1602 Hovington Cir · Sun City Center, FL 33573

$175,000

2 bd · 2.0 ba · 1,314 sqft · Condo public records · 6 Days on market

Built 1983 $690/mo HOA · 36% 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 +8.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• 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 +2.0/10.0

Listing remarks MLS

Back on the market! Is this the one for you? 2-bed, 2-bath condo with attached carport and GOLF CART GARAGE now for sale in amenity-rich 55+ community of Kings Point! Enjoy a peaceful view and NO BACKYARD NEIGHBOR from the COVERED & SCREENED LANAI looking out over the retired golf course turned conservation area. Enter through the COVERED & SCREENED FRONT PORCH to the foyer with its convenient coat closet. The kitchen boasts GRANITE COUNTERTOPS, STAINLESS STEEL APPLIANCES, SOLID WOOD CABINETRY, a small breakfast bar, and connects to the dining room with CHAIR RAIL feature! The BUILT-IN SHELVING in the living room is any book lover's or collector's dream, and the ample Family Room provides even further entertaining space. The Primary Bedroom includes a WALK-IN CLOSET and EN-SUITE BATHROOM complete with shower stall and single sink vanity! The secondary bedroom is across from the Laundry Closet and accessed by a pocket door, and the secondary bathroom features a single sink vanity and tub/shower combination. Kings Point is a bustling gated and golf cart friendly community known for a myriad of recreation facilities, indoor/outdoor heated pools, a state-of-the art fitness center, arts, crafts, tennis, pickle-ball, lawn bowling, auditorium with 800+ seating and over 200 clubs & activities. Don't miss this great opportunity; schedule your showing today!

Key facts

• Utility room
• Florida room
• Screened lanai

Tags

• UPDATED KITCHEN
• LUXURY VINYL PLANK FLOORING
• FLORIDA ROOM
• SCREENED LANAI
• GOLF COURSE VIEWS
• UTILITY ROOM

Property features AI

Finance

• Other: Senior community; Condo land not included
• Financial info: Total monthly fees $690; Total annual fees $8,280; Lease restrictions apply
• HOA & community: Monthly condo fee $690; Association: Vesta Property Services (Kings Point/Vesta Property Services); Association approval required; Association amenities include clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball courts, shuffleboard, golf, dog park, community mailbox, gated access

Exterior

• Parking: Carport (1 space)
• Security: Gated community; 24-hour guard; Community security
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Broadband/high-speed internet available; Water connected; Sewer connected
• Home design: Residential condominium; One story; Faces west; Floor 1
• Construction: Stucco construction; Shingle roof; Slab foundation; Built as part of building number 1602
• Exterior features: Rain gutters; Irrigation equipment; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Solid surface counters; Stone counters
• Laundry & utility: Common area laundry; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (18.1% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $143k (18.1% 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 32% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $110k; list at $175k implies a 59% gain — meaningful room to come down on a strong offer.

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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,328 (18.1% 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. 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. 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 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: 1.11% ✓
• Cap rate: 5.06%
• Cash-on-cash: -4.39%
• DSCR: 0.80
• GRM: 7.5

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: -24.0%
• Equity multiple: 0.18×
• Total profit: $-40,119
• Equity at exit: $26,093

10-year hold

• IRR: -19.9%
• Equity multiple: -0.04×
• Total profit: $-51,039
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,941 high
• Mortgage (P&I): −$918
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$73
• HOA: −$690
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-179

Break-even live

Break-even rent $2,168

Max offer price $143,328

Occupancy floor —

Sensitivity live

Price	-10% $-80	-5% $-130	+0% $-179	+5% $-229	+10% $-278
Rent	-10% $-333	-5% $-256	+0% $-179	+5% $-103	+10% $-26
Rate	-1.0pp $-91	-0.5pp $-135	base $-179	+0.5pp $-225	+1.0pp $-271

