• Languages at home: 41% English-only · Spanish 54% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -352.52%
• Current HPI: 395.1113
• Rent YoY: ▲ 0.29%
• 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

+360.4% since first listed

5 events — show timeline

• 2026-03-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2021-01-08 Sold (Public Records) $275,000 Public Records
• 2020-12-15 Sold (Public Records) $150,000 Public Records
• 1977-07-01 Sold (Public Records) $54,300 Public Records

Property tax history

+10.4%/yr

Latest (2025): $8,502 · +8.8% YoY. Source: county tax records.