1801 Bedford Ln #27 · Sun City Center, FL 33573

$125,000

1 bd · 2.0 ba · 800 sqft · Condo public records · 83 Days on market

Built 1973 $599/mo HOA · 39% 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 +7.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Appreciation +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. Now available for sale in the highly desirable Kings Point 55+ active adult community, this beautifully maintained 1-bedroom, 1.5-bath condo offers comfortable living, resort-style amenities, and a low-maintenance lifestyle. Perfect for active adults seeking convenience, community, and long-term value in one of the area’s most popular 55+ communities. Step inside to a freshly painted, open-concept living and dining area that flows seamlessly into the kitchen, creating a bright and spacious layout ideal for both everyday living and entertaining. The additional half bathroom for guests adds extra convenience and functionality. The spacious primary bedroom features generous closet space and a private en suite bathroom with a shower/tub combination. Sliding glass doors lead directly from the bedroom to a private screened-in lanai—the perfect place to enjoy your morning coffee, fresh air, and peaceful surroundings. The lanai also includes a washer and dryer, adding everyday convenience right at home. Owning in Kings Point means enjoying a maintenance-free lifestyle with exterior upkeep handled for you, making this property an excellent option for seasonal residents, downsizers, or those seeking easy Florida living. Residents have access to an impressive array of resort-style amenities, including: Multiple swimming pools Fitness centers and wellness facilities Tennis courts and recreational activities Social clubs, events, and community gatherings Beautifully maintained grounds and walking paths This vibrant, active adult community offers countless opportunities to stay social, engaged, and active while enjoying the comfort of a peaceful neighborhood. If you're searching for an affordable 55+ condo for sale with exceptional amenities and a strong sense of community, this Kings Point home is a must-see. Schedule your private showing today and experience the relaxed, resort-style lifestyle that makes Kings Point so desirable!

Key facts

• Tennis courts
• Fitness centers
• Open-concept living

Tags

• OPEN-CONCEPT LIVING
• PRIVATE SCREENED-IN LANAI
• MAINTENANCE-FREE LIFESTYLE
• MULTIPLE SWIMMING POOLS
• FITNESS CENTERS
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (22.4% below list).
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $97k (22.4% 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: 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 83 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y 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 39% 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 $97,061 (22.4% 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 83 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.24% ✓
• Cap rate: 4.77%
• Cash-on-cash: -5.42%
• DSCR: 0.76
• GRM: 6.7

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: -25.8%
• Equity multiple: 0.13×
• Total profit: $-30,530
• Equity at exit: $18,638

10-year hold

• IRR: -23.1%
• Equity multiple: -0.15×
• Total profit: $-40,380
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,553 high
• Mortgage (P&I): −$656
• Tax from tax record: −$79 /mo · $942/yr
• Insurance: −$52
• HOA: −$599
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-158

