1984 Hawks View Dr · Ruskin, FL 33570

$195,000

2 bd · 3.0 ba · 1,491 sqft · Townhouse public records · 280 Days on market

Built 2008 1,840 sqft lot $215/mo HOA · 10% 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 +18.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• DSCR +5.7/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. Short Sale. Short Sale has been approved for the list price! Welcome home! This charming property features a spacious and inviting floor plan, perfect for family gatherings and entertaining. The main floor offers an open-concept living room and kitchen combo, along with a convenient half bath. Upstairs, you’ll find two comfortable bedrooms—each with its own private bathroom—and a cozy loft area ideal for a home office or reading nook. Enjoy your morning coffee on the lanai, or take a refreshing dip in the community pool just around the corner. Located in a wonderful neighborhood with highly rated schools, this home offers easy access to major freeways, shopping centers, and local amenities. Don’t miss the chance to make this your new home—schedule a visit today!

Key facts

• Shopping centers
• Community pool
• School district

Tags

• LIVINGROOM KITCHEN COMBO
• COMMUNITY POOL
• SCHOOL DISTRICT
• MOVE IN READY
• CLOSE TO MAJOR FREEWAYS
• SHOPPING CENTERS

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $195k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.7% in Ruskin — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#392 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute B+; Watch: schools F, 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 flat; 489 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 35% of the median local income ($72k/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 $6k 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 280 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y ago; this cycle's ask has dropped $65k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 280 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.73%
• DSCR: 1.17
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.54×
• Total profit: $-24,977
• Equity at exit: $29,075

10-year hold

• IRR: -7.9%
• Equity multiple: 0.55×
• Total profit: $-24,323
• Equity at exit: $16,860

Cash invested: $54,600 (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 33570

• Home prices YoY: -28.8%
• Rents YoY: 0.9%
• Active inventory: 489
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,082 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$156 /mo · $1,872/yr
• Insurance: −$81
• HOA: −$215
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $170

Break-even live

Break-even rent $1,867

Max offer price $195,000

Occupancy floor 87%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1827 Harbour Blue St Ruskin, FL	3.0	2.0	1352	$1,995	$1.48	24d	1	0.11mi
966 Kelly Fern Loop Ruskin, FL	3.0	2.0	1412	$2,190	$1.55	3d	1	0.43mi
2340 Harris Hawk Ave Ruskin, FL	3.0	2.0	1420	$2,049	$1.44	24d	1	0.60mi
811 15th St NE Ruskin, FL	3.0	3.0	1870	$2,076	$1.11	14d	1	0.63mi
1740 Chatham Green Cir Ruskin, FL	3.0	2.0	1378	$2,200	$1.60	3d	1	0.64mi
1409 Delano Trent St Ruskin, FL	3.0	2.0	1238	$1,800	$1.45	5d	1	0.66mi
1113 Brenton Leaf Dr Ruskin, FL	3.0	2.0	1383	$1,985	$1.44	20d	1	0.68mi
2458 Dovesong Trace Dr Ruskin, FL	3.0	2.0	1689	$2,195	$1.30	10d	1	0.71mi
837 Chatham Walk Dr Ruskin, FL	3.0	2.0	1404	$2,350	$1.67	24d	1	0.72mi
720 Chatham Walk Dr Ruskin, FL	3.0	2.0	1404	$1,985	$1.41	5d	1	1.05mi
724 Royal Empress Dr Ruskin, FL	3.0	2.5	1796	$2,195	$1.22	2d	1	1.18mi
424 Newmont Cir Ruskin, FL	3.0	3.0	1707	$1,950	$1.14	24d	1	1.21mi
2541 Sunray Venus Way Ruskin, FL	2.0	2.5	1690	$1,900	$1.12	14d	1	1.21mi
2655 Buttercup Lucine Ln Ruskin, FL	2.0	2.5	1540	$2,000	$1.30	10d	1	1.21mi
1029 Spotted Egret Loop Ruskin, FL	3.0	2.5	1463	$2,150	$1.47	5d	1	1.37mi
3119 Sleepy River Ave Ruskin, FL	3.0	2.5	1421	$2,233	$1.57	1d	9	1.47mi

HOA detail

• Monthly dues: $215 · $2,580/yr
• Likely covers: pool

Listing history 36 events

1. 2026-05-06
   price $220,000 853-char remark

   Show marketing remark (853 chars)

   One or more photo(s) has been virtually staged. Short Sale. Short Sale has been approved for the list price! Welcome home! This charming property features a spacious and inviting floor plan, perfect for family gatherings and entertaining. The main floor offers an open-concept living room and kitchen combo, along with a convenient half bath. Upstairs, you’ll find two comfortable bedrooms—each with its own private bathroom—and a cozy loft area ideal for a home office or reading nook. Enjoy your morning coffee on the lanai, or take a refreshing dip in the community pool just around the corner. Located in a wonderful neighborhood with highly rated schools, this home offers easy access to major freeways, shopping centers, and local amenities. Don’t miss the chance to make this your new home—schedule a visit today!

