2024 Heathfield Cir #155 · Sun City Center, FL 33573

$180,000

2 bd · 2.0 ba · 1,448 sqft · Condo · 165 Days on market

55+ age-restricted Built 1985 Good condition $124/sqft · 42% below area Est $311k · 42% under · waterfront $724/mo HOA · 38% of rent ↓ 10% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +9.7/30.0
• 1% rule +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Appreciation +3.4/10.0
• Rent growth +3.2/5.0
• DSCR +2.5/10.0

Listing remarks MLS

* * BEAUTIFULLY UPDATED CONDO WITH POND VIEWS! * * Come see this beautifully updated 2-Bedroom, 2-Bathroom condo in the highly desirable Kings Point community of Sun City, FL! Enjoy serene pond views from the family room, perfect for morning coffee or relaxing evenings. This move-in ready home features tasteful updates throughout, including modern finishes, spacious living areas, and a bright, open layout. The updated kitchen and baths offer both style and function, while the generous master suite provides comfort and convenience. Interior utility room and covered carport, as well as the cozy location on the pond add to plethora of bonuses this wonderful condo offers! Located in a thriving 55+ community, residents have access to abundant amenities, clubs, and activities that make it easy to stay active and social. Whether you’re downsizing or looking for a relaxed, maintenance-free lifestyle, this condo checks all the boxes. Kings Point is located in West Central Florida just 20 miles south of Tampa in Sun City Center, FL. Nestled between the bustling metropolis of Tampa Bay and the white sands of Sarasota’s beautiful area beaches, Sun City Center is an ideal place to retire. With over 5,250 homes, 27 holes of golf, 6 indoor and outdoor pools, tennis courts, and hundreds of unique social clubs, groups, organizations and classes, our community is a great place to live. Entertainment, education, recreation and friendships are all found within the realm of this community.

Key facts

• Updated baths
• Abundant amenities
• Covered carport

Tags

• POND VIEWS
• UPDATED KITCHEN
• UPDATED BATHS
• INTERIOR UTILITY ROOM
• COVERED CARPORT
• ABUNDANT AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-469 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (37.7% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $112k (37.7% 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); 649 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 54d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 31% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 165 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 38% 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 $112,139 (37.7% 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 165 days. Have you received any prior offers? Is the seller open to a 38% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.05% ✓
• Cap rate: 3.17%
• Cash-on-cash: -11.17%
• DSCR: 0.50
• GRM: 7.9

CMA / ARV

• ARV (median comp): $311,379
• List price: $180,000
• Delta: -42.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.65% rent growth · sell at horizon

5-year hold

• IRR: -36.9%
• Equity multiple: -0.18×
• Total profit: $-59,229
• Equity at exit: $26,839

10-year hold

• IRR: -53.9%
• Equity multiple: -0.80×
• Total profit: $-90,826
• Equity at exit: $15,563

Cash invested: $50,400 (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 →

Active competition Active MLS

• For sale now: 4 active · 11 under contract
• Median asking: $176,950 ($126/sqft)
• Median days on market: 69 d
• This list price: 75% of active listings are priced below it
• ARV vs active asking: +70.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33573

• Home prices YoY: -1.2%
• Rents YoY: 2.6%
• Active inventory: 649
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,897 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$724
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-469

Break-even live

Break-even rent $2,491

Max offer price $112,139

Occupancy floor —

Sensitivity live

Price	-10% $-345	-5% $-407	+0% $-469	+5% $-531	+10% $-593
Rent	-10% $-619	-5% $-544	+0% $-469	+5% $-394	+10% $-319
Rate	-1.0pp $-378	-0.5pp $-423	base $-469	+0.5pp $-516	+1.0pp $-563

