2102 Harringay St #449 · Sun City Center, FL 33573

$100,000

2 bd · 2.0 ba · 1,203 sqft · Condo · 35 Days on market

Built 1986 Fair condition $690/mo HOA · 38% of rent ↓ 29% 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).

• Cash flow +16.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Appreciation +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.2/5.0

Listing remarks

Under contract-accepting backup offers. Virtually Staged. Welcome to this Somerset II model located in the desirable Highgate IV Condominium Association within the gated golf-cart community of Kings Point in Sun City Center. This two-bedroom, two-bath home offers 1,203 square feet of comfortable living space along with a 1.5-car garage and an enclosed lanai that provides additional year-round living area. As you enter through the front door, you are greeted by the spacious living room featuring a mirrored accent wall. The guest bedroom and guest bathroom are located to the left side of the home, offering privacy for visitors. Continuing through the living room leads you into the enclosed Fl

Key facts

• Somerset ii model
• Large walk-in closet
• En-suite bathroom

Tags

• SOMERSET II MODEL
• GATED GOLF-CART COMMUNITY
• ENCLOSED LANAI
• ENCLOSED FLORIDA ROOM
• LARGE WALK-IN CLOSET
• EN-SUITE BATHROOM

Property features AI

Finance

• Financial info: Lease restrictions apply
• HOA & community: Monthly condo fee of $690 (total monthly fees $690); Annual association fees $8,280; Association covers 24-hour guard, cable TV, common area taxes, pool, escrow reserves, fidelity bond, insurance, internet, structure and grounds maintenance, management, pest control, private road, recreational facilities, security, sewer and water; Community amenities include clubhouse, fitness center, pool, tennis courts, golf, dog park, community mailbox, sidewalks and special community restrictions; Buyer approval required; Senior community; Pets not allowed; Golf carts permitted; Irrigation with reclaimed water

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected
• Home design: Condominium; Single-story; Faces south; Entry on first floor
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built as part of HIGHGATE IV/449
• Exterior features: Sidewalk

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Split bedroom layout; 7 total rooms
• Laundry & utility: Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $64 ($766/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% 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); 602 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 30% 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 $691 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 35 days — a 3% lower offer ($97k) 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.83% ✓
• Cap rate: 7.06%
• Cash-on-cash: 2.74%
• DSCR: 1.12
• GRM: 4.6

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-12,326
• Equity at exit: $14,910

10-year hold

• IRR: -3.4%
• Equity multiple: 0.78×
• Total profit: $-6,276
• Equity at exit: $8,646

Cash invested: $28,000 (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: 602
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,829 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$690
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $64

