2345 Glenmore Cir #0 · Sun City Center, FL 33573

$109,900

2 bd · 2.0 ba · 984 sqft · Condo public records · 173 Days on market

Built 1981 $698/mo HOA · 42% 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 +11.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• DSCR +3.5/10.0
• Appreciation +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Waterfront Living at Its Best in Kings Point! Start each day with a serene, sparkling water views in this inviting 2-bedroom, 2-bath waterfront condo located in the highly desirable, active 55+ gated community of Kings Point in Sun City Center. This well-appointed home offers a perfect balance of comfort, style, and easy Florida living. Enjoy the convenience of a covered carport just steps from your door and a welcoming screened side porch that sets the tone for relaxed living. Inside, the open common areas feature carpet, complemented by linoleum in the kitchen and plush carpeted bedrooms. The open-concept kitchen overlooks the dining and living areas, making it ideal for entertaining, a Florida room gives a array of sunshine and leads to laundry/Golf cart room with access to in house laundry. The spacious primary suite provides a peaceful retreat with a private en-suite bath and walk-in shower. A generously sized second bedroom is located near the second full bath, complete with a tub—perfect for guests. * * * New carpet all rooms and fresh paint. Spanning the back of the condo, the Florida room is the true showstopper—an ideal place to unwind, enjoy your morning coffee, and take in the tranquil water views that define this home. As a resident of Kings Point, you’ll enjoy resort-style amenities including pools, clubs, activities, and social events, all within a beautifully maintained, secure community. This is Florida retirement living at its finest.

Key facts

• Water views
• Screened side porch
• Open-concept kitchen

Tags

• WATER VIEWS
• SCREENED SIDE PORCH
• OPEN-CONCEPT KITCHEN
• FLORIDA ROOM
• RESORT-STYLE AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $-32 ($-380/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (5.1% below list).
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (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 rising (+2.6%/yr); 602 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $760 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.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $84k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 42% 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 $96,712 (12.0% 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 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.53% ✓
• Cap rate: 5.95%
• Cash-on-cash: -1.24%
• DSCR: 0.95
• GRM: 5.4

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-20,022
• Equity at exit: $16,386

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-20,836
• Equity at exit: $9,502

Cash invested: $30,772 (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 33573

• Home prices YoY: -1.2%
• Rents YoY: 2.6%
• Active inventory: 602
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,680 high
• Mortgage (P&I): −$576
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$46
• HOA: −$698
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $-32

Break-even live

Break-even rent $1,721

Max offer price $104,303

Occupancy floor 97%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2345 Glenmore Cir Unit 294 Sun City Center, FL	2.0	2.0	984	$1,500	$1.52	24d	1	0.03mi
2202 Clubhouse Dr #169 Sun City Center, FL	2.0	2.0	984	$1,450	$1.47	5d	1	0.27mi
2202 Clubhouse Dr #187 Sun City Center, FL	1.0	1.5	800	$1,550	$1.94	24d	1	0.27mi
302 Canton Ct #62 Sun City Center, FL	1.0	1.5	800	$1,575	$1.97	17d	1	0.30mi
101 Cambridge Trl Sun City Center, FL	1.0–2.0	1.5–2.0	880	$1,650	$1.88	11d	1	0.39mi
1902 Dandridge St #12 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	14d	1	0.44mi
301 Kings Blvd #138 Sun City Center, FL	1.0	1.5	1020	$1,800	$1.76	22d	1	0.51mi
1901 Andover Way #38 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	24d	1	0.61mi
323 Knottwood Ct #1 Sun City Center, FL	1.0	1.0	908	$1,090	$1.20	5d	1	0.64mi
323 Knottwood Ct Sun City Center, FL	1.0	1.0	908	$1,290	$1.42	24d	1	0.64mi
201 Kings Blvd #19 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	24d	1	0.66mi
201 Bedford Trl Unit F128 Sun City Center, FL	2.0	2.0	960	$1,275	$1.33	24d	1	0.68mi
409 Feltham Trl Unit B Sun City Center, FL	2.0	2.0	984	$1,650	$1.68	24d	1	0.69mi
202 Bedford Trl #99 Sun City Center, FL	1.0	1.0	800	$1,500	$1.88	5d	1	0.71mi
403 Finchley Ct Unit B Sun City Center, FL	2.0	2.0	960	$2,000	$2.08	24d	1	0.74mi
201 Bedford St #95 Sun City Center, FL	1.0	1.5	800	$1,450	$1.81	14d	1	0.74mi
2124 Hailstone Cir Sun City Center, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.76mi
306 Fowling Ct Sun City Center, FL	2.0	2.0	960	$1,700	$1.77	24d	1	0.79mi
704 Tremont Greens Ln Unit 107 Sun City Center, FL	2.0	2.0	974	$1,700	$1.75	24d	1	0.81mi
2102 Hereford Dr #513 Sun City Center, FL	2.0	2.0	1000	$1,500	$1.50	24d	1	0.81mi
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	800	$1,400	$1.75	17d	1	0.82mi
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	960	$1,375	$1.43	22d	1	0.82mi
1802 Bedford Ln Sun City Center, FL	1.0–2.0	2.0	952	$1,800	$1.89	11d	2	0.83mi
1814 Foxhunt Dr Unit A Sun City Center, FL	1.0	1.5	800	$1,475	$1.84	24d	1	0.85mi
3402 Salt Air Dr Ruskin, FL	1.0–3.0	1.0–2.0	1061	$1,977	$1.86	1d	44	1.12mi
207 Islip Way Sun City Center, FL	2.0	1.5	992	$1,500	$1.51	17d	1	1.25mi
1301 Warwick Ct Unit 1301 Sun City Center, FL	1.0	1.0	1102	$1,575	$1.43	24d	1	1.30mi
1110 Evergreen Isles Dr Sun City Center, FL	1.0–3.0	1.0–2.0	990	$2,938	$2.97	1d	1	1.43mi

