6004 Fortune Pl · Apollo Beach, FL 33572

$269,000

3 bd · 1.0 ba · 856 sqft · SingleFamily public records · 41 Days on market

Built 1973 8,970 sqft lot

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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 +14.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here's a home looking for a new owner! It's a 3 bedroom, one bathroom home with living room open to the kitchen with eat in space. A bonus room sits outside of sliding glass doors off of the kitchen. The spacious yard is fenced and ready for some backyard BBQ's. It also offers convenience of walking distance to shopping and restaurants. This is a Fannie Mae HomePath property.

Key facts

• Private yard
• 8,970 sq ft lot
• Garage

Tags

• PRIVATE YARD

Property features AI

Finance

• Other: Zoned RSC-6

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family residence; One story; Faces east
• Construction: Brick construction; Shingle roof; Block foundation; Built on a 0.21-acre lot (approx. 78 x 115)
• Exterior features: Private mailbox; Asphalt road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room and dining room combined
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-32 ($-389/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (11.4% below list).
• Recommended offer: $238k (11.4% 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 (+3.4%/yr); 761 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).

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 41 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 $73k; list at $269k implies a 271% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $238,278 (11.4% 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 41 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.36% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-44,715
• Equity at exit: $40,109

10-year hold

• IRR: -7.8%
• Equity multiple: 0.50×
• Total profit: $-37,727
• Equity at exit: $23,258

Cash invested: $75,320 (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 33572

• Rents YoY: 3.4%
• Active inventory: 761
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,383 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$326 /mo · $3,907/yr
• Insurance: −$112
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-32

Break-even live

Break-even rent $2,424

Max offer price $263,280

Occupancy floor 96%

Sensitivity live

Price	-10% $120	-5% $44	+0% $-32	+5% $-109	+10% $-185
Rent	-10% $-221	-5% $-126	+0% $-32	+5% $62	+10% $156
Rate	-1.0pp $103	-0.5pp $36	base $-32	+0.5pp $-102	+1.0pp $-173

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
529 Red Mangrove Ln Apollo Beach, FL	3.0	2.0	1056	$2,200	$2.08	18d	1	0.49mi
349 Apollo Beach Blvd Apollo Beach, FL	2.0	1.0	583	$1,700	$2.92	3d	12	0.68mi
6144 Paseo Al Mar Blvd Apollo Beach, FL	1.0–2.0	1.0–2.0	1084	$2,164	$2.00	0d	28	0.69mi
6350 Union Station Ct Apollo Beach, FL	3.0	1.0–2.0	1116	$2,744	$2.46	0d	43	0.84mi
917 Apollo Beach Blvd Apollo Beach, FL	2.0	1.0–2.0	1120	$2,361	$2.11	0d	4	1.24mi
960 Apollo Beach Blvd #102 Apollo Beach, FL	2.0	1.5	1002	$1,900	$1.90	25d	1	1.38mi
1008 Apollo Beach Blvd Apollo Beach, FL	2.0	2.0	1125	$2,325	$2.07	5d	2	1.44mi

Listing history 28 events

1. 2026-06-18
   days on market $269,000 Active 41 DOM
2. 2026-06-17
   days on market $269,000 Active 40 DOM
3. 2026-06-16
   days on market $269,000 Active 39 DOM
4. 2026-06-15
   days on market $269,000 Active 38 DOM
5. 2026-06-13
   days on market $269,000 Active 36 DOM
6. 2026-06-13
   days on market $269,000 Active 35 DOM
7. 2026-06-09
   days on market $269,000 Active 32 DOM
8. 2026-06-08
   days on market $269,000 Active 31 DOM
9. 2026-06-07
   days on market $269,000 Active 30 DOM
10. 2026-06-04
    days on market $269,000 Active 27 DOM
11. 2026-06-03
    days on market $269,000 Active 26 DOM
12. 2026-06-02
    days on market $269,000 Active 25 DOM
13. 2026-06-01
    days on market $269,000 Active 24 DOM
14. 2026-05-31
    days on market $269,000 Active 23 DOM
15. 2026-05-08
    listed $269,000 Active 420-char remark
16. 2025-03-27
    historical $1,800
17. 2025-01-11
    listed $1,850
18. 2025-01-06
    historical $1,850
19. 2024-11-19
    listed $1,850
20. 2024-03-14
    historical $1,800
21. 2024-03-01
    listed $1,800
22. 2015-02-26
    soldstatus $72,515 Sold 380-char remark