Break-even live

Break-even rent $1,753

Max offer price $97,061

Occupancy floor —

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1802 Bedford Ln Sun City Center, FL	1.0–2.0	2.0	952	$1,500	$1.58	10d	2	0.01mi
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	800	$1,400	$1.75	17d	1	0.04mi
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	960	$1,375	$1.43	21d	1	0.04mi
201 Bedford St #95 Sun City Center, FL	1.0	1.5	800	$1,450	$1.81	14d	1	0.08mi
202 Bedford Trl #99 Sun City Center, FL	1.0	1.0	800	$1,500	$1.88	5d	1	0.12mi
201 Bedford Trl Unit F128 Sun City Center, FL	2.0	2.0	960	$1,275	$1.33	24d	1	0.15mi
306 Fowling Ct Sun City Center, FL	2.0	2.0	960	$1,700	$1.77	24d	1	0.15mi
201 Kings Blvd #19 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	24d	1	0.17mi
1814 Foxhunt Dr Unit A Sun City Center, FL	1.0	1.5	800	$1,475	$1.84	24d	1	0.18mi
403 Finchley Ct Unit B Sun City Center, FL	2.0	2.0	960	$2,000	$2.08	24d	1	0.21mi
1901 Andover Way #38 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	24d	1	0.21mi
409 Feltham Trl Unit B Sun City Center, FL	2.0	2.0	984	$1,650	$1.68	24d	1	0.25mi
301 Kings Blvd #138 Sun City Center, FL	1.0	1.5	1020	$1,800	$1.76	21d	1	0.37mi
101 Cambridge Trl Sun City Center, FL	1.0–2.0	1.5–2.0	880	$1,450	$1.65	11d	1	0.44mi
207 Islip Way Sun City Center, FL	2.0	1.5	992	$1,500	$1.51	17d	1	0.48mi
323 Knottwood Ct Sun City Center, FL	1.0	1.0	908	$1,290	$1.42	24d	1	0.54mi
323 Knottwood Ct #1 Sun City Center, FL	1.0	1.0	908	$1,090	$1.20	5d	1	0.54mi
2202 Clubhouse Dr #169 Sun City Center, FL	2.0	2.0	984	$1,450	$1.47	5d	1	0.57mi
2202 Clubhouse Dr #187 Sun City Center, FL	1.0	1.5	800	$1,550	$1.94	24d	1	0.57mi
302 Canton Ct #62 Sun City Center, FL	1.0	1.5	800	$1,575	$1.97	17d	1	0.58mi
1301 Warwick Ct Unit 1301 Sun City Center, FL	1.0	1.0	1102	$1,575	$1.43	24d	1	0.62mi
1902 Dandridge St #12 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	14d	1	0.71mi
2345 Glenmore Cir Unit 294 Sun City Center, FL	2.0	2.0	984	$1,500	$1.52	24d	1	0.83mi
704 Tremont Greens Ln Unit 107 Sun City Center, FL	2.0	2.0	974	$1,700	$1.75	24d	1	0.83mi
704 Torrey Pines Ave Sun City Center, FL	2.0	1.0	981	$1,700	$1.73	14d	1	1.25mi
704 Torrey Pines Ave Sun City Center, FL	2.0	1.0	981	$1,675	$1.71	24d	1	1.25mi
2124 Hailstone Cir Sun City Center, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	1.44mi

HOA detail condo

• Monthly dues: $599 · $7,188/yr
• Likely covers: landscapingpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-18
   days on market $125,000 Active 83 DOM
2. 2026-06-17
   days on market $125,000 Active 82 DOM
3. 2026-06-16
   days on market $125,000 Active 81 DOM
4. 2026-06-15
   days on market $125,000 Active 80 DOM
5. 2026-06-13
   days on market $125,000 Active 78 DOM
6. 2026-06-13
   days on market $125,000 Active 77 DOM
7. 2026-06-09
   days on market $125,000 Active 74 DOM
8. 2026-06-08
   days on market $125,000 Active 73 DOM
9. 2026-06-07
   days on market $125,000 Active 72 DOM
10. 2026-06-04
    days on market $125,000 Active 69 DOM
11. 2026-06-03
    days on market $125,000 Active 68 DOM
12. 2026-06-02
    days on market $125,000 Active 67 DOM
13. 2026-06-01
    days on market $125,000 Active 66 DOM
14. 2026-05-31
    days on market $125,000 Active 65 DOM
15. 2026-04-16
    price $1,400
16. 2026-03-27
    listed $125,000 Active 2017-char remark

    Show marketing remark (2017 chars)