2. 2026-04-16
   status Active 853-char remark

   Show marketing remark (853 chars)

   One or more photo(s) has been virtually staged. Short Sale. Short Sale has been approved for the list price! Welcome home! This charming property features a spacious and inviting floor plan, perfect for family gatherings and entertaining. The main floor offers an open-concept living room and kitchen combo, along with a convenient half bath. Upstairs, you’ll find two comfortable bedrooms—each with its own private bathroom—and a cozy loft area ideal for a home office or reading nook. Enjoy your morning coffee on the lanai, or take a refreshing dip in the community pool just around the corner. Located in a wonderful neighborhood with highly rated schools, this home offers easy access to major freeways, shopping centers, and local amenities. Don’t miss the chance to make this your new home—schedule a visit today!

3. 2026-04-02
   status Pending 853-char remark

   Show marketing remark (853 chars)

   One or more photo(s) has been virtually staged. Short Sale. Short Sale has been approved for the list price! Welcome home! This charming property features a spacious and inviting floor plan, perfect for family gatherings and entertaining. The main floor offers an open-concept living room and kitchen combo, along with a convenient half bath. Upstairs, you’ll find two comfortable bedrooms—each with its own private bathroom—and a cozy loft area ideal for a home office or reading nook. Enjoy your morning coffee on the lanai, or take a refreshing dip in the community pool just around the corner. Located in a wonderful neighborhood with highly rated schools, this home offers easy access to major freeways, shopping centers, and local amenities. Don’t miss the chance to make this your new home—schedule a visit today!

4. 2026-03-11
   price $200,000 853-char remark

   Show marketing remark (853 chars)

   One or more photo(s) has been virtually staged. Short Sale. Short Sale has been approved for the list price! Welcome home! This charming property features a spacious and inviting floor plan, perfect for family gatherings and entertaining. The main floor offers an open-concept living room and kitchen combo, along with a convenient half bath. Upstairs, you’ll find two comfortable bedrooms—each with its own private bathroom—and a cozy loft area ideal for a home office or reading nook. Enjoy your morning coffee on the lanai, or take a refreshing dip in the community pool just around the corner. Located in a wonderful neighborhood with highly rated schools, this home offers easy access to major freeways, shopping centers, and local amenities. Don’t miss the chance to make this your new home—schedule a visit today!

5. 2025-09-26
   price $235,000 853-char remark

   Show marketing remark (853 chars)

   One or more photo(s) has been virtually staged. Short Sale. Short Sale has been approved for the list price! Welcome home! This charming property features a spacious and inviting floor plan, perfect for family gatherings and entertaining. The main floor offers an open-concept living room and kitchen combo, along with a convenient half bath. Upstairs, you’ll find two comfortable bedrooms—each with its own private bathroom—and a cozy loft area ideal for a home office or reading nook. Enjoy your morning coffee on the lanai, or take a refreshing dip in the community pool just around the corner. Located in a wonderful neighborhood with highly rated schools, this home offers easy access to major freeways, shopping centers, and local amenities. Don’t miss the chance to make this your new home—schedule a visit today!

6. 2025-08-29
   price $250,000 853-char remark

   Show marketing remark (853 chars)

   One or more photo(s) has been virtually staged. Short Sale. Short Sale has been approved for the list price! Welcome home! This charming property features a spacious and inviting floor plan, perfect for family gatherings and entertaining. The main floor offers an open-concept living room and kitchen combo, along with a convenient half bath. Upstairs, you’ll find two comfortable bedrooms—each with its own private bathroom—and a cozy loft area ideal for a home office or reading nook. Enjoy your morning coffee on the lanai, or take a refreshing dip in the community pool just around the corner. Located in a wonderful neighborhood with highly rated schools, this home offers easy access to major freeways, shopping centers, and local amenities. Don’t miss the chance to make this your new home—schedule a visit today!