HOA detail condo

• Monthly dues: $698 · $8,376/yr
• Likely covers: waterpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-09
   days on market $109,900 Active 173 DOM
2. 2026-06-08
   days on market $109,900 Active 172 DOM
3. 2026-06-07
   days on market $109,900 Active 171 DOM
4. 2026-06-04
   days on market $109,900 Active 168 DOM
5. 2026-06-03
   days on market $109,900 Active 167 DOM
6. 2026-06-02
   days on market $109,900 Active 166 DOM
7. 2026-06-01
   days on market $109,900 Active 165 DOM
8. 2026-05-31
   days on market $109,900 Active 164 DOM
9. 2026-05-04
   price $119,000 1497-char remark

   Show marketing remark (1497 chars)

   Waterfront Living at Its Best in Kings Point! Start each day with a serene, sparkling water views in this inviting 2-bedroom, 2-bath waterfront condo located in the highly desirable, active 55+ gated community of Kings Point in Sun City Center. This well-appointed home offers a perfect balance of comfort, style, and easy Florida living. Enjoy the convenience of a covered carport just steps from your door and a welcoming screened side porch that sets the tone for relaxed living. Inside, the open common areas feature carpet, complemented by linoleum in the kitchen and plush carpeted bedrooms. The open-concept kitchen overlooks the dining and living areas, making it ideal for entertaining, a Florida room gives a array of sunshine and leads to laundry/Golf cart room with access to in house laundry. The spacious primary suite provides a peaceful retreat with a private en-suite bath and walk-in shower. A generously sized second bedroom is located near the second full bath, complete with a tub—perfect for guests. * * * New carpet all rooms and fresh paint. Spanning the back of the condo, the Florida room is the true showstopper—an ideal place to unwind, enjoy your morning coffee, and take in the tranquil water views that define this home. As a resident of Kings Point, you’ll enjoy resort-style amenities including pools, clubs, activities, and social events, all within a beautifully maintained, secure community. This is Florida retirement living at its finest.

10. 2026-03-30
    price $121,999 1497-char remark

    Show marketing remark (1497 chars)

    Waterfront Living at Its Best in Kings Point! Start each day with a serene, sparkling water views in this inviting 2-bedroom, 2-bath waterfront condo located in the highly desirable, active 55+ gated community of Kings Point in Sun City Center. This well-appointed home offers a perfect balance of comfort, style, and easy Florida living. Enjoy the convenience of a covered carport just steps from your door and a welcoming screened side porch that sets the tone for relaxed living. Inside, the open common areas feature carpet, complemented by linoleum in the kitchen and plush carpeted bedrooms. The open-concept kitchen overlooks the dining and living areas, making it ideal for entertaining, a Florida room gives a array of sunshine and leads to laundry/Golf cart room with access to in house laundry. The spacious primary suite provides a peaceful retreat with a private en-suite bath and walk-in shower. A generously sized second bedroom is located near the second full bath, complete with a tub—perfect for guests. * * * New carpet all rooms and fresh paint. Spanning the back of the condo, the Florida room is the true showstopper—an ideal place to unwind, enjoy your morning coffee, and take in the tranquil water views that define this home. As a resident of Kings Point, you’ll enjoy resort-style amenities including pools, clubs, activities, and social events, all within a beautifully maintained, secure community. This is Florida retirement living at its finest.

