519 Summer Sails Dr · Valrico, FL 33594

$199,000

3 bd · 2.0 ba · 1,283 sqft · SingleFamily public records · 3 Days on market

Built 2002 5,543 sqft lot $53/mo HOA · 2% of rent

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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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CASH ONLY! REHABILITATION REQUIRED. AN INCREDIBLE OPPORTUNITY TO PURCHASE YOUR HOME AT A PRICE BELOW MARKET VALUE! THIS PROPERTY INCLUDES 3 BEDROOMS, 2 BATHROOMS, AND A 2-CAR GARAGE LOCATED ON A CORNER LOT IN THE SOMERSET COMMUNITY OF VALRICO. IT IS WITHIN CLOSE PROXIMITY TO RESTAURANTS, ENTERTAINMENT, AND SHOPPING. COMMUNITY AMENITIES FEATURE A COMMUNITY POOL AND PARK.

Key facts

• Community pool
• Somerset community
• Corner lot

Tags

• CORNER LOT
• SOMERSET COMMUNITY
• COMMUNITY POOL
• PARK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).

Location & tenants

• Location reads 70/100 on livability (#442 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A; Watch: amenities F, commute F, health & safety 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 (+2.2%/yr); 211 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $116k; list at $199k implies a 72% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.19% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-9,583
• Equity at exit: $29,672

10-year hold

• IRR: 4.1%
• Equity multiple: 1.29×
• Total profit: $16,057
• Equity at exit: $17,206

Cash invested: $55,720 (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 33594

• Rents YoY: 2.2%
• Active inventory: 211
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,137 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$126 /mo · $1,509/yr
• Insurance: −$83
• HOA: −$53
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $383

Break-even live

Break-even rent $1,652

Max offer price $199,000

Occupancy floor 77%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
545 Summer Sails Dr Valrico, FL	3.0	2.0	1334	$1,995	$1.50	24d	1	0.07mi
3338 Spy Tower Ct Valrico, FL	3.0	2.5	1408	$1,823	$1.29	24d	1	0.16mi
3324 Spy Tower Ct Valrico, FL	3.0	2.5	1408	$1,795	$1.27	16d	1	0.17mi
3419 Dragon View Ct Valrico, FL	2.0	2.5	1560	$1,775	$1.14	24d	1	0.18mi
3425 Dragon View Ct Valrico, FL	3.0	2.5	1408	$1,750	$1.24	24d	1	0.18mi
228 Draw Bridge Ln Valrico, FL	3.0	2.5	1408	$1,871	$1.33	5d	1	0.23mi
727 Somerstone Dr Valrico, FL	3.0	2.0	1436	$2,300	$1.60	24d	1	0.43mi
3126 Pine Top Dr Valrico, FL	4.0	2.0	1464	$1,850	$1.26	24d	1	0.48mi
3126 Pine Top Dr Valrico, FL	4.0	2.0	1464	$1,850	$1.26	5d	1	0.48mi
207 English Channel Pl Dover, FL	3.0	2.0	1555	$2,079	$1.34	5d	1	0.62mi
109 Woodknoll Pl Valrico, FL	2.0	1.5	1315	$2,000	$1.52	18d	1	0.63mi
3510 Petticoat Jct Valrico, FL	2.0	2.0	1595	$1,650	$1.03	24d	1	0.66mi
914 Cape Cod Cir Valrico, FL	4.0	2.0	1438	$2,139	$1.49	22d	1	0.68mi
209 Woodknoll Pl Valrico, FL	4.0	2.5	1734	$2,200	$1.27	24d	1	0.70mi
3406 Palm Beach Dr Valrico, FL	3.0	2.0	1272	$1,910	$1.50	5d	1	0.75mi
840 Rocky Mountain Ct Valrico, FL	3.0	2.0	1847	$2,370	$1.28	2d	1	0.97mi
919 Grand Canyon Dr Valrico, FL	3.0	2.0	1700	$2,300	$1.35	5d	1	1.17mi
918 Grand Canyon Dr Valrico, FL	3.0	2.0	1330	$2,200	$1.65	24d	1	1.18mi
2427 Camden Oaks Pl Valrico, FL	4.0	2.0	1734	$3,250	$1.87	3d	1	1.22mi
4408 Horseshoe Pick Ln Valrico, FL	3.0	2.0	1374	$2,240	$1.63	12d	1	1.24mi
1263 Piney Branch Cir Valrico, FL	3.0	2.0	1314	$1,800	$1.37	14d	1	1.33mi
420 Silver Hill Dr Valrico, FL	3.0	2.0	1283	$2,010	$1.57	18d	1	1.42mi
1102 Lumsden Trace Cir Valrico, FL	3.0	2.0	1822	$2,306	$1.27	24d	1	1.45mi
1209 Hawley Ct Valrico, FL	3.0	2.0	1420	$2,340	$1.65	24d	1	1.45mi
4617 Newbourne Way Valrico, FL	3.0	2.0	1516	$2,100	$1.39	5d	1	1.47mi
1123 Emerald Hill Way Unit A1 Valrico, FL	2.0	2.0	1566	$2,160	$1.38	24d	1	1.49mi
4906 Copper Canyon Blvd Valrico, FL	3.0	2.0	1433	$2,105	$1.47	18d	1	1.50mi

HOA detail

• Monthly dues: $53 · $636/yr
• Likely covers: pool

Listing history 3 events

1. 2026-04-14
   status Pending
2. 2026-04-10
   listed $199,000 Active
3. 2003-05-12
   soldstatus $116,000

ⓘ 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: $1,509 · $126/mo
• Projected year-2 tax: $1,652 · $138/mo
• Expected delta: +$142/yr (+$12/mo · 9.4%)

ⓘ 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 ≥110°F today · 27 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,647
• − Mortgage interest: −$11,147
• − Property taxes: −$1,509
• − Insurance: −$995
• − Repairs & maintenance: −$2,052
• − Management: −$2,052
• − HOA: −$636
• − Depreciation: −$5,789
• Taxable income: $1,467
• Est. tax owed @ 24.0%: −$352
• After-tax cash flow: $4,246/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 — Valrico

• Score: 70/100
• State rank: #442
• US rank: #7901

Category grades

Amenities F Commute F Cost of living B Crime A Employment A Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Valrico, FL
• County: Hillsborough County · 1,540,968 people
• City population: 65,118
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 37,361
• Household income: $96,628
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 568.0

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 0.65)
• Race & ethnicity: White 52% Hispanic / Latino 25% Two or more races 17% Black 15% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 8% Cuban 3% Dominican 2%
• Common ancestry: Romanian 2% Hispanic 2% Lithuanian 2%
• Foreign-born: 17% · Canada, Jamaica, Dominican Republic
• Languages at home: 72% English-only · Spanish 19% Other Indo-European 2% Other Asian/Pacific 2%

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: ▼ -226.31%
• Current HPI: 317.0404
• Rent YoY: ▲ 2.19%
• 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

+71.6% since first listed

3 events — show timeline

• 2026-04-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 2003-05-12 Sold (Public Records) $116,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,509 · +7.1% YoY. Source: county tax records.