827 Oakmont Ave · Sun City Center, FL 33573

$235,000

2 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 9 Days on market

Built 1966 7,800 sqft lot $28/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 +12.2/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• Appreciation +3.4/10.0
• 1% rule +3.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

No HOA in the heart of Sun City Center, fenced backyard, updated and it's turn-key furnished. Low cost living and Sun City center's fabulous amenities are an unbeatable combination. Wood-look porcelain tile throughout, double pane windows, newer stainless appliances, soft close cabinets, plantation & hurricane shutters, A/C 2016, roof 2010, updated plumbing & electric, new water softener system 2019, it's all been done here. Beautifully landscaped with designer curbing throughout entire yard, fruit cocktail tree, a gardeners paradise awaits you. You'll enjoy evenings on the patio with the relaxing ambiance of the fire pit. Sun City Center is one of Florida’s most affordable active living senior communities, with an exceptional range of recreational and social amenities. Minutes from an assortment of world class beaches and Disney World, with 3 heated pools, state-of-the-art fitness center, sports complex, arts & crafts building, two multi-million dollar club houses, the very best medical facilities, shopping, 5 golf courses, 200 social and sports clubs and endless entertainment resources all accessible by golf cart. Sun City Center is an amazing place to live!

Key facts

• Turn key furnished
• Hurricane shutters
• Updated kitchen

Tags

• UPDATED KITCHEN
• FULLY FENCED BACKYARD
• ENERGY EFFICIENT WINDOWS
• HURRICANE SHUTTERS
• TURN KEY FURNISHED
• MULTIPLE HEATED POOLS

Property features AI

Finance

• Other: Directions available; Association approval not required
• Financial info: No lease restrictions indicated; Furnished: Turnkey
• HOA & community: Sun City Center community association; Monthly HOA approx. $28.67 (annual $344); Association amenities include clubhouse, fitness center, pool, spa/hot tub, tennis, basketball, shuffleboard, park, recreation facilities, golf course and golf cart access, security, cable TV, wheelchair access, handicap modified features; Association fee includes pool, management, recreational facilities and security; Senior community; Pets allowed

Exterior

• Parking: Parking pad; 1-car carport
• Security: Smoke detector(s); Association security included
• Utilities: Public water; Public sewer; Electricity connected; Cable available; BB/HS internet available; Fiber optics
• Home design: Single family residence; One story; Faces southeast; Residential property
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built for single-family use
• Exterior features: Front porch; Patio (screened); Hurricane shutters; Exterior lighting; Rain gutters; Sidewalk; Irrigation equipment; Fruit trees and mature landscaping; Near golf course; Oversized, paved lot with dimensions 78 x 100

Interior

• Kitchen: Range; Range hood; Microwave; Refrigerator; Ice maker; Exhaust fan; Electric water heater; Water softener
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Electric and Heat Pump); Central air; Humidity control
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Open floorplan; Thermostat; Walk-in closets; Window treatments; Blinds and shades; Thermal windows
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-49 ($-588/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (17.8% below list).
• Recommended offer: $193k (17.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#178 in FL, #2,736 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime B+; Watch: amenities 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: Cypress Creek Elementary School (math 40% / reading 40%, grade F, #1,491 of 2,144 statewide, top 70%, 957 students, 63% 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 35% 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 rising (+2.6%/yr); 605 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 32% 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 $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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $172k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $193,279 (17.8% 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. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 10.1

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-41,882
• Equity at exit: $35,039

10-year hold

• IRR: -11.1%
• Equity multiple: 0.34×
• Total profit: $-43,257
• Equity at exit: $20,319

Cash invested: $65,800 (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: 605
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,933 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$218 /mo · $2,612/yr
• Insurance: −$98
• HOA: −$28
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-49

Break-even live

Break-even rent $1,995

Max offer price $226,337

Occupancy floor 98%

Sensitivity live

Price	-10% $84	-5% $17	+0% $-49	+5% $-116	+10% $-182
Rent	-10% $-202	-5% $-125	+0% $-49	+5% $27	+10% $104
Rate	-1.0pp $69	-0.5pp $11	base $-49	+0.5pp $-110	+1.0pp $-172

