1901 Canterbury Ln #4 · Sun City Center, FL 33573

$124,500

2 bd · 2.0 ba · 1,120 sqft · Condo public records · 82 Days on market

Built 1977 $685/mo HOA · 40% of rent

---

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).

• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Appreciation +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0

Listing remarks MLS

This condo is located in Kings Point, an age restricted retirement community where you have plenty of clubs, golf, bus trips and more to keep you busy. This condo comes furnished and ready for you to move in. The AC and windows were replaced in 2024, the breakers, plumbing pipes appliances, flooring and shower were replaced in 2016 the water tank in 2023. The home is a 2 bedroom and 2 full bathroom home with the living area extended to use as an office area or hobby space. The kitchen and dining area are together for easy cooking and entertainment with family and friends. Lots of windows along the back to let in light and enjoy the big shade tree out back. There is a back door going to the laundry room with a covered porch for sitting out or parking the golf cart. The primary bedroom has a walk-in closet, en-suite bathroom and walk in shower. There is a linen closet in the hallway with the guest bath and bedroom. Your 1 car covered parking space is right in front of your home. Canterbury lane is close to the north clubhouse where all the action is and the south club isn't far either when you want to go something happening there. Sun City Center is centrally located between Tampa, St Pete and Sarasota so you have access to entertainment and beaches in all directions.

Key facts

• Covered porch
• Water tank replaced
• Furnished and ready

Tags

• FURNISHED AND READY
• AC AND WINDOWS REPLACED
• WATER TANK REPLACED
• LIVING AREA EXTENDED
• LOTS OF WINDOWS
• COVERED PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $124k.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $93k (25.3% below list).
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $93k (25.3% below list) — sets the bar for cash-flow.

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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $861 of loan paydown is wiped out by about $4k 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 82 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $124k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,941 (25.3% 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 82 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 4.57%
• Cash-on-cash: -6.15%
• DSCR: 0.73
• GRM: 6.0

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: -27.1%
• Equity multiple: 0.09×
• Total profit: $-31,714
• Equity at exit: $18,563

10-year hold

• IRR: -25.6%
• Equity multiple: -0.23×
• Total profit: $-42,928
• Equity at exit: $10,764

Cash invested: $34,860 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,724 high
• Mortgage (P&I): −$653
• Tax from tax record: −$151 /mo · $1,814/yr
• Insurance: −$52
• HOA: −$685
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-179

Break-even live

Break-even rent $1,951

Max offer price $92,941

Occupancy floor —

Sensitivity live

Price	-10% $-108	-5% $-143	+0% $-179	+5% $-214	+10% $-249
Rent	-10% $-315	-5% $-247	+0% $-179	+5% $-111	+10% $-42
Rate	-1.0pp $-116	-0.5pp $-147	base $-179	+0.5pp $-211	+1.0pp $-244

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Kings Blvd #138 Sun City Center, FL	1.0	1.5	1020	$1,800	$1.76	23d	1	0.15mi
302 Canton Ct #62 Sun City Center, FL	1.0	1.5	800	$1,575	$1.97	19d	1	0.16mi
323 Knottwood Ct #1 Sun City Center, FL	1.0	1.0	908	$1,090	$1.20	6d	1	0.19mi
323 Knottwood Ct Sun City Center, FL	1.0	1.0	908	$1,290	$1.42	26d	1	0.19mi
1902 Dandridge St #12 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	16d	1	0.20mi
409 Feltham Trl Unit B Sun City Center, FL	2.0	2.0	984	$1,650	$1.68	26d	1	0.29mi
1906 Canterbury Ln #26 Sun City Center, FL	2.0	2.0	1200	$1,750	$1.46	1d	1	0.31mi
101 Cambridge Trl Sun City Center, FL	1.0–2.0	1.5–2.0	880	$1,650	$1.88	13d	1	0.32mi
403 Finchley Ct Unit B Sun City Center, FL	2.0	2.0	960	$2,000	$2.08	26d	1	0.34mi
1901 Andover Way #38 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	26d	1	0.34mi
2202 Clubhouse Dr #169 Sun City Center, FL	2.0	2.0	984	$1,450	$1.47	6d	1	0.36mi
2202 Clubhouse Dr #187 Sun City Center, FL	1.0	1.5	800	$1,550	$1.94	26d	1	0.36mi
201 Bedford Trl Unit F128 Sun City Center, FL	2.0	2.0	960	$1,275	$1.33	26d	1	0.37mi
202 Bedford Trl #99 Sun City Center, FL	1.0	1.0	800	$1,500	$1.88	6d	1	0.40mi
201 Kings Blvd #19 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	26d	1	0.41mi
306 Fowling Ct Sun City Center, FL	2.0	2.0	960	$1,700	$1.77	26d	1	0.41mi
110 Gloucester Blvd Sun City Center, FL	2.0	2.0	1136	$1,950	$1.72	26d	1	0.41mi
110 Gloucester Blvd Sun City Center, FL	2.0	2.0	1136	$1,950	$1.72	0d	1	0.41mi
201 Bedford St #95 Sun City Center, FL	1.0	1.5	800	$1,450	$1.81	16d	1	0.44mi
2345 Glenmore Cir Unit 294 Sun City Center, FL	2.0	2.0	984	$1,500	$1.52	26d	1	0.44mi
1814 Foxhunt Dr Unit A Sun City Center, FL	1.0	1.5	800	$1,475	$1.84	26d	1	0.45mi
704 Tremont Greens Ln Unit 107 Sun City Center, FL	2.0	2.0	974	$1,700	$1.75	26d	1	0.45mi
1802 Bedford Ln Sun City Center, FL	1.0–2.0	2.0	952	$1,800	$1.89	12d	2	0.52mi
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	960	$1,375	$1.43	23d	1	0.52mi
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	800	$1,400	$1.75	19d	1	0.52mi
2117 Harleston Pl Unit 2117 Sun City Center, FL	2.0	2.0	1448	$2,500	$1.73	26d	1	0.86mi
1528 Chevy Chase Dr Sun City Center, FL	2.0	2.0	1346	$2,000	$1.49	26d	1	0.90mi
2124 Hailstone Cir Sun City Center, FL	2.0	2.0	1000	$1,800	$1.80	26d	1	0.94mi
1415 Langley Dr Sun City Center, FL	2.0	2.0	1359	$1,850	$1.36	26d	1	0.94mi
2006 Hampstead Cir Unit N/A Sun City Center, FL	2.0	2.0	1474	$1,800	$1.22	26d	1	0.99mi
207 Islip Way Sun City Center, FL	2.0	1.5	992	$1,500	$1.51	19d	1	0.99mi
2102 Hereford Dr #513 Sun City Center, FL	2.0	2.0	1000	$1,500	$1.50	26d	1	1.07mi
1103 Villeroy Dr Sun City Center, FL	3.0	2.0	1490	$2,500	$1.68	12d	1	1.10mi
1301 Warwick Ct Unit 1301 Sun City Center, FL	1.0	1.0	1102	$1,575	$1.43	26d	1	1.10mi
1005 Rickenbacker Dr Sun City Center, FL	2.0	1.0	1224	$1,595	$1.30	4d	1	1.13mi
1309 Fairway Greens Dr Sun City Center, FL	3.0	2.0	1420	$1,750	$1.23	26d	1	1.36mi
1104 Desert Hills Dr Sun City Center, FL	2.0	2.0	1383	$1,825	$1.32	19d	1	1.40mi
1256 Corinth Greens Dr Sun City Center, FL	2.0	2.0	1450	$2,150	$1.48	16d	1	1.41mi
2052 Inverness Greens Dr Sun City Center, FL	2.0	2.0	1376	$2,100	$1.53	26d	1	1.44mi
717 Indian Wells Ave Sun City Center, FL	2.0	2.0	1264	$1,595	$1.26	26d	1	1.46mi

