301 Kings Blvd #130 · Sun City Center, FL 33573

$75,000

1 bd · 2.0 ba · 800 sqft · Condo public records · 376 Days on market

Built 1973 $628/mo HOA · 40% of rent

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Why this score? — see what drove the C+ 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 +20.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 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

Listing remarks MLS

Beautiful 1BR/1.5BA Condo in 55+ Gated Resort Community. Welcome to easy living in this bright and beautiful condo located in the highly desirable Sun City Center. This charming unit has been renovated with brand new windows, stylish new flooring, and an enclosed back lanai perfect for relaxing year-round. Brand new electrical panel. The spacious layout features an open living and dining area, a generous primary suite with private full bath, and a convenient half bath for guests. Everything is designed with comfort and function in mind. Enjoy a maintenance-free lifestyle - the HOA covers most exterior maintenance, water, sewer, landscaping, and access to incredible community amenities. Residents have full use of resort-style pools, fitness centers, clubhouses, golf, pickleball, tennis, and endless clubs and social events. Tucked in a quiet, well-maintained neighborhood, this condo offers the perfect balance of privacy and connection in one of Florida's best retirement communities.

Key facts

• Resort style pools
• Fully renovated
• Fitness centers

Tags

• GATED RESORT COMMUNITY
• FULLY RENOVATED
• ENCLOSED BACK LANAI
• MAINTENANCE FREE LIFESTYLE
• RESORT STYLE POOLS
• FITNESS CENTERS

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (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); 605 active listings in the ZIP; 26 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 $519 of loan paydown is wiped out by about $2k 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 376 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $38k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $75k implies a 317% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 376 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 2.10% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 4.0

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-5,885
• Equity at exit: $11,183

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $2,539
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,578 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$628
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $101

Break-even live

Break-even rent $1,451

Max offer price $75,000

Occupancy floor 89%

Sensitivity live

Price	-10% $153	-5% $127	+0% $101	+5% $75	+10% $49
Rent	-10% $-24	-5% $38	+0% $101	+5% $163	+10% $225
Rate	-1.0pp $138	-0.5pp $120	base $101	+0.5pp $81	+1.0pp $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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 26 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	0.01mi
409 Feltham Trl Unit B Sun City Center, FL	2.0	2.0	984	$1,650	$1.68	25d	1	0.18mi
1901 Andover Way #38 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	25d	1	0.20mi
302 Canton Ct #62 Sun City Center, FL	1.0	1.5	800	$1,575	$1.97	19d	1	0.22mi
403 Finchley Ct Unit B Sun City Center, FL	2.0	2.0	960	$2,000	$2.08	25d	1	0.23mi
201 Bedford Trl Unit F128 Sun City Center, FL	2.0	2.0	960	$1,275	$1.33	25d	1	0.23mi
101 Cambridge Trl Sun City Center, FL	1.0–2.0	1.5–2.0	880	$1,450	$1.65	12d	1	0.24mi
323 Knottwood Ct #1 Sun City Center, FL	1.0	1.0	908	$1,090	$1.20	6d	1	0.26mi
323 Knottwood Ct Sun City Center, FL	1.0	1.0	908	$1,290	$1.42	25d	1	0.26mi
202 Bedford Trl #99 Sun City Center, FL	1.0	1.0	800	$1,500	$1.88	6d	1	0.26mi
201 Kings Blvd #19 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	25d	1	0.27mi
306 Fowling Ct Sun City Center, FL	2.0	2.0	960	$1,700	$1.77	25d	1	0.29mi
201 Bedford St #95 Sun City Center, FL	1.0	1.5	800	$1,450	$1.81	16d	1	0.30mi
2202 Clubhouse Dr #169 Sun City Center, FL	2.0	2.0	984	$1,450	$1.47	6d	1	0.33mi
2202 Clubhouse Dr #187 Sun City Center, FL	1.0	1.5	800	$1,550	$1.94	25d	1	0.33mi
1814 Foxhunt Dr Unit A Sun City Center, FL	1.0	1.5	800	$1,475	$1.84	25d	1	0.34mi
1902 Dandridge St #12 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	15d	1	0.34mi
1802 Bedford Ln Sun City Center, FL	1.0–2.0	2.0	952	$1,500	$1.58	12d	2	0.38mi
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	960	$1,375	$1.43	23d	1	0.39mi
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	800	$1,400	$1.75	19d	1	0.39mi
2345 Glenmore Cir Unit 294 Sun City Center, FL	2.0	2.0	984	$1,500	$1.52	25d	1	0.50mi
704 Tremont Greens Ln Unit 107 Sun City Center, FL	2.0	2.0	974	$1,700	$1.75	25d	1	0.55mi
207 Islip Way Sun City Center, FL	2.0	1.5	992	$1,500	$1.51	19d	1	0.85mi
1301 Warwick Ct Unit 1301 Sun City Center, FL	1.0	1.0	1102	$1,575	$1.43	25d	1	0.96mi
2124 Hailstone Cir Sun City Center, FL	2.0	2.0	1000	$1,800	$1.80	25d	1	1.07mi
2102 Hereford Dr #513 Sun City Center, FL	2.0	2.0	1000	$1,500	$1.50	25d	1	1.19mi