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
810 Oakmont Ave Sun City Center, FL	2.0	2.0	1266	$2,100	$1.66	26d	1	0.11mi
704 Torrey Pines Ave Sun City Center, FL	2.0	1.0	981	$1,700	$1.73	16d	1	0.36mi
704 Torrey Pines Ave Sun City Center, FL	2.0	1.0	981	$1,675	$1.71	26d	1	0.36mi
1104 Desert Hills Dr Sun City Center, FL	2.0	2.0	1383	$1,825	$1.32	19d	1	0.44mi
717 Indian Wells Ave Sun City Center, FL	2.0	2.0	1264	$1,595	$1.26	26d	1	0.46mi
1814 Columbine Pl Sun City Center, FL	2.0	2.0	1516	$2,100	$1.39	26d	1	0.46mi
1904 N Pebble Beach Blvd Sun City Center, FL	3.0	2.0	1756	$1,600	$0.91	15d	1	0.47mi
714 Indian Wells Ave Sun City Center, FL	2.0	2.0	1515	$1,695	$1.12	26d	1	0.49mi
701 Cypress Pl Sun City Center, FL	2.0	2.0	1425	$1,700	$1.19	26d	1	0.58mi
1528 Chevy Chase Dr Sun City Center, FL	2.0	2.0	1346	$2,000	$1.49	26d	1	0.63mi
1301 Warwick Ct Unit 1301 Sun City Center, FL	1.0	1.0	1102	$1,575	$1.43	26d	1	0.66mi
1005 Rickenbacker Dr Sun City Center, FL	2.0	1.0	1224	$1,595	$1.30	4d	1	0.70mi
102 Wintersong Ln Sun City Center, FL	2.0	2.0	1508	$1,995	$1.32	21d	1	0.70mi
1703 Amhurst Cir Sun City Center, FL	2.0	2.0	1550	$1,995	$1.29	6d	1	0.72mi
301 Bryce Ct Sun City Center, FL	2.0	2.0	1830	$1,850	$1.01	26d	1	0.76mi
1750 Atrium Dr Sun City Center, FL	2.0	2.0	1367	$1,750	$1.28	26d	1	0.80mi
207 Islip Way Sun City Center, FL	2.0	1.5	992	$1,500	$1.51	19d	1	0.86mi
1201 Fordham Dr Sun City Center, FL	2.0	2.0	1582	$1,950	$1.23	19d	1	0.91mi
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	960	$1,375	$1.43	23d	1	1.11mi
1802 Bedford Ln Sun City Center, FL	1.0–2.0	2.0	952	$1,800	$1.89	12d	2	1.15mi
201 Bedford Trl Unit F128 Sun City Center, FL	2.0	2.0	960	$1,275	$1.33	26d	1	1.21mi
101 Cambridge Trl Sun City Center, FL	1.0–2.0	1.5–2.0	880	$1,650	$1.88	13d	1	1.25mi
306 Fowling Ct Sun City Center, FL	2.0	2.0	960	$1,700	$1.77	26d	1	1.29mi
2202 Clubhouse Dr #169 Sun City Center, FL	2.0	2.0	984	$1,450	$1.47	6d	1	1.30mi
4902 Cosmos Cir Wimauma, FL	3.0	1.0–3.5	1231	$2,345	$1.90	0d	38	1.33mi
403 Finchley Ct Unit B Sun City Center, FL	2.0	2.0	960	$2,000	$2.08	26d	1	1.34mi
3794 Maxwell Park Dr Sun City Center, FL	2.0	2.0	1506	$2,600	$1.73	6d	1	1.37mi
409 Feltham Trl Unit B Sun City Center, FL	2.0	2.0	984	$1,650	$1.68	26d	1	1.37mi
301 Kings Blvd #138 Sun City Center, FL	1.0	1.5	1020	$1,800	$1.76	23d	1	1.39mi
5010 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	26d	1	1.42mi
9718 Mulberry Marsh Ln Sun City Center, FL	3.0	2.5	1663	$1,973	$1.19	18d	1	1.43mi
5018 Capri Harbor Dr Wimauma, FL	2.0	2.5	1541	$1,956	$1.27	26d	1	1.44mi
5017 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	22d	1	1.44mi
16671 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	26d	1	1.45mi
16667 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	26d	1	1.46mi
5044 Capri Harbor Dr Wimauma, FL	2.0	2.5	1541	$1,956	$1.27	26d	1	1.46mi
16665 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	26d	1	1.46mi
16676 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	26d	1	1.46mi
9637 Pembrooke Pines Dr Sun City Center, FL	2.0	2.5	1548	$2,100	$1.36	26d	1	1.46mi
15503 Prestwick Rose Pl Unit 1 Sun City Center, FL	3.0	2.5	1666	$2,000	$1.20	26d	1	1.46mi

HOA detail

• Monthly dues: $28 · $336/yr
• Likely covers: waterelectricpoolgym

Listing history 8 events

1. 2026-06-21
   days on market $235,000 Active 9 DOM
2. 2026-06-19
   price $235,000 Active 6 DOM
3. 2026-06-18
   days on market $240,000 Active 6 DOM
4. 2026-06-17
   days on market $240,000 Active 5 DOM
5. 2026-06-16
   days on market $240,000 Active 4 DOM
6. 2026-06-15
   days on market $240,000 Active 3 DOM
7. 2026-06-13
   remarks 693-char remark
8. 2026-06-13
   listed $240,000 Active 1 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: $2,612 · $218/mo
• Projected year-2 tax: $2,612 · $218/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 · 28 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,193
• − Mortgage interest: −$13,164
• − Property taxes: −$2,612
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − HOA: −$336
• − Depreciation: −$6,836
• Taxable loss: −$4,640
• Est. tax savings @ 24.0%: +$1,114
• After-tax cash flow: $525/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 — Sun City Center

• Score: 78/100
• State rank: #178
• US rank: #2736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sun City Center, FL
• County: Hillsborough County · 1,540,968 people
• City population: 35,362
• 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

+152.6% since first listed

15 events — show timeline

• 2026-06-12 Listed $240,000 Stellar MLS as Distributed by MLS Grid
• 2019-10-17 Sold (Public Records) $172,500 Public Records
• 2019-10-11 Sold (MLS) $172,500 Stellar MLS as Distributed by MLS Grid
• 2019-08-26 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-08-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-08-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-08-03 Listed $172,500 Stellar MLS as Distributed by MLS Grid
• 2019-04-02 Sold (Public Records) $155,000 Public Records
• 2019-03-13 Sold (MLS) $155,000 Stellar MLS as Distributed by MLS Grid
• 2019-01-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-01-15 Price Changed $159,900 Stellar MLS as Distributed by MLS Grid
• 2018-09-26 Price Changed $164,900 Stellar MLS as Distributed by MLS Grid
• 2018-09-05 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2018-08-21 Listed $174,900 Stellar MLS as Distributed by MLS Grid
• 2015-08-17 Sold (Public Records) $95,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,612 · +9.0% YoY. Source: county tax records.