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: $45,000
• Closing costs: $5,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2011 Hadrian Ct Unit 2011 Sun City Center, FL	2.0	2.0	1000	$1,850	$1.85	13d	1	0.06mi
2117 Harleston Pl Unit 2117 Sun City Center, FL	2.0	2.0	1448	$2,500	$1.73	73d	1	0.23mi
1326 Idlewood Dr Sun City Center, FL	2.0	2.0	1642	$1,750	$1.07	65d	1	0.29mi
2124 Hailstone Cir Sun City Center, FL	2.0	2.0	1000	$1,800	$1.80	73d	1	0.30mi
2221 Ivan Ct Sun City Center, FL	2.0	2.0	1490	$1,975	$1.33	23d	1	0.31mi
2006 Hampstead Cir Unit N/A Sun City Center, FL	2.0	2.0	1474	$1,800	$1.22	73d	1	0.32mi
1409 Ingram Dr Sun City Center, FL	2.0	2.0	1642	$1,875	$1.14	40d	1	0.39mi
2102 Hereford Dr #513 Sun City Center, FL	2.0	2.0	1000	$1,500	$1.50	73d	1	0.39mi
2345 Glenmore Cir Unit 294 Sun City Center, FL	2.0	2.0	984	$1,500	$1.52	73d	1	0.43mi
110 Gloucester Blvd Sun City Center, FL	2.0	2.0	1136	$1,950	$1.72	47d	1	0.47mi
110 Gloucester Blvd Sun City Center, FL	2.0	2.0	1136	$1,950	$1.72	73d	1	0.47mi
1415 Langley Dr Sun City Center, FL	2.0	2.0	1359	$1,650	$1.21	33d	1	0.52mi
1907 Canterbury Ln Sun City Center, FL	2.0	2.0	972	$1,475	$1.52	29d	2	0.56mi
713 Manchester Woods Dr Sun City Center, FL	2.0	2.0	1556	$2,100	$1.35	28d	1	0.67mi
2202 Clubhouse Dr #169 Sun City Center, FL	2.0	2.0	984	$1,450	$1.47	54d	1	0.70mi
2202 Clubhouse Dr #185 Sun City Center, FL	2.0	2.0	984	$1,650	$1.68	23d	1	0.70mi
704 Tremont Greens Ln Unit 107 Sun City Center, FL	2.0	2.0	974	$1,700	$1.75	73d	1	0.76mi
323 Knottwood Ct Sun City Center, FL	1.0	1.0	908	$1,290	$1.42	73d	1	0.77mi
323 Knottwood Ct #1 Sun City Center, FL	1.0	1.0	908	$1,090	$1.20	54d	1	0.77mi
301 Kings Blvd #138 Sun City Center, FL	1.0	1.5	1020	$1,600	$1.57	16d	1	0.80mi
822 McCallister Ave Unit 822 Sun City Center, FL	2.0	2.0	1564	$1,950	$1.25	21d	1	0.84mi
3794 Maxwell Park Dr Sun City Center, FL	2.0	2.0	1506	$2,400	$1.59	22d	1	0.85mi
3402 Salt Air Dr Ruskin, FL	1.0–3.0	1.0–2.0	1061	$2,051	$1.93	7d	39	0.87mi
409 Feltham Trl Unit B Sun City Center, FL	2.0	2.0	984	$1,650	$1.68	73d	1	0.96mi
1811 Bedford Ln Sun City Center, FL	2.0	2.0	960	$1,525	$1.59	32d	2	0.99mi
201 Bedford Trl Sun City Center, FL	2.0	2.0	960	$1,400	$1.46	7d	1	1.01mi
201 Bedford Trl #121 Sun City Center, FL	2.0	2.0	960	$1,400	$1.46	9d	1	1.01mi
403 Finchley Ct Unit B Sun City Center, FL	2.0	2.0	960	$2,000	$2.08	73d	1	1.02mi
201 Bedford Trl Unit F128 Sun City Center, FL	2.0	2.0	960	$1,275	$1.33	73d	1	1.02mi
1201 Fordham Dr Sun City Center, FL	2.0	2.0	1582	$1,950	$1.23	67d	1	1.08mi
306 Fowling Ct Sun City Center, FL	2.0	2.0	960	$1,700	$1.77	73d	1	1.08mi
1106 Jameson Greens Dr Sun City Center, FL	2.0	2.0	1075	$1,950	$1.81	23d	1	1.12mi
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	960	$1,375	$1.43	71d	1	1.17mi
1802 Bedford Ln Sun City Center, FL	1.0–2.0	2.0	952	$1,800	$1.89	60d	2	1.17mi
1802 Bedford Ln #12 Sun City Center, FL	2.0	2.0	1104	$1,775	$1.61	7d	1	1.19mi
3119 Sleepy River Ave Ruskin, FL	3.0	2.5	1421	$2,204	$1.55	12d	15	1.20mi
1703 Amhurst Cir Sun City Center, FL	2.0	2.0	1550	$1,995	$1.29	54d	1	1.27mi
1161 Jameson Greens Dr Sun City Center, FL	3.0	2.0	1292	$1,900	$1.47	73d	1	1.28mi
1237 Corinth Greens Dr #40 Sun City Center, FL	2.0	2.0	1610	$1,500	$0.93	69d	1	1.37mi
1528 Chevy Chase Dr Sun City Center, FL	2.0	2.0	1346	$2,000	$1.49	73d	1	1.40mi

