1801 Bedford Ter #227 · Sun City Center, FL 33573

$110,000

1 bd · 2.0 ba · 800 sqft · Condo public records · 22 Days on market

Built 1973 $560/mo HOA · 36% 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 +13.6/30.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• 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

Very special 1 bedroom 1 1/2 bath condo, with an extended Florida room and its own private covered carport, steps from your door. New Luxury Vinyl Plank flooring and double-pane thermal windows throughout. Updated plumbing & electric, a 250 square foot Florida room, plush Florida landscaping and it is partially furnished. Ready for a new owner to start living the Kings Point lifestyle, this charming home can close immediately. For your peace of mind, the Kings Point basic Home Warranty transfers to the new owner at closing. It covers repair and/or replacement of the A/C, and repair of the appliances. With virtually everything included in the condo fees there are no surprises. Fees include gated security with 24-hour guard, premium cable, high speed Internet, roof, building insurance, maintenance exterior, maintenance grounds, pest control, recreational facilities, water sewer & trash, 6 community pools, an escrow reserves fund and fidelity bond. Kings Point is a resort-style active retirement community. Gated, with two beautiful clubhouses, an 850-seat theater, 6 heated pools, 2 hot tubs, an elegant spa, tennis courts, 3 golf courses, billiards, pickle ball, state-of-the-art fitness centers and much more. The dozens social and sports clubs will keep you entertained year-round. This maintenance-free community allows access to doctors, hospitals, shopping, banking and restaurants, and virtually everything you'll ever need by golf cart. It even has its own free transportation system. Centrally located minutes from an assortment of spectacular beaches, world class fishing, Tampa's cruise port, Disney World and much more. Kings Point is a great place to live!

Key facts

• Gated community
• Indoor laundry area
• Golf cart friendly

Tags

• GATED COMMUNITY
• GOLF CART FRIENDLY
• EXTENDED FLORIDA ROOM
• PRIVATE COVERED CARPORT
• INDOOR LAUNDRY AREA
• ENCLOSED FLORIDA ROOM

Property features AI

Finance

• Other: Senior community; Home warranty included
• Financial info: Lease restrictions apply; Pets not allowed; Partially furnished
• HOA & community: Monthly condo fee: $560; Total annual fees: $6,720; Association: First Services; Association approval required; Association amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, tennis, pickleball, shuffleboard, trails, park, dog park, storage, laundry, maintenance, gated/security, guarded 24-hour, recreation facilities, golf course access, golf carts allowed, wheelchair access; Association fee covers guard, cable TV, common area taxes, pool, reserves, insurance, internet, maintenance (structure & grounds), management, pest control, private road, recreational facilities, security, sewer, trash, water

Exterior

• Parking: Assigned parking; Covered parking; Golf cart parking; Guest parking; Reserved parking; Carport with 1 space
• Security: Gated community; Security gate; Smoke detectors
• Utilities: Public water; Public sewer; Cable connected; BB/HS internet available; Fiber optics; Electricity connected; Phone available; Underground utilities; Water connected; Sewer connected
• Home design: Condominium in a residential community; One story; Faces south; Homestead exempt
• Construction: Stucco exterior; Built-up roof; Block foundation; Building name/number: Bedford J; Year built: (not provided)
• Exterior features: Covered, enclosed patio/porch; Lighting; Rain gutters; Sidewalk; Sliding doors; Mature landscaping with trees; Corner lot; Cul-de-sac; Landscaped; Near golf course; Near public transit; Paved; Private; Street lights

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom (first floor)
• Flooring: Tile
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air
• Interior features: Ceiling fans; Open floorplan; Thermostat; Blinds
• Laundry & utility: Washer; Dryer; Inside laundry; Inside utility; Florida room

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $6 ($68/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% 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: 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; 27 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 $761 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 22 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 36% 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 $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.41% ✓
• Cap rate: 6.35%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 5.9

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-17,705
• Equity at exit: $16,401

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-15,933
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,548 high
• Mortgage (P&I): −$577
• Tax from tax record: −$34 /mo · $414/yr
• Insurance: −$46
• HOA: −$560
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $6

Break-even live

Break-even rent $1,541

Max offer price $110,000

Occupancy floor 95%

Sensitivity live

Price	-10% $68	-5% $37	+0% $6	+5% $-26	+10% $-57
Rent	-10% $-117	-5% $-56	+0% $6	+5% $67	+10% $128
Rate	-1.0pp $61	-0.5pp $34	base $6	+0.5pp $-23	+1.0pp $-52

