8602 Briar Grove Cir · Town 'n' Country, FL 33615

$199,900

3 bd · 1.0 ba · 928 sqft · Townhouse public records · 2 Days on market

Built 1976 3,434 sqft lot

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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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +4.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Opportunity awaits in the heart of Town N’ Country! This 2-bedroom, 1-bath home offers solid potential for investors, handymen, do-it-yourselfers, or buyers looking to make it their own. Featuring no HOA or CDD fees and no backyard neighbors for added privacy. Conveniently located near shopping, dining, and major roadways. With a little TLC, this could be a great place to call home or a strong investment. Roof 2008 A/C 2016.

Key facts

• No cdd fees
• No hoa
• 3,434 sq ft lot

Tags

• NO HOA
• NO CDD FEES
• NO BACKYARD NEIGHBORS

Property features AI

Finance

• Other: Zoned PD
• HOA & community: No HOA; Community sidewalks

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Broadband/high-speed internet available
• Home design: Residential villa; One story; Faces south; Homestead exempt
• Construction: Block construction; Shingle roof; Block foundation; Built on a 0.08-acre lot; Asphalt road access
• Exterior features: Patio (screened); Rain gutters; Sidewalks; Shed(s)

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Blinds
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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 falling (-4.6%/yr); 328 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 35% of the median local income ($69k/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 $6k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $200k implies a 566% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $199,900

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
4. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
5. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.02% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.67%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-12,701
• Equity at exit: $29,806

10-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-1,345
• Equity at exit: $17,284

Cash invested: $55,972 (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 33615

• Rents YoY: -4.6%
• Active inventory: 328
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,044 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$79 /mo · $945/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $404

Break-even live

Break-even rent $1,532

Max offer price $199,900

Occupancy floor 75%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8307 Royal Sand Cir Unit 1475277P Tampa, FL	2.0	2.0	1097	$2,999	$2.73	2d	1	0.47mi
7508 Stillridge Dr Unit G Tampa, FL	2.0	2.0	973	$1,495	$1.54	22d	1	0.56mi
7605 Pinery Way Tampa, FL	1.0–2.0	1.0–2.0	910	$1,607	$1.76	2d	18	0.57mi
8101 Sheldon Rd Unit 2 Tampa, FL	2.0	2.0	810	$1,650	$2.04	24d	1	0.80mi
8870 W Waters Ave Tampa, FL	1.0–2.0	1.0–2.0	1093	$1,850	$1.69	3d	10	0.83mi
6910 W Waters Ave Tampa, FL	1.0–2.0	1.0–2.0	800	$1,925	$2.41	5d	5	0.95mi
8102 Sheldon Rd Tampa, FL	1.0–2.0	1.0–2.0	737	$1,910	$2.59	2d	22	0.97mi
8820 Thomas Oaks Dr Tampa, FL	1.0–3.0	1.0–2.0	1043	$2,675	$2.56	2d	22	1.13mi
8509 Olympic Ct Tampa, FL	3.0	1.0	1119	$1,736	$1.55	17d	1	1.24mi
9567 Sunbelt St Tampa, FL	1.0–3.0	1.0–2.0	947	$2,369	$2.50	3d	11	1.39mi

Listing history 4 events

1. 2026-05-09
   status Pending
2. 2026-05-07
   listed $199,900 Active
3. 1993-10-12
   soldstatus $30,000
4. 1980-09-01
   soldstatus $32,600

ⓘ 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: $945 · $79/mo
• Projected year-2 tax: $1,659 · $138/mo
• Expected delta: +$714/yr (+$60/mo · 75.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 53% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,528
• − Mortgage interest: −$11,198
• − Property taxes: −$945
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,962
• − Management: −$1,962
• − Depreciation: −$5,815
• Taxable income: $1,646
• Est. tax owed @ 24.0%: −$395
• After-tax cash flow: $4,458/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 — Town 'n' Country

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Town 'n' Country, FL
• County: Hillsborough County · 1,540,968 people
• City population: 88,241
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 47,245
• Household income: $69,274
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1847.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 56% Two or more races 33% White 29% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 14% Cuban 26% Dominican 3%
• Common ancestry: Romanian 3% Estonian 1% Lithuanian 1%
• Foreign-born: 36% · Canada, Jamaica, Vietnam
• Languages at home: 44% English-only · Spanish 49% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -376.91%
• Current HPI: 401.8072
• Rent YoY: ▼ -4.62%
• 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

+513.2% since first listed

4 events — show timeline

• 2026-05-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Listed $199,900 Stellar MLS as Distributed by MLS Grid
• 1993-10-12 Sold (Public Records) $30,000 Public Records
• 1980-09-01 Sold (Public Records) $32,600 Public Records

Property tax history

+4.7%/yr

Latest (2025): $945 · +4.9% YoY. Source: county tax records.