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2117 Harleston Pl Unit 2117 Sun City Center, FL	2.0	2.0	1448	$2,500	$1.73	24d	1	0.14mi
1326 Idlewood Dr Sun City Center, FL	2.0	2.0	1642	$1,750	$1.07	16d	1	0.20mi
2124 Hailstone Cir Sun City Center, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.21mi
2006 Hampstead Cir Unit N/A Sun City Center, FL	2.0	2.0	1474	$1,800	$1.22	24d	1	0.25mi
2102 Hereford Dr #513 Sun City Center, FL	2.0	2.0	1000	$1,500	$1.50	24d	1	0.34mi
1415 Langley Dr Sun City Center, FL	2.0	2.0	1359	$1,850	$1.36	24d	1	0.44mi
2345 Glenmore Cir Unit 294 Sun City Center, FL	2.0	2.0	984	$1,500	$1.52	24d	1	0.52mi
110 Gloucester Blvd Sun City Center, FL	2.0	2.0	1136	$1,950	$1.72	24d	1	0.56mi
704 Tremont Greens Ln Unit 107 Sun City Center, FL	2.0	2.0	974	$1,700	$1.75	24d	1	0.76mi
2202 Clubhouse Dr #169 Sun City Center, FL	2.0	2.0	984	$1,450	$1.47	5d	1	0.78mi
822 McCallister Ave Unit 822 Sun City Center, FL	2.0	2.0	1564	$1,975	$1.26	22d	1	0.80mi
323 Knottwood Ct Sun City Center, FL	1.0	1.0	908	$1,290	$1.42	24d	1	0.81mi
323 Knottwood Ct #1 Sun City Center, FL	1.0	1.0	908	$1,090	$1.20	5d	1	0.81mi
301 Kings Blvd #138 Sun City Center, FL	1.0	1.5	1020	$1,800	$1.76	22d	1	0.87mi
101 Cambridge Trl Sun City Center, FL	1.0–2.0	1.5–2.0	880	$1,650	$1.88	12d	1	0.87mi
3402 Salt Air Dr Ruskin, FL	1.0–3.0	1.0–2.0	1061	$1,977	$1.86	2d	44	0.94mi
3794 Maxwell Park Dr Sun City Center, FL	2.0	2.0	1506	$2,600	$1.73	4d	1	0.94mi
409 Feltham Trl Unit B Sun City Center, FL	2.0	2.0	984	$1,650	$1.68	24d	1	1.02mi
403 Finchley Ct Unit B Sun City Center, FL	2.0	2.0	960	$2,000	$2.08	24d	1	1.08mi
201 Bedford Trl Unit F128 Sun City Center, FL	2.0	2.0	960	$1,275	$1.33	24d	1	1.09mi
306 Fowling Ct Sun City Center, FL	2.0	2.0	960	$1,700	$1.77	24d	1	1.14mi
1201 Fordham Dr Sun City Center, FL	2.0	2.0	1582	$1,950	$1.23	18d	1	1.17mi
3119 Sleepy River Ave Ruskin, FL	3.0	2.5	1421	$2,233	$1.57	2d	9	1.20mi
1161 Jameson Greens Dr Sun City Center, FL	3.0	2.0	1292	$1,900	$1.47	24d	1	1.20mi
1802 Bedford Ln Sun City Center, FL	1.0–2.0	2.0	952	$1,800	$1.89	11d	2	1.24mi
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	960	$1,375	$1.43	22d	1	1.24mi
1237 Corinth Greens Dr #40 Sun City Center, FL	2.0	2.0	1610	$1,500	$0.93	21d	1	1.33mi
1703 Amhurst Cir Sun City Center, FL	2.0	2.0	1550	$1,995	$1.29	5d	1	1.36mi
1256 Corinth Greens Dr Sun City Center, FL	2.0	2.0	1450	$2,150	$1.48	15d	1	1.40mi
2068 Sifield Greens Way Sun City Center, FL	2.0	2.0	1414	$2,200	$1.56	24d	1	1.48mi
1528 Chevy Chase Dr Sun City Center, FL	2.0	2.0	1346	$2,000	$1.49	24d	1	1.48mi
1103 Villeroy Dr Sun City Center, FL	3.0	2.0	1490	$2,500	$1.68	11d	1	1.49mi

HOA detail condo

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

Listing history 6 events

1. 2026-06-10
   status $175,000 Pending 6 DOM
2. 2026-06-09
   days on market $175,000 Active 6 DOM
3. 2026-06-08
   days on market $175,000 Active 5 DOM
4. 2026-06-07
   days on market $175,000 Active 4 DOM
5. 2026-06-04
   remarks 699-char remark
6. 2026-06-04
   listed $175,000 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: $388 · $32/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$1,064/yr (+$89/mo · 274.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 27 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: $23,297
• − Mortgage interest: −$9,803
• − Property taxes: −$388
• − Insurance: −$875
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − HOA: −$8,280
• − Depreciation: −$5,091
• Taxable loss: −$4,868
• Est. tax savings @ 24.0%: +$1,168
• After-tax cash flow: $-983/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

+182.7% since first listed

10 events — show timeline

• 2026-06-03 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Sold (Public Records) $110,000 Public Records
• 2026-04-14 Sold (MLS) $110,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $150,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-20 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 1993-03-31 Sold (Public Records) $70,000 Public Records
• 1983-05-01 Sold (Public Records) $61,900 Public Records

Property tax history

-3.0%/yr

Latest (2025): $388 · +13.7% YoY. Source: county tax records.