548 Frandor Pl · Apollo Beach, FL 33572

$219,900

4 bd · 2.0 ba · 1,396 sqft · SingleFamily public records · 7 Days on market

Built 1968 7,500 sqft lot

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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 +29.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +4.2/10.0
• 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

Excellent buy on 4BR/2BA pool home within walking or bike riding distance of elementary school and county recreation. 2 Screen porches, large fenced & private backyard, 2 driveways, lots of storage. Newer roof; CHA , water heater, bathrooms, & tile floors. Shed/Workshop!

Key facts

• 7,500 sq ft lot
• Pool
• Built 1968

Property features AI

Finance

• Other: Lot about 0.17 acre (approx. 75 x 100); Zoned RSC-6; Property listed as fixer; Unfurnished
• HOA & community: No HOA/association indicated

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Water and sewer connected
• Home design: Single-family residence; Residential property; One story; Faces north; Fixer condition
• Construction: Stone and stucco construction; Shingle roof; Built on slab foundation
• Exterior features: Patio; In-ground private pool; Asphalt road access

Interior

• Kitchen: No appliances included
• Bedrooms: 4 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floor plan
• Laundry & utility: Washer hookup; Electric dryer hookup; Slab foundation (utility access at slab)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).

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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y 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 $110k; list at $220k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $219,900

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.23% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.90%
• DSCR: 1.66
• GRM: 6.8

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-12,925
• Equity at exit: $32,788

10-year hold

• IRR: 4.6%
• Equity multiple: 1.35×
• Total profit: $21,366
• Equity at exit: $19,013

Cash invested: $61,572 (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 33572

• Rents YoY: 3.4%
• Active inventory: 761
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,702 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$125 /mo · $1,502/yr
• Insurance: −$92
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $338

Break-even live

Break-even rent $2,274

Max offer price $219,900

Occupancy floor 82%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	17d	1	0.33mi
6501 Manila Palm Way Apollo Beach, FL	3.0	2.0	1651	$2,350	$1.42	24d	1	0.40mi
6516 Quiet Pool Ct Apollo Beach, FL	3.0	2.5	1674	$1,855	$1.11	24d	1	0.47mi
6033 Flora Ter Apollo Beach, FL	3.0	2.0	1428	$1,895	$1.33	24d	1	0.54mi
128 Lookout Dr Apollo Beach, FL	3.0	2.0	1638	$2,700	$1.65	10d	1	0.70mi
206 Lookout Dr Apollo Beach, FL	3.0	2.0	1282	$2,045	$1.60	3d	1	0.72mi
6316 Lake Sunrise Dr Apollo Beach, FL	4.0	2.0	1809	$3,300	$1.82	24d	1	0.83mi
6316 Lake Sunrise Dr Apollo Beach, FL	4.0	2.0	1809	$3,200	$1.77	14d	1	0.83mi
310 Mangrove Shade Cir Apollo Beach, FL	3.0	2.5	1673	$2,150	$1.29	24d	1	1.00mi
299 Mangrove Shade Cir Apollo Beach, FL	3.0	2.5	1802	$2,150	$1.19	10d	1	1.01mi
299 Mangrove Shade Cir Apollo Beach, FL	3.0	2.5	1758	$2,150	$1.22	24d	1	1.01mi
6305 Cottonwood Ln Apollo Beach, FL	3.0	2.0	1636	$4,200	$2.57	24d	1	1.04mi
910 Chipaway Dr Apollo Beach, FL	3.0	2.0	1791	$5,600	$3.13	24d	1	1.05mi
6222 Camino Dr Apollo Beach, FL	3.0	2.5	1617	$2,400	$1.48	5d	1	1.17mi
6322 Camino Dr Apollo Beach, FL	3.0	2.5	1677	$2,400	$1.43	14d	1	1.28mi
6350 Union Station Ct Apollo Beach, FL	3.0	1.0–2.0	1105	$2,744	$2.48	1d	42	1.32mi

Listing history 12 events

1. 2026-06-07
   statusdays on market $219,900 Pending 7 DOM
2. 2026-06-04
   days on market $219,900 Active 6 DOM
3. 2026-06-03
   days on market $219,900 Active 5 DOM
4. 2026-06-02
   days on market $219,900 Active 4 DOM
5. 2026-06-01
   days on market $219,900 Active 3 DOM
6. 2026-05-31
   days on market $219,900 Active 2 DOM
7. 2009-11-02
   soldstatus $109,900
8. 2009-10-28
   soldstatus $109,900 282-char remark

   Show marketing remark (282 chars)

   Excellent buy on 4BR/2BA pool home within walking or bike riding distance of elementary school and county recreation. 2 Screen porches, large fenced & private backyard, 2 driveways, lots of storage. Newer roof; CHA , water heater, bathrooms, & tile floors. Shed/Workshop!

9. 2009-07-22
   listed $109,900 282-char remark

   Show marketing remark (282 chars)

   Excellent buy on 4BR/2BA pool home within walking or bike riding distance of elementary school and county recreation. 2 Screen porches, large fenced & private backyard, 2 driveways, lots of storage. Newer roof; CHA , water heater, bathrooms, & tile floors. Shed/Workshop!

10. 1993-08-10
    soldstatus $60,000
11. 1986-09-01
    soldstatus $55,000
12. 1981-06-01
    soldstatus $40,000

ⓘ 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: $1,502 · $125/mo
• Projected year-2 tax: $1,825 · $152/mo
• Expected delta: +$323/yr (+$27/mo · 21.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% 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: $32,420
• − Mortgage interest: −$12,318
• − Property taxes: −$1,502
• − Insurance: −$6,218
• − Repairs & maintenance: −$2,594
• − Management: −$2,594
• − Depreciation: −$6,397
• Taxable income: $798
• Est. tax owed @ 24.0%: −$192
• After-tax cash flow: $3,862/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

+449.7% since first listed

8 events — show timeline

• 2026-06-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-29 Listed $219,900 Stellar MLS as Distributed by MLS Grid
• 2009-11-02 Sold (Public Records) $109,900 Public Records
• 2009-10-28 Sold (MLS) $109,900 Stellar MLS as Distributed by MLS Grid
• 2009-07-22 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 1993-08-10 Sold (Public Records) $60,000 Public Records
• 1986-09-01 Sold (Public Records) $55,000 Public Records
• 1981-06-01 Sold (Public Records) $40,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,502 · +6.4% YoY. Source: county tax records.