6820 Hazelnut Spice Dr · Sun City Center, FL 33573

$300,000

4 bd · 2.0 ba · 1,841 sqft · SingleFamily public records · 30 Days on market

Built 2018 5,700 sqft lot $86/mo HOA · 3% 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 +8.7/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Appreciation +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

Under Construction - Complete kitchen appliance package, low maintenance ceramic tile floors in foyer, kitchen, laundry room and all baths, programmable thermostat, 40 gallon electric water heater, designer laminate countertops in kitchen and 36” cabinets with raised panel doors. Highlighting Florida’s natural landscape, this SouthShore community includes a playground and walking trails throughout. Only a short distance you’ll find EG Simmons Park and Little Manatee River State Park, as well as beaches, boating, golf and shopping.

Key facts

• Large center island
• Stylish backsplash
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• OPEN-CONCEPT LAYOUT
• EXPANSIVE LIVING AREA
• WELL-APPOINTED KITCHEN
• STYLISH BACKSPLASH
• LARGE CENTER ISLAND

Property features AI

Finance

• Other: Property is homestead exempt; Community Development District (CDD) present
• HOA & community: HOA managed by Excelsior Community Management; Quarterly association fee ($260); Monthly equivalent HOA about $86.67; Association approval required; Pets allowed with restrictions (cats and dogs, breed restrictions, limited number)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single-family residence; One story; Faces southwest; Located in a planned development (PD)
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on a lot of about 0.13 acres
• Exterior features: Patio; Sliding doors; Vinyl fencing; Sidewalk and paved lot access; Irrigation system

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Programmable thermostat; Walk-in closet(s); Inside utility room
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-250 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (16.7% below list).
• Recommended offer: $250k (16.7% below list) — sets the bar for 1% rule.

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; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 41% 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 $2k of loan paydown is wiped out by about $9k 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 30 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.
• Current owner paid $195k; list at $300k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,873 (16.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.83% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.57%
• DSCR: 0.84
• GRM: 10.0

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: -22.7%
• Equity multiple: 0.22×
• Total profit: $-65,279
• Equity at exit: $44,731

10-year hold

• IRR: -17.8%
• Equity multiple: 0.04×
• Total profit: $-80,386
• Equity at exit: $25,939

Cash invested: $84,000 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,499 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$440 /mo · $5,277/yr
• Insurance: −$125
• HOA: −$86
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-250

Break-even live

Break-even rent $2,815

Max offer price $255,846

Occupancy floor —

Sensitivity live

Price	-10% $-80	-5% $-165	+0% $-250	+5% $-335	+10% $-420
Rent	-10% $-447	-5% $-349	+0% $-250	+5% $-151	+10% $-53
Rate	-1.0pp $-99	-0.5pp $-174	base $-250	+0.5pp $-328	+1.0pp $-407