HOA detail condo

• Monthly dues: $628 · $7,536/yr
• Likely covers: watersewerelectriclandscapingexterior maint.poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $75,000 Active 376 DOM
2. 2026-06-18
   days on market $75,000 Active 373 DOM
3. 2026-06-17
   days on market $75,000 Active 372 DOM
4. 2026-06-16
   days on market $75,000 Active 371 DOM
5. 2026-06-15
   days on market $75,000 Active 370 DOM
6. 2026-06-13
   days on market $75,000 Active 368 DOM
7. 2026-06-13
   days on market $75,000 Active 367 DOM
8. 2026-06-09
   days on market $75,000 Active 364 DOM
9. 2026-06-08
   days on market $75,000 Active 363 DOM
10. 2026-06-07
    days on market $75,000 Active 362 DOM
11. 2026-06-04
    days on market $75,000 Active 359 DOM
12. 2026-06-03
    days on market $75,000 Active 358 DOM
13. 2026-06-02
    days on market $75,000 Active 357 DOM
14. 2026-06-01
    days on market $75,000 Active 356 DOM
15. 2026-05-31
    days on market $75,000 Active 355 DOM
16. 2026-04-13
    price $75,000 995-char remark

    Show marketing remark (995 chars)

    Beautiful 1BR/1.5BA Condo in 55+ Gated Resort Community. Welcome to easy living in this bright and beautiful condo located in the highly desirable Sun City Center. This charming unit has been renovated with brand new windows, stylish new flooring, and an enclosed back lanai perfect for relaxing year-round. Brand new electrical panel. The spacious layout features an open living and dining area, a generous primary suite with private full bath, and a convenient half bath for guests. Everything is designed with comfort and function in mind. Enjoy a maintenance-free lifestyle - the HOA covers most exterior maintenance, water, sewer, landscaping, and access to incredible community amenities. Residents have full use of resort-style pools, fitness centers, clubhouses, golf, pickleball, tennis, and endless clubs and social events. Tucked in a quiet, well-maintained neighborhood, this condo offers the perfect balance of privacy and connection in one of Florida's best retirement communities.

17. 2026-02-12
    price $85,000 995-char remark

    Show marketing remark (995 chars)

    Beautiful 1BR/1.5BA Condo in 55+ Gated Resort Community. Welcome to easy living in this bright and beautiful condo located in the highly desirable Sun City Center. This charming unit has been renovated with brand new windows, stylish new flooring, and an enclosed back lanai perfect for relaxing year-round. Brand new electrical panel. The spacious layout features an open living and dining area, a generous primary suite with private full bath, and a convenient half bath for guests. Everything is designed with comfort and function in mind. Enjoy a maintenance-free lifestyle - the HOA covers most exterior maintenance, water, sewer, landscaping, and access to incredible community amenities. Residents have full use of resort-style pools, fitness centers, clubhouses, golf, pickleball, tennis, and endless clubs and social events. Tucked in a quiet, well-maintained neighborhood, this condo offers the perfect balance of privacy and connection in one of Florida's best retirement communities.

18. 2025-12-01
    price $91,600 995-char remark

    Show marketing remark (995 chars)

    Beautiful 1BR/1.5BA Condo in 55+ Gated Resort Community. Welcome to easy living in this bright and beautiful condo located in the highly desirable Sun City Center. This charming unit has been renovated with brand new windows, stylish new flooring, and an enclosed back lanai perfect for relaxing year-round. Brand new electrical panel. The spacious layout features an open living and dining area, a generous primary suite with private full bath, and a convenient half bath for guests. Everything is designed with comfort and function in mind. Enjoy a maintenance-free lifestyle - the HOA covers most exterior maintenance, water, sewer, landscaping, and access to incredible community amenities. Residents have full use of resort-style pools, fitness centers, clubhouses, golf, pickleball, tennis, and endless clubs and social events. Tucked in a quiet, well-maintained neighborhood, this condo offers the perfect balance of privacy and connection in one of Florida's best retirement communities.