    One or more photo(s) has been virtually staged. Now available for sale in the highly desirable Kings Point 55+ active adult community, this beautifully maintained 1-bedroom, 1.5-bath condo offers comfortable living, resort-style amenities, and a low-maintenance lifestyle. Perfect for active adults seeking convenience, community, and long-term value in one of the area’s most popular 55+ communities. Step inside to a freshly painted, open-concept living and dining area that flows seamlessly into the kitchen, creating a bright and spacious layout ideal for both everyday living and entertaining. The additional half bathroom for guests adds extra convenience and functionality. The spacious primary bedroom features generous closet space and a private en suite bathroom with a shower/tub combination. Sliding glass doors lead directly from the bedroom to a private screened-in lanai—the perfect place to enjoy your morning coffee, fresh air, and peaceful surroundings. The lanai also includes a washer and dryer, adding everyday convenience right at home. Owning in Kings Point means enjoying a maintenance-free lifestyle with exterior upkeep handled for you, making this property an excellent option for seasonal residents, downsizers, or those seeking easy Florida living. Residents have access to an impressive array of resort-style amenities, including: Multiple swimming pools Fitness centers and wellness facilities Tennis courts and recreational activities Social clubs, events, and community gatherings Beautifully maintained grounds and walking paths This vibrant, active adult community offers countless opportunities to stay social, engaged, and active while enjoying the comfort of a peaceful neighborhood. If you're searching for an affordable 55+ condo for sale with exceptional amenities and a strong sense of community, this Kings Point home is a must-see. Schedule your private showing today and experience the relaxed, resort-style lifestyle that makes Kings Point so desirable!

17. 2026-03-10
    listed $1,500
18. 2025-03-26
    price $125,000
19. 2024-12-17
    price $130,000
20. 2024-11-23
    price $140,000
21. 2024-10-18
    listed $150,000 Active
22. 2022-10-10
    soldstatus $124,000
23. 2022-10-07
    soldstatus $124,000 Closed
24. 2022-07-22
    status Pending
25. 2022-07-19
    listed $120,000 Active
26. 2020-09-07
    historical
27. 2020-08-22
    price $65,000
28. 2020-03-07
    status Active
29. 2020-02-27
    status Pending
30. 2020-02-04
    listed $70,000 Active
31. 2018-03-05
    soldstatus $47,500
32. 2018-03-01
    soldstatus $47,450 Sold
33. 2018-01-15
    status Pending
34. 2017-12-27
    listed $50,000 Active
35. 2011-01-11
    soldstatus $18,000
36. 1996-12-03
    soldstatus $27,000
37. 1995-09-29
    soldstatus $17,500

ⓘ 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: $942 · $79/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$95/yr (+$8/mo · 10.1%)

ⓘ 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: $18,637
• − Mortgage interest: −$7,002
• − Property taxes: −$942
• − Insurance: −$625
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − HOA: −$7,188
• − Depreciation: −$3,636
• Taxable loss: −$3,738
• Est. tax savings @ 24.0%: +$897
• After-tax cash flow: $-1,001/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

-92.0% since first listed

23 events — show timeline

• 2026-04-16 Price Changed $1,400 STELLARMLS
• 2026-03-27 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Listed for Rent $1,500 STELLARMLS
• 2025-03-26 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-17 Price Changed $130,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-23 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-18 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2022-10-10 Sold (Public Records) $124,000 Public Records
• 2022-10-07 Sold (MLS) $124,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-07-19 Listed $120,000 Stellar MLS as Distributed by MLS Grid
• 2020-09-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-08-22 Price Changed $65,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-07 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-02-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-02-04 Listed $70,000 Stellar MLS as Distributed by MLS Grid
• 2018-03-05 Sold (Public Records) $47,500 Public Records
• 2018-03-01 Sold (MLS) $47,450 Stellar MLS as Distributed by MLS Grid
• 2018-01-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-12-27 Listed $50,000 Stellar MLS as Distributed by MLS Grid
• 2011-01-11 Sold (Public Records) $18,000 Public Records
• 1996-12-03 Sold (Public Records) $27,000 Public Records
• 1995-09-29 Sold (Public Records) $17,500 Public Records

Property tax history

+25.9%/yr

Latest (2025): $942 · +5.6% YoY. Source: county tax records.