Break-even live

Break-even rent $1,748

Max offer price $100,000

Occupancy floor 92%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2102 Hereford Dr #513 Sun City Center, FL	2.0	2.0	1000	$1,500	$1.50	24d	1	0.07mi
2006 Hampstead Cir Unit N/A Sun City Center, FL	2.0	2.0	1474	$1,800	$1.22	24d	1	0.12mi
2124 Hailstone Cir Sun City Center, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.18mi
2117 Harleston Pl Unit 2117 Sun City Center, FL	2.0	2.0	1448	$2,500	$1.73	24d	1	0.25mi
1415 Langley Dr Sun City Center, FL	2.0	2.0	1359	$1,850	$1.36	24d	1	0.50mi
3402 Salt Air Dr Ruskin, FL	1.0–3.0	1.0–2.0	1061	$1,977	$1.86	1d	44	0.74mi
2345 Glenmore Cir Unit 294 Sun City Center, FL	2.0	2.0	984	$1,500	$1.52	24d	1	0.85mi
110 Gloucester Blvd Sun City Center, FL	2.0	2.0	1136	$1,950	$1.72	24d	1	0.89mi
1902 Dandridge St #12 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	14d	1	0.92mi
3119 Sleepy River Ave Ruskin, FL	3.0	2.5	1421	$2,233	$1.57	1d	9	0.94mi
302 Canton Ct #62 Sun City Center, FL	1.0	1.5	800	$1,575	$1.97	17d	1	1.02mi
704 Tremont Greens Ln Unit 107 Sun City Center, FL	2.0	2.0	974	$1,700	$1.75	24d	1	1.09mi
2202 Clubhouse Dr #169 Sun City Center, FL	2.0	2.0	984	$1,450	$1.47	4d	1	1.12mi
2202 Clubhouse Dr #187 Sun City Center, FL	1.0	1.5	800	$1,550	$1.94	24d	1	1.12mi
2304 Pleasure Run Dr Ruskin, FL	3.0	2.0	1276	$1,970	$1.54	3d	1	1.16mi
323 Knottwood Ct Sun City Center, FL	1.0	1.0	908	$1,290	$1.42	24d	1	1.17mi
323 Knottwood Ct #1 Sun City Center, FL	1.0	1.0	908	$1,090	$1.20	4d	1	1.17mi
1161 Jameson Greens Dr Sun City Center, FL	3.0	2.0	1292	$1,900	$1.47	24d	1	1.20mi
101 Cambridge Trl Sun City Center, FL	1.0–2.0	1.5–2.0	880	$1,650	$1.88	11d	1	1.22mi
301 Kings Blvd #138 Sun City Center, FL	1.0	1.5	1020	$1,800	$1.76	21d	1	1.23mi
409 Feltham Trl Unit B Sun City Center, FL	2.0	2.0	984	$1,650	$1.68	24d	1	1.39mi
1901 Andover Way #38 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	24d	1	1.40mi
403 Finchley Ct Unit B Sun City Center, FL	2.0	2.0	960	$2,000	$2.08	24d	1	1.44mi
1216 Humble Haven St Ruskin, FL	2.0	1.0	1400	$1,300	$0.93	3d	1	1.45mi
201 Bedford Trl Unit F128 Sun City Center, FL	2.0	2.0	960	$1,275	$1.33	24d	1	1.45mi
201 Kings Blvd #19 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	24d	1	1.46mi
202 Bedford Trl #99 Sun City Center, FL	1.0	1.0	800	$1,500	$1.88	4d	1	1.48mi

HOA detail condo

• Monthly dues: $690 · $8,280/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-17
   status $100,000 Pending 35 DOM
2. 2026-06-16
   days on market $100,000 Active 35 DOM
3. 2026-06-15
   days on market $100,000 Active 34 DOM
4. 2026-06-13
   pricedays on market $100,000 Active 32 DOM
5. 2026-06-13
   days on market $129,900 Active 31 DOM
6. 2026-06-09
   days on market $129,900 Active 28 DOM
7. 2026-06-08
   pricedays on market $129,900 Active 27 DOM
8. 2026-06-07
   days on market $139,900 Active 26 DOM
9. 2026-06-04
   days on market $139,900 Active 23 DOM
10. 2026-06-03
    days on market $139,900 Active 22 DOM
11. 2026-06-02
    days on market $139,900 Active 21 DOM
12. 2026-06-01
    days on market $139,900 Active 20 DOM
13. 2026-05-31
    days on market $139,900 Active 19 DOM
14. 2026-05-12
    listed $139,900 Active 2076-char remark

ⓘ 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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 28 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: $21,949
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − HOA: −$8,280
• − Depreciation: −$2,909
• Taxable loss: −$354
• Est. tax savings @ 24.0%: +$85
• After-tax cash flow: $851/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 · 30 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and bathrooms, but the exterior and landscaping are in good condition. The property has a good location and could benefit from a fresh paint job and updated countertops.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — dated and worn
• Moderate kitchen backsplash — dated and worn

Value-add opportunities

• Resale update kitchen cabinets and backsplash — modernizing the kitchen
• Resale update bathrooms with new fixtures and tile — modernizing the bathrooms
• Both paint interior walls — enhances curb appeal and interior aesthetics
• Resale replace kitchen countertops — modernizes the kitchen and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
kitchen backsplash · dated and worn	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale update kitchen cabinets and backsplash — modernizing the kitchen ↑
• Resale update bathrooms with new fixtures and tile — modernizing the bathrooms ↑
• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Resale replace kitchen countertops — modernizes the kitchen and improves functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-28.5% since first listed

4 events — show timeline

• 2026-06-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-06-13 Price Changed $100,000 Stellar MLS as Distributed by MLS Grid
• 2026-06-08 Price Changed $129,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Listed $139,900 Stellar MLS as Distributed by MLS Grid