19. 2025-08-26
    price $93,600 995-char remark

    Show marketing remark (995 chars)

    Beautiful 1BR/1.5BA Condo in 55+ Gated Resort Community. Welcome to easy living in this bright and beautiful condo located in the highly desirable Sun City Center. This charming unit has been renovated with brand new windows, stylish new flooring, and an enclosed back lanai perfect for relaxing year-round. Brand new electrical panel. The spacious layout features an open living and dining area, a generous primary suite with private full bath, and a convenient half bath for guests. Everything is designed with comfort and function in mind. Enjoy a maintenance-free lifestyle - the HOA covers most exterior maintenance, water, sewer, landscaping, and access to incredible community amenities. Residents have full use of resort-style pools, fitness centers, clubhouses, golf, pickleball, tennis, and endless clubs and social events. Tucked in a quiet, well-maintained neighborhood, this condo offers the perfect balance of privacy and connection in one of Florida's best retirement communities.

20. 2025-07-07
    price $109,500 995-char remark

    Show marketing remark (995 chars)

    Beautiful 1BR/1.5BA Condo in 55+ Gated Resort Community. Welcome to easy living in this bright and beautiful condo located in the highly desirable Sun City Center. This charming unit has been renovated with brand new windows, stylish new flooring, and an enclosed back lanai perfect for relaxing year-round. Brand new electrical panel. The spacious layout features an open living and dining area, a generous primary suite with private full bath, and a convenient half bath for guests. Everything is designed with comfort and function in mind. Enjoy a maintenance-free lifestyle - the HOA covers most exterior maintenance, water, sewer, landscaping, and access to incredible community amenities. Residents have full use of resort-style pools, fitness centers, clubhouses, golf, pickleball, tennis, and endless clubs and social events. Tucked in a quiet, well-maintained neighborhood, this condo offers the perfect balance of privacy and connection in one of Florida's best retirement communities.

21. 2025-06-10
    listed $113,500 Active 995-char remark

    Show marketing remark (995 chars)

    Beautiful 1BR/1.5BA Condo in 55+ Gated Resort Community. Welcome to easy living in this bright and beautiful condo located in the highly desirable Sun City Center. This charming unit has been renovated with brand new windows, stylish new flooring, and an enclosed back lanai perfect for relaxing year-round. Brand new electrical panel. The spacious layout features an open living and dining area, a generous primary suite with private full bath, and a convenient half bath for guests. Everything is designed with comfort and function in mind. Enjoy a maintenance-free lifestyle - the HOA covers most exterior maintenance, water, sewer, landscaping, and access to incredible community amenities. Residents have full use of resort-style pools, fitness centers, clubhouses, golf, pickleball, tennis, and endless clubs and social events. Tucked in a quiet, well-maintained neighborhood, this condo offers the perfect balance of privacy and connection in one of Florida's best retirement communities.

22. 2012-09-10
    soldstatus $18,000 199-char remark

    Show marketing remark (199 chars)

    Mansard 1-Vac -K-29 Call First Clean! Sharp! Nicely Furnished condo suitable for full time or seasonal use. Newer appliances, Excellant rental unit for investors. Show it. .. You'll Sell IT!!!

23. 2011-06-07
    listed $19,900 199-char remark

    Show marketing remark (199 chars)

    Mansard 1-Vac -K-29 Call First Clean! Sharp! Nicely Furnished condo suitable for full time or seasonal use. Newer appliances, Excellant rental unit for investors. Show it. .. You'll Sell IT!!!

24. 2005-07-28
    soldstatus $72,000
25. 2004-10-19
    soldstatus $45,000
26. 1991-05-01
    soldstatus $30,500
27. 1983-02-01
    soldstatus $27,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,942
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − HOA: −$7,536
• − Depreciation: −$2,182
• Taxable income: $492
• Est. tax owed @ 24.0%: −$118
• After-tax cash flow: $1,090/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

+177.8% since first listed

12 events — show timeline

• 2026-04-13 Price Changed $75,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Price Changed $85,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-01 Price Changed $91,600 Stellar MLS as Distributed by MLS Grid
• 2025-08-26 Price Changed $93,600 Stellar MLS as Distributed by MLS Grid
• 2025-07-07 Price Changed $109,500 Stellar MLS as Distributed by MLS Grid
• 2025-06-10 Listed $113,500 Stellar MLS as Distributed by MLS Grid
• 2012-09-10 Sold (MLS) $18,000 Stellar MLS as Distributed by MLS Grid
• 2011-06-07 Listed $19,900 Stellar MLS as Distributed by MLS Grid
• 2005-07-28 Sold (Public Records) $72,000 Public Records
• 2004-10-19 Sold (Public Records) $45,000 Public Records
• 1991-05-01 Sold (Public Records) $30,500 Public Records
• 1983-02-01 Sold (Public Records) $27,000 Public Records

Property tax history

-18.3%/yr

Latest (2025): $29 · +0.0% YoY. Source: county tax records.