HOA detail $724/mo · $8,688/yr condo

• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $180,000 Active 165 DOM
2. 2026-08-06
   days on market $180,000 Active 163 DOM
3. 2026-08-05
   days on market $180,000 Active 162 DOM
4. 2026-08-04
   days on market $180,000 Active 161 DOM
5. 2026-08-03
   days on market $180,000 Active 160 DOM
6. 2026-07-31
   days on market $180,000 Active 157 DOM
7. 2026-07-30
   days on market $180,000 Active 155 DOM
8. 2026-07-28
   days on market $180,000 Active 154 DOM
9. 2026-07-26
   days on market $180,000 Active 152 DOM
10. 2026-07-24
    days on market $180,000 Active 150 DOM
11. 2026-07-23
    days on market $180,000 Active 149 DOM
12. 2026-07-22
    days on market $180,000 Active 148 DOM
13. 2026-07-21
    days on market $180,000 Active 147 DOM
14. 2026-07-20
    days on market $180,000 Active 146 DOM
15. 2026-07-18
    days on market $180,000 Active 143 DOM
16. 2026-07-16
    days on market $180,000 Active 142 DOM
17. 2026-07-15
    days on market $180,000 Active 141 DOM
18. 2026-07-13
    days on market $180,000 Active 139 DOM
19. 2026-07-13
    days on market $180,000 Active 138 DOM
20. 2026-07-11
    days on market $180,000 Active 137 DOM
21. 2026-07-10
    days on market $180,000 Active 136 DOM
22. 2026-07-09
    days on market $180,000 Active 135 DOM
23. 2026-07-07
    days on market $180,000 Active 133 DOM
24. 2026-07-06
    days on market $180,000 Active 132 DOM
25. 2026-07-06
    days on market $180,000 Active 131 DOM
26. 2026-07-05
    days on market $180,000 Active 130 DOM
27. 2026-07-03
    days on market $180,000 Active 129 DOM
28. 2026-07-02
    days on market $180,000 Active 128 DOM
29. 2026-07-01
    days on market $180,000 Active 127 DOM
30. 2026-06-30
    days on market $180,000 Active 126 DOM
31. 2026-06-29
    days on market $180,000 Active 125 DOM
32. 2026-06-28
    days on market $180,000 Active 124 DOM
33. 2026-06-27
    days on market $180,000 Active 123 DOM
34. 2026-06-26
    days on market $180,000 Active 122 DOM
35. 2026-06-24
    pricedays on market $180,000 Active 120 DOM
36. 2026-06-22
    days on market $190,000 Active 118 DOM
37. 2026-06-21
    days on market $190,000 Active 117 DOM
38. 2026-06-18
    days on market $190,000 Active 114 DOM
39. 2026-06-17
    days on market $190,000 Active 113 DOM
40. 2026-06-16
    days on market $190,000 Active 112 DOM
41. 2026-06-15
    days on market $190,000 Active 111 DOM
42. 2026-06-13
    days on market $190,000 Active 109 DOM
43. 2026-06-13
    days on market $190,000 Active 108 DOM
44. 2026-06-09
    days on market $190,000 Active 105 DOM
45. 2026-06-08
    days on market $190,000 Active 104 DOM
46. 2026-06-07
    days on market $190,000 Active 103 DOM
47. 2026-06-04
    days on market $190,000 Active 100 DOM
48. 2026-06-03
    days on market $190,000 Active 99 DOM
49. 2026-06-02
    days on market $190,000 Active 98 DOM
50. 2026-06-01
    days on market $190,000 Active 97 DOM

ⓘ 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 3/10 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: $22,769
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − HOA: −$8,688
• − Depreciation: −$5,236
• Taxable loss: −$8,481
• Est. tax savings @ 24.0%: +$2,035
• After-tax cash flow: $-3,592/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 · 21 photos

Good 80/100 Cosmetic rehab Est. rehab $7,240–$21,720 screening

This beautifully updated 2-bedroom, 2-bathroom condo in Sun City Center, FL, offers serene pond views and a move-in ready condition with tasteful updates throughout.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace ceiling light fixtures — improves aesthetics and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary Cypress Creek Elementary School F FL #1,491/2,144 Nat'l #19,354/41,679 Middle Shields Middle School F FL #486/571 Nat'l #9,545/14,009 High Lennard High School F FL #328/667 Nat'l #8,877/17,239

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

B Composite livability gradescore 78/100

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 · 1,607,022 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: 10% of renters

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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%

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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%

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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

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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

-9.5% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $190,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $200,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Listed $210,000 Stellar MLS as Distributed by MLS Grid