    Show marketing remark (380 chars)

    Here's a home looking for a new owner! It's a 3 bedroom, one bathroom home with living room open to the kitchen with eat in space. A bonus room sits outside of sliding glass doors off of the kitchen. The spacious yard is fenced and ready for some backyard BBQ's. It also offers convenience of walking distance to shopping and restaurants. This is a Fannie Mae HomePath property.

23. 2015-02-06
    status Pending 380-char remark

    Show marketing remark (380 chars)

    Here's a home looking for a new owner! It's a 3 bedroom, one bathroom home with living room open to the kitchen with eat in space. A bonus room sits outside of sliding glass doors off of the kitchen. The spacious yard is fenced and ready for some backyard BBQ's. It also offers convenience of walking distance to shopping and restaurants. This is a Fannie Mae HomePath property.

24. 2015-01-27
    historical Contingent - REO Waiting For Signatures 380-char remark

    Show marketing remark (380 chars)

    Here's a home looking for a new owner! It's a 3 bedroom, one bathroom home with living room open to the kitchen with eat in space. A bonus room sits outside of sliding glass doors off of the kitchen. The spacious yard is fenced and ready for some backyard BBQ's. It also offers convenience of walking distance to shopping and restaurants. This is a Fannie Mae HomePath property.

25. 2014-12-27
    listed $72,500 Active 380-char remark

    Show marketing remark (380 chars)

    Here's a home looking for a new owner! It's a 3 bedroom, one bathroom home with living room open to the kitchen with eat in space. A bonus room sits outside of sliding glass doors off of the kitchen. The spacious yard is fenced and ready for some backyard BBQ's. It also offers convenience of walking distance to shopping and restaurants. This is a Fannie Mae HomePath property.

26. 2006-04-19
    soldstatus $175,000
27. 1981-01-01
    soldstatus $25,000
28. 1980-04-01
    soldstatus $25,000

ⓘ 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: $3,907 · $326/mo
• Projected year-2 tax: $3,907 · $326/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 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,593
• − Mortgage interest: −$15,068
• − Property taxes: −$3,907
• − Insurance: −$2,142
• − Repairs & maintenance: −$2,287
• − Management: −$2,287
• − Depreciation: −$7,825
• Taxable loss: −$4,925
• Est. tax savings @ 24.0%: +$1,182
• After-tax cash flow: $793/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): 26,495
• Household income: $122,130
• Rent vs Own: 15.9% rent · 84.1% own
• Severe rent burden: 381.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 15% Black 13% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 10% · Canada, Jamaica, Guatemala
• Languages at home: 86% English-only · Spanish 10% Russian/Polish/Slavic 1% Tagalog/Filipino 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: ▼ -393.97%
• Current HPI: 300.9596
• Rent YoY: ▲ 3.36%
• 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

+976.0% since first listed

14 events — show timeline

• 2026-05-08 Listed $269,000 Stellar MLS as Distributed by MLS Grid
• 2025-03-27 Rental Removed $1,800 STELLARMLS
• 2025-01-11 Listed for Rent $1,850 STELLARMLS
• 2025-01-06 Rental Removed $1,850 STELLARMLS
• 2024-11-19 Listed for Rent $1,850 STELLARMLS
• 2024-03-14 Rental Removed $1,800 STELLARMLS
• 2024-03-01 Listed for Rent $1,800 STELLARMLS
• 2015-02-26 Sold (MLS) $72,515 Stellar MLS as Distributed by MLS Grid
• 2015-02-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-01-27 Contingent — Stellar MLS as Distributed by MLS Grid
• 2014-12-27 Listed $72,500 Stellar MLS as Distributed by MLS Grid
• 2006-04-19 Sold (Public Records) $175,000 Public Records
• 1981-01-01 Sold (Public Records) $25,000 Public Records
• 1980-04-01 Sold (Public Records) $25,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $3,907 · +8.9% YoY. Source: county tax records.