HOA detail condo

• Monthly dues: $685 · $8,220/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $124,500 Active 82 DOM
2. 2026-06-18
   days on market $124,500 Active 79 DOM
3. 2026-06-17
   days on market $124,500 Active 78 DOM
4. 2026-06-16
   days on market $124,500 Active 77 DOM
5. 2026-06-15
   days on market $124,500 Active 76 DOM
6. 2026-06-13
   days on market $124,500 Active 74 DOM
7. 2026-06-13
   days on market $124,500 Active 73 DOM
8. 2026-06-09
   days on market $124,500 Active 70 DOM
9. 2026-06-08
   days on market $124,500 Active 69 DOM
10. 2026-06-07
    days on market $124,500 Active 68 DOM
11. 2026-06-04
    days on market $124,500 Active 65 DOM
12. 2026-06-03
    days on market $124,500 Active 64 DOM
13. 2026-06-02
    pricedays on market $124,500 Active 63 DOM
14. 2026-06-01
    days on market $129,500 Active 62 DOM
15. 2026-05-31
    days on market $129,500 Active 61 DOM
16. 2026-03-31
    listed $129,500 Active 1286-char remark

    Show marketing remark (1286 chars)

    This condo is located in Kings Point, an age restricted retirement community where you have plenty of clubs, golf, bus trips and more to keep you busy. This condo comes furnished and ready for you to move in. The AC and windows were replaced in 2024, the breakers, plumbing pipes appliances, flooring and shower were replaced in 2016 the water tank in 2023. The home is a 2 bedroom and 2 full bathroom home with the living area extended to use as an office area or hobby space. The kitchen and dining area are together for easy cooking and entertainment with family and friends. Lots of windows along the back to let in light and enjoy the big shade tree out back. There is a back door going to the laundry room with a covered porch for sitting out or parking the golf cart. The primary bedroom has a walk-in closet, en-suite bathroom and walk in shower. There is a linen closet in the hallway with the guest bath and bedroom. Your 1 car covered parking space is right in front of your home. Canterbury lane is close to the north clubhouse where all the action is and the south club isn't far either when you want to go something happening there. Sun City Center is centrally located between Tampa, St Pete and Sarasota so you have access to entertainment and beaches in all directions.

17. 2015-03-26
    soldstatus $55,000
18. 1999-03-17
    soldstatus $37,000
19. 1999-03-01
    soldstatus $37,000
20. 1997-10-21
    soldstatus $40,000
21. 1977-12-01
    soldstatus $29,700

ⓘ 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: $1,814 · $151/mo
• Projected year-2 tax: $1,814 · $151/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 · 27 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: $20,693
• − Mortgage interest: −$6,974
• − Property taxes: −$1,814
• − Insurance: −$622
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − HOA: −$8,220
• − Depreciation: −$3,622
• Taxable loss: −$3,870
• Est. tax savings @ 24.0%: +$929
• After-tax cash flow: $-1,215/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

+336.0% since first listed

6 events — show timeline

• 2026-03-31 Listed $129,500 Stellar MLS as Distributed by MLS Grid
• 2015-03-26 Sold (Public Records) $55,000 Public Records
• 1999-03-17 Sold (Public Records) $37,000 Public Records
• 1999-03-01 Sold (Public Records) $37,000 Public Records
• 1997-10-21 Sold (Public Records) $40,000 Public Records
• 1977-12-01 Sold (Public Records) $29,700 Public Records

Property tax history

+29.2%/yr

Latest (2025): $1,814 · +12.3% YoY. Source: county tax records.