4507 Hamlin Way Plan · Sun City Center, FL 33598

$134,900

2 bd · 2.0 ba · 1,624 sqft · Manufactured · 237 Days on market

Good condition ↓ 10% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Appreciation +3.8/10.0
• Rent growth +1.9/5.0

Listing remarks MLS

This Beautiful home is 1624 sq. ft. of beauty! With an amazing open Kitchen, Dining, Living Room Area . The 2 bedrooms w/ den 2 bathrooms are beautifully decorated. Large Front Porch! Facing west to view the beautiful Florida sunset. Little Manatee Springs is surrounded by the Little Manatee State Park, with the Little Manatee River along the rear of our property. NEW PICKLEBALL COURT A 50% Tax reduction is available for this home! Stop by Little Manatee Office, homes are open weekdays or Call Georgette (Onsite Sales Manager) for your private weekend or evening showing! Must see!

Key facts

• Pickleball court
• Large front porch
• Little manatee river

Tags

• OPEN KITCHEN
• LARGE FRONT PORCH
• PICKLEBALL COURT
• LITTLE MANATEE RIVER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $715 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

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: schools D+, 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.
• Market conditions: Rents soft (-2.5%/yr); 674 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.4%/yr); year-one equity from $933 of loan paydown is wiped out by about $3k 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.
• At projected returns (-2.4% appreciation + 0.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.55% ✓
• Cap rate: 12.65%
• Cash-on-cash: 22.71%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.35% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.56×
• Total profit: $21,322
• Equity at exit: $24,076

10-year hold

• IRR: 19.4%
• Equity multiple: 2.51×
• Total profit: $56,979
• Equity at exit: $18,585

Cash invested: $37,772 (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 33598

• Home prices YoY: -0.9%
• Rents YoY: -2.5%
• Active inventory: 674
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,085 medium
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $715

Break-even live

Break-even rent $1,180

Max offer price $134,900

Occupancy floor 61%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2052 Inverness Greens Dr Sun City Center, FL	2.0	2.0	1376	$2,100	$1.53	24d	1	1.36mi
1309 Fairway Greens Dr Sun City Center, FL	3.0	2.0	1420	$1,750	$1.23	24d	1	1.38mi
1256 Corinth Greens Dr Sun City Center, FL	2.0	2.0	1450	$2,150	$1.48	15d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $134,900 Active 237 DOM
2. 2026-06-17
   days on market $134,900 Active 236 DOM
3. 2026-06-16
   days on market $134,900 Active 235 DOM
4. 2026-06-15
   days on market $134,900 Active 234 DOM
5. 2026-06-13
   days on market $134,900 Active 232 DOM
6. 2026-06-13
   days on market $134,900 Active 231 DOM
7. 2026-06-09
   days on market $134,900 Active 228 DOM
8. 2026-06-08
   days on market $134,900 Active 227 DOM
9. 2026-06-07
   days on market $134,900 Active 226 DOM
10. 2026-06-04
    days on market $134,900 Active 223 DOM
11. 2026-06-03
    days on market $134,900 Active 222 DOM
12. 2026-06-02
    days on market $134,900 Active 221 DOM
13. 2026-06-01
    days on market $134,900 Active 220 DOM
14. 2026-05-31
    days on market $134,900 Active 219 DOM
15. 2026-03-13
    price $134,900 586-char remark

    Show marketing remark (586 chars)

    This Beautiful home is 1624 sq. ft. of beauty! With an amazing open Kitchen, Dining, Living Room Area . The 2 bedrooms w/ den 2 bathrooms are beautifully decorated. Large Front Porch! Facing west to view the beautiful Florida sunset. Little Manatee Springs is surrounded by the Little Manatee State Park, with the Little Manatee River along the rear of our property. NEW PICKLEBALL COURT A 50% Tax reduction is available for this home! Stop by Little Manatee Office, homes are open weekdays or Call Georgette (Onsite Sales Manager) for your private weekend or evening showing! Must see!

16. 2025-10-25
    listed $149,789 Active 586-char remark

    Show marketing remark (586 chars)

    This Beautiful home is 1624 sq. ft. of beauty! With an amazing open Kitchen, Dining, Living Room Area . The 2 bedrooms w/ den 2 bathrooms are beautifully decorated. Large Front Porch! Facing west to view the beautiful Florida sunset. Little Manatee Springs is surrounded by the Little Manatee State Park, with the Little Manatee River along the rear of our property. NEW PICKLEBALL COURT A 50% Tax reduction is available for this home! Stop by Little Manatee Office, homes are open weekdays or Call Georgette (Onsite Sales Manager) for your private weekend or evening showing! Must see!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 29 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: $25,021
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − Depreciation: −$3,924
• Taxable income: $6,839
• Est. tax owed @ 24.0%: −$1,641
• After-tax cash flow: $6,938/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This 1624 sq. ft. manufactured home is in good condition with a modern kitchen and well-maintained exterior. It has potential for further value increases through exterior painting and landscaping improvements.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Both Adding a small outdoor seating area — Can increase both resale and rental value by adding a functional outdoor space.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Adding a small outdoor seating area — Can increase both resale and rental value by adding a functional outdoor space. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• County: Hillsborough County · 1,540,968 people
• City population: 35,362
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 32,820
• Household income: $97,520
• Rent vs Own: 12.8% rent · 87.2% own
• Severe rent burden: 149.0

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 0.67)
• Race & ethnicity: White 40% Hispanic / Latino 39% Black 14% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 26% Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 2% Scotch-Irish 2% Lithuanian 1%
• Foreign-born: 23% · Canada, Jamaica, Guatemala
• Languages at home: 62% English-only · Spanish 35% Other Indo-European 1% Arabic 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: ▼ -2.35%
• Current HPI: 271.8552
• Rent YoY: ▼ -2.50%
• 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

-9.9% since first listed

2 events — show timeline

• 2026-03-13 Price Changed $134,900 Zillow
• 2025-10-25 Listed $149,789 Zillow