7. 2025-08-06
   listed $259,900 Active 853-char remark

   Show marketing remark (853 chars)

   One or more photo(s) has been virtually staged. Short Sale. Short Sale has been approved for the list price! Welcome home! This charming property features a spacious and inviting floor plan, perfect for family gatherings and entertaining. The main floor offers an open-concept living room and kitchen combo, along with a convenient half bath. Upstairs, you’ll find two comfortable bedrooms—each with its own private bathroom—and a cozy loft area ideal for a home office or reading nook. Enjoy your morning coffee on the lanai, or take a refreshing dip in the community pool just around the corner. Located in a wonderful neighborhood with highly rated schools, this home offers easy access to major freeways, shopping centers, and local amenities. Don’t miss the chance to make this your new home—schedule a visit today!

8. 2025-07-05
   historical $2,150
9. 2025-07-02
   listed $2,150
10. 2025-06-27
    historical
11. 2025-05-02
    listed $239,000 Active
12. 2024-12-24
    historical
13. 2024-06-17
    price $257,999
14. 2024-06-13
    status Active
15. 2024-06-13
    historical
16. 2024-06-07
    listed $263,000 Active
17. 2024-06-02
    historical
18. 2024-05-13
    price $259,999
19. 2024-04-16
    price $263,499
20. 2024-03-07
    price $264,999
21. 2024-02-23
    price $267,500
22. 2024-02-01
    listed $269,000 Active
23. 2022-10-06
    soldstatus $259,000 Closed
24. 2022-09-19
    soldstatus $259,000
25. 2022-08-19
    status Pending
26. 2022-08-18
    listed $259,000 Active
27. 2022-07-11
    status Pending
28. 2022-07-09
    historical
29. 2022-07-09
    historical
30. 2022-07-07
    price $259,000
31. 2022-07-05
    listed $270,000 Active
32. 2021-05-05
    soldstatus $176,000
33. 2021-04-30
    soldstatus $176,000 Closed
34. 2021-04-02
    status Pending
35. 2021-03-30
    listed $185,000 Active
36. 2005-05-13
    soldstatus $10,903,000

ⓘ 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: $1,872 · $156/mo
• Projected year-2 tax: $1,872 · $156/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 6/10 Major FEMA zone X (shaded) · 54% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $24,983
• − Mortgage interest: −$10,923
• − Property taxes: −$1,872
• − Insurance: −$975
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − HOA: −$2,580
• − Depreciation: −$5,673
• Taxable loss: −$1,037
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $2,287/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 — Ruskin

• Score: 71/100
• State rank: #392
• US rank: #6879

Category grades

Amenities F Commute B+ Cost of living A+ Crime B- Employment B- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ruskin, FL
• County: Hillsborough County · 1,540,968 people
• City population: 33,319
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 33,319
• Household income: $72,172
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 611.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 40% Hispanic / Latino 32% Black 23% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 6% Cuban 1% Dominican 4%
• Common ancestry: Italian 2% Romanian 2% Hispanic 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 72% English-only · Spanish 23% French/Haitian/Cajun 2%

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: ▼ -112.10%
• Current HPI: 277.8257
• Rent YoY: ▲ 0.90%
• 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

-98.0% since first listed

36 events — show timeline

• 2026-05-06 Price Changed $220,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $200,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-26 Price Changed $235,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-29 Price Changed $250,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-06 Listed $259,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-05 Rental Removed $2,150 STELLARMLS
• 2025-07-02 Listed for Rent $2,150 STELLARMLS
• 2025-06-27 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-05-02 Listed $239,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-17 Price Changed $257,999 Stellar MLS as Distributed by MLS Grid
• 2024-06-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-06-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-07 Listed $263,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-02 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-05-13 Price Changed $259,999 Stellar MLS as Distributed by MLS Grid
• 2024-04-16 Price Changed $263,499 Stellar MLS as Distributed by MLS Grid
• 2024-03-07 Price Changed $264,999 Stellar MLS as Distributed by MLS Grid
• 2024-02-23 Price Changed $267,500 Stellar MLS as Distributed by MLS Grid
• 2024-02-01 Listed $269,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-06 Sold (MLS) $259,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-19 Sold (Public Records) $259,000 Public Records
• 2022-08-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-08-18 Listed $259,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-07-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-07-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-07-07 Price Changed $259,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-05 Listed $270,000 Stellar MLS as Distributed by MLS Grid
• 2021-05-05 Sold (Public Records) $176,000 Public Records
• 2021-04-30 Sold (MLS) $176,000 Stellar MLS as Distributed by MLS Grid
• 2021-04-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-03-30 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 2005-05-13 Sold (Public Records) $10,903,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $1,872 · +4.1% YoY. Source: county tax records.