11. 2026-02-09
    price $129,900 1497-char remark

    Show marketing remark (1497 chars)

    Waterfront Living at Its Best in Kings Point! Start each day with a serene, sparkling water views in this inviting 2-bedroom, 2-bath waterfront condo located in the highly desirable, active 55+ gated community of Kings Point in Sun City Center. This well-appointed home offers a perfect balance of comfort, style, and easy Florida living. Enjoy the convenience of a covered carport just steps from your door and a welcoming screened side porch that sets the tone for relaxed living. Inside, the open common areas feature carpet, complemented by linoleum in the kitchen and plush carpeted bedrooms. The open-concept kitchen overlooks the dining and living areas, making it ideal for entertaining, a Florida room gives a array of sunshine and leads to laundry/Golf cart room with access to in house laundry. The spacious primary suite provides a peaceful retreat with a private en-suite bath and walk-in shower. A generously sized second bedroom is located near the second full bath, complete with a tub—perfect for guests. * * * New carpet all rooms and fresh paint. Spanning the back of the condo, the Florida room is the true showstopper—an ideal place to unwind, enjoy your morning coffee, and take in the tranquil water views that define this home. As a resident of Kings Point, you’ll enjoy resort-style amenities including pools, clubs, activities, and social events, all within a beautifully maintained, secure community. This is Florida retirement living at its finest.

12. 2025-12-19
    listed $134,900 Active 1497-char remark

    Show marketing remark (1497 chars)

    Waterfront Living at Its Best in Kings Point! Start each day with a serene, sparkling water views in this inviting 2-bedroom, 2-bath waterfront condo located in the highly desirable, active 55+ gated community of Kings Point in Sun City Center. This well-appointed home offers a perfect balance of comfort, style, and easy Florida living. Enjoy the convenience of a covered carport just steps from your door and a welcoming screened side porch that sets the tone for relaxed living. Inside, the open common areas feature carpet, complemented by linoleum in the kitchen and plush carpeted bedrooms. The open-concept kitchen overlooks the dining and living areas, making it ideal for entertaining, a Florida room gives a array of sunshine and leads to laundry/Golf cart room with access to in house laundry. The spacious primary suite provides a peaceful retreat with a private en-suite bath and walk-in shower. A generously sized second bedroom is located near the second full bath, complete with a tub—perfect for guests. * * * New carpet all rooms and fresh paint. Spanning the back of the condo, the Florida room is the true showstopper—an ideal place to unwind, enjoy your morning coffee, and take in the tranquil water views that define this home. As a resident of Kings Point, you’ll enjoy resort-style amenities including pools, clubs, activities, and social events, all within a beautifully maintained, secure community. This is Florida retirement living at its finest.

13. 2016-08-01
    soldstatus $84,000
14. 2016-05-13
    soldstatus $75,000
15. 2001-06-12
    soldstatus $47,500
16. 1994-01-06
    soldstatus $48,900
17. 1989-03-01
    soldstatus $51,500

ⓘ 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: $470 · $39/mo
• Projected year-2 tax: $912 · $76/mo
• Expected delta: +$442/yr (+$37/mo · 94.2%)

ⓘ 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 10/10 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: $20,166
• − Mortgage interest: −$6,156
• − Property taxes: −$470
• − Insurance: −$550
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − HOA: −$8,376
• − Depreciation: −$3,197
• Taxable loss: −$1,809
• Est. tax savings @ 24.0%: +$434
• After-tax cash flow: $54/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

+131.1% since first listed

9 events — show timeline

• 2026-05-04 Price Changed $119,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $121,999 Stellar MLS as Distributed by MLS Grid
• 2026-02-09 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-19 Listed $134,900 Stellar MLS as Distributed by MLS Grid
• 2016-08-01 Sold (Public Records) $84,000 Public Records
• 2016-05-13 Sold (Public Records) $75,000 Public Records
• 2001-06-12 Sold (Public Records) $47,500 Public Records
• 1994-01-06 Sold (Public Records) $48,900 Public Records
• 1989-03-01 Sold (Public Records) $51,500 Public Records

Property tax history

+7.1%/yr

Latest (2025): $470 · +13.3% YoY. Source: county tax records.