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15423 Dark Star Ln Sun City Center, FL	4.0	2.5	1870	$2,185	$1.17	17d	1	0.12mi
6533 Trent Creek Dr Sun City Center, FL	5.0	3.0	2520	$2,300	$0.91	6d	1	0.18mi
6533 Trent Creek Dr Sun City Center, FL	5.0	2.5	2520	$2,300	$0.91	16d	1	0.18mi
6529 Trent Creek Dr Sun City Center, FL	3.0	2.0	1451	$1,900	$1.31	13d	1	0.18mi
6507 Trent Creek Dr Sun City Center, FL	4.0	2.5	1870	$2,050	$1.10	4d	1	0.20mi
6139 Trent Creek Dr Sun City Center, FL	4.0	2.5	2250	$2,705	$1.20	3d	1	0.21mi
7329 Lumber Port Dr Ruskin, FL	3.0	2.0	1275	$2,000	$1.57	5d	1	0.32mi
7338 Lumber Port Dr Ruskin, FL	3.0	2.0	1298	$1,975	$1.52	0d	1	0.34mi
5450 Del Coronado Dr Apollo Beach, FL	4.0	2.0	2086	$3,000	$1.44	25d	1	0.52mi
7106 Salt River Ave Sun City Center, FL	4.0	2.5	1906	$2,155	$1.13	6d	1	0.53mi
7022 Ozello Trail Ave Sun City Center, FL	4.0	2.0	1918	$2,296	$1.20	15d	1	0.54mi
15519 Telford Spring Dr Sun City Center, FL	3.0	2.0	1348	$2,090	$1.55	25d	1	0.60mi
7217 Wash Island Dr Sun City Center, FL	4.0	3.0	2577	$2,595	$1.01	25d	1	0.70mi
8117 Alamosa Wood Ave Ruskin, FL	3.0	2.0	1346	$1,895	$1.41	25d	1	0.75mi
6196 Hidden Branch Dr Apollo Beach, FL	4.0	2.0	2012	$3,150	$1.57	6d	1	0.88mi
5548 Summer Sunset Dr Apollo Beach, FL	4.0	2.5	2073	$2,850	$1.37	0d	1	0.90mi
3511 Great Cypress Cir Sun City Center, FL	1.0–3.0	1.0–2.0	1163	$2,509	$2.16	3d	27	0.97mi
4529 Eternal Prince Dr Sun City Center, FL	4.0	2.5	1914	$2,450	$1.28	22d	1	1.12mi
5448 Silver Sun Dr Apollo Beach, FL	4.0	2.0	1992	$4,000	$2.01	25d	1	1.15mi
1110 Evergreen Isles Dr Sun City Center, FL	1.0–3.0	1.0–2.0	990	$4,263	$4.31	0d	1	1.21mi
4408 Eternal Prince Dr Sun City Center, FL	3.0	2.0	1451	$1,800	$1.24	25d	1	1.22mi
6214 Sea Amber Ln Apollo Beach, FL	4.0	3.0	2273	$3,200	$1.41	13d	1	1.40mi

HOA detail

• Monthly dues: $86 · $1,032/yr
• Likely covers: waterelectric

Listing history 23 events

1. 2026-06-21
   days on market $300,000 Active 30 DOM
2. 2026-06-18
   days on market $300,000 Active 27 DOM
3. 2026-06-17
   days on market $300,000 Active 26 DOM
4. 2026-06-16
   days on market $300,000 Active 25 DOM
5. 2026-06-15
   pricedays on market $300,000 Active 24 DOM
6. 2026-06-13
   days on market $310,000 Active 22 DOM
7. 2026-06-13
   days on market $310,000 Active 21 DOM
8. 2026-06-09
   days on market $310,000 Active 18 DOM
9. 2026-06-08
   days on market $310,000 Active 17 DOM
10. 2026-06-07
    days on market $310,000 Active 16 DOM
11. 2026-06-04
    days on market $310,000 Active 13 DOM
12. 2026-06-03
    days on market $310,000 Active 12 DOM
13. 2026-06-02
    days on market $310,000 Active 11 DOM
14. 2026-06-01
    days on market $310,000 Active 10 DOM
15. 2026-05-31
    days on market $310,000 Active 9 DOM
16. 2026-05-22
    listed $310,000 Active
17. 2018-10-30
    soldstatus $194,790 Sold 554-char remark

    Show marketing remark (554 chars)

    Under Construction - Complete kitchen appliance package, low maintenance ceramic tile floors in foyer, kitchen, laundry room and all baths, programmable thermostat, 40 gallon electric water heater, designer laminate countertops in kitchen and 36” cabinets with raised panel doors. Highlighting Florida’s natural landscape, this SouthShore community includes a playground and walking trails throughout. Only a short distance you’ll find EG Simmons Park and Little Manatee River State Park, as well as beaches, boating, golf and shopping.

18. 2018-06-11
    price $194,790 554-char remark

    Show marketing remark (554 chars)

    Under Construction - Complete kitchen appliance package, low maintenance ceramic tile floors in foyer, kitchen, laundry room and all baths, programmable thermostat, 40 gallon electric water heater, designer laminate countertops in kitchen and 36” cabinets with raised panel doors. Highlighting Florida’s natural landscape, this SouthShore community includes a playground and walking trails throughout. Only a short distance you’ll find EG Simmons Park and Little Manatee River State Park, as well as beaches, boating, golf and shopping.