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	960	$1,375	$1.43	23d	1	0.03mi
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	800	$1,400	$1.75	19d	1	0.03mi
1802 Bedford Ln Sun City Center, FL	1.0–2.0	2.0	952	$1,500	$1.58	12d	2	0.08mi
201 Bedford St #95 Sun City Center, FL	1.0	1.5	800	$1,450	$1.81	16d	1	0.09mi
202 Bedford Trl #99 Sun City Center, FL	1.0	1.0	800	$1,500	$1.88	6d	1	0.13mi
201 Kings Blvd #19 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	26d	1	0.15mi
201 Bedford Trl Unit F128 Sun City Center, FL	2.0	2.0	960	$1,275	$1.33	26d	1	0.16mi
1901 Andover Way #38 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	26d	1	0.21mi
306 Fowling Ct Sun City Center, FL	2.0	2.0	960	$1,700	$1.77	26d	1	0.21mi
1814 Foxhunt Dr Unit A Sun City Center, FL	1.0	1.5	800	$1,475	$1.84	26d	1	0.25mi
403 Finchley Ct Unit B Sun City Center, FL	2.0	2.0	960	$2,000	$2.08	26d	1	0.26mi
409 Feltham Trl Unit B Sun City Center, FL	2.0	2.0	984	$1,650	$1.68	26d	1	0.30mi
301 Kings Blvd #138 Sun City Center, FL	1.0	1.5	1020	$1,800	$1.76	23d	1	0.39mi
101 Cambridge Trl Sun City Center, FL	1.0–2.0	1.5–2.0	880	$1,450	$1.65	13d	1	0.42mi
207 Islip Way Sun City Center, FL	2.0	1.5	992	$1,500	$1.51	19d	1	0.46mi
2202 Clubhouse Dr #169 Sun City Center, FL	2.0	2.0	984	$1,450	$1.47	6d	1	0.55mi
2202 Clubhouse Dr #187 Sun City Center, FL	1.0	1.5	800	$1,550	$1.94	26d	1	0.55mi
1301 Warwick Ct Unit 1301 Sun City Center, FL	1.0	1.0	1102	$1,575	$1.43	26d	1	0.58mi
302 Canton Ct #62 Sun City Center, FL	1.0	1.5	800	$1,575	$1.97	19d	1	0.58mi
323 Knottwood Ct #1 Sun City Center, FL	1.0	1.0	908	$1,090	$1.20	6d	1	0.58mi
323 Knottwood Ct Sun City Center, FL	1.0	1.0	908	$1,290	$1.42	26d	1	0.58mi
1902 Dandridge St #12 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	16d	1	0.74mi
2345 Glenmore Cir Unit 294 Sun City Center, FL	2.0	2.0	984	$1,500	$1.52	26d	1	0.81mi
704 Tremont Greens Ln Unit 107 Sun City Center, FL	2.0	2.0	974	$1,700	$1.75	26d	1	0.88mi
704 Torrey Pines Ave Sun City Center, FL	2.0	1.0	981	$1,700	$1.73	16d	1	1.20mi
704 Torrey Pines Ave Sun City Center, FL	2.0	1.0	981	$1,675	$1.71	26d	1	1.20mi
2124 Hailstone Cir Sun City Center, FL	2.0	2.0	1000	$1,800	$1.80	26d	1	1.45mi

HOA detail condo

• Monthly dues: $560 · $6,720/yr
• Likely covers: watersewertrashelectricinternetcablelandscapinginsurancepoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $110,000 Active 22 DOM
2. 2026-06-18
   days on market $110,000 Active 19 DOM
3. 2026-06-17
   days on market $110,000 Active 18 DOM
4. 2026-06-16
   days on market $110,000 Active 17 DOM
5. 2026-06-15
   days on market $110,000 Active 16 DOM
6. 2026-06-13
   days on market $110,000 Active 14 DOM
7. 2026-06-13
   days on market $110,000 Active 13 DOM
8. 2026-06-09
   days on market $110,000 Active 10 DOM
9. 2026-06-08
   days on market $110,000 Active 9 DOM
10. 2026-06-07
    days on market $110,000 Active 8 DOM
11. 2026-06-04
    days on market $110,000 Active 5 DOM
12. 2026-06-03
    days on market $110,000 Active 4 DOM
13. 2026-06-02
    days on market $110,000 Active 3 DOM
14. 2026-06-01
    days on market $110,000 Active 2 DOM
15. 2026-05-31
    remarks 699-char remark
16. 2026-05-31
    listed $110,000 Active 1 DOM

ⓘ 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: $414 · $34/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$499/yr (+$42/mo · 120.6%)

ⓘ 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 · 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: $18,574
• − Mortgage interest: −$6,162
• − Property taxes: −$414
• − Insurance: −$550
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − HOA: −$6,720
• − Depreciation: −$3,200
• Taxable loss: −$1,443
• Est. tax savings @ 24.0%: +$346
• After-tax cash flow: $414/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

+378.3% since first listed

13 events — show timeline

• 2026-05-30 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-14 Sold (Public Records) $140,000 Public Records
• 2023-09-14 Sold (MLS) $140,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-08-23 Listed $140,000 Stellar MLS as Distributed by MLS Grid
• 2021-03-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-03-15 Listed $85,900 Stellar MLS as Distributed by MLS Grid
• 2020-01-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-01-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-01-11 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 2016-09-02 Sold (Public Records) $46,500 Public Records
• 2015-12-18 Sold (Public Records) $37,500 Public Records
• 2013-04-02 Sold (Public Records) $23,000 Public Records

Property tax history

+18.2%/yr

Latest (2025): $414 · +11.3% YoY. Source: county tax records.