19. 2018-06-11
    status Pending 554-char remark

    Show marketing remark (554 chars)

    Under Construction - Complete kitchen appliance package, low maintenance ceramic tile floors in foyer, kitchen, laundry room and all baths, programmable thermostat, 40 gallon electric water heater, designer laminate countertops in kitchen and 36” cabinets with raised panel doors. Highlighting Florida’s natural landscape, this SouthShore community includes a playground and walking trails throughout. Only a short distance you’ll find EG Simmons Park and Little Manatee River State Park, as well as beaches, boating, golf and shopping.

20. 2018-05-30
    price $195,690 554-char remark

    Show marketing remark (554 chars)

    Under Construction - Complete kitchen appliance package, low maintenance ceramic tile floors in foyer, kitchen, laundry room and all baths, programmable thermostat, 40 gallon electric water heater, designer laminate countertops in kitchen and 36” cabinets with raised panel doors. Highlighting Florida’s natural landscape, this SouthShore community includes a playground and walking trails throughout. Only a short distance you’ll find EG Simmons Park and Little Manatee River State Park, as well as beaches, boating, golf and shopping.

21. 2018-05-30
    status Active 554-char remark

    Show marketing remark (554 chars)

    Under Construction - Complete kitchen appliance package, low maintenance ceramic tile floors in foyer, kitchen, laundry room and all baths, programmable thermostat, 40 gallon electric water heater, designer laminate countertops in kitchen and 36” cabinets with raised panel doors. Highlighting Florida’s natural landscape, this SouthShore community includes a playground and walking trails throughout. Only a short distance you’ll find EG Simmons Park and Little Manatee River State Park, as well as beaches, boating, golf and shopping.

22. 2018-05-15
    status Pending 554-char remark

    Show marketing remark (554 chars)

    Under Construction - Complete kitchen appliance package, low maintenance ceramic tile floors in foyer, kitchen, laundry room and all baths, programmable thermostat, 40 gallon electric water heater, designer laminate countertops in kitchen and 36” cabinets with raised panel doors. Highlighting Florida’s natural landscape, this SouthShore community includes a playground and walking trails throughout. Only a short distance you’ll find EG Simmons Park and Little Manatee River State Park, as well as beaches, boating, golf and shopping.

23. 2018-05-07
    listed $194,390 Active 554-char remark

    Show marketing remark (554 chars)

    Under Construction - Complete kitchen appliance package, low maintenance ceramic tile floors in foyer, kitchen, laundry room and all baths, programmable thermostat, 40 gallon electric water heater, designer laminate countertops in kitchen and 36” cabinets with raised panel doors. Highlighting Florida’s natural landscape, this SouthShore community includes a playground and walking trails throughout. Only a short distance you’ll find EG Simmons Park and Little Manatee River State Park, as well as beaches, boating, golf and shopping.

ⓘ 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: $5,277 · $440/mo
• Projected year-2 tax: $5,277 · $440/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 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: $29,985
• − Mortgage interest: −$16,805
• − Property taxes: −$5,277
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,399
• − Management: −$2,399
• − HOA: −$1,032
• − Depreciation: −$8,727
• Taxable loss: −$8,153
• Est. tax savings @ 24.0%: +$1,957
• After-tax cash flow: $-1,043/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

+54.3% since first listed

9 events — show timeline

• 2026-06-14 Price Changed $300,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-22 Listed $310,000 Stellar MLS as Distributed by MLS Grid
• 2018-10-30 Sold (MLS) $194,790 Stellar MLS as Distributed by MLS Grid
• 2018-06-11 Price Changed $194,790 Stellar MLS as Distributed by MLS Grid
• 2018-06-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-05-30 Price Changed $195,690 Stellar MLS as Distributed by MLS Grid
• 2018-05-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2018-05-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-05-07 Listed $194,390 Stellar MLS as Distributed by MLS Grid

Property tax history

+62.8%/yr

Latest (2025): $5,277 · +4.9% YoY. Source: county tax records.