202 Bedford St #68 · Sun City Center, FL 33573

$90,000

2 bd · 2.0 ba · 960 sqft · Condo public records · 81 Days on market

Built 1973 $663/mo HOA · 40% 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 +14.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 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

Listing remarks MLS

One or more photo(s) has been virtually staged. Welcome to 202 Bedford St, Unit C68 in the highly sought-after Kings Point community of Sun City Center—where comfort, convenience, and resort-style living come together. This charming 2-bedroom, 2-bathroom home offers a thoughtfully designed layout that flows beautifully from room to room. As you enter, you’re welcomed by a bright living room to the right, while the dining area sits to the left, perfectly positioned just off the kitchen—ideal for both everyday living and entertaining. Moving through the home, the hallway leads you to a guest bathroom with a tub/shower combination, and straight ahead, the guest bedroom, which features sliding glass doors opening to the screened lanai—a perfect spot to enjoy Florida’s sunshine and gentle breezes. The lanai also conveniently houses the washer and dryer, with an additional exterior door providing easy access to the nearby detached carport. Back inside, the primary suite is privately tucked away and offers a spacious walk-in closet (7’10” x 4’6”) and an en-suite bathroom with a walk-in shower. Throughout the home, you’ll find a blend of durability and style with tile flooring in the kitchen, dining area, hallway, and bathrooms, and brand-new luxury vinyl flooring in the living room and both bedrooms. Ceiling fans are thoughtfully placed in the living room, dining area, and guest bedroom to enhance comfort year-round. Living in Kings Point means embracing a vibrant, active lifestyle. This gated 55+ community offers an incredible array of amenities including multiple clubhouses, indoor and outdoor pools, fitness centers, tennis and pickleball courts, golf, and over 200 clubs and activities. Whether you enjoy social events, fitness classes, or simply relaxing with friends, there is always something to do. The location is ideal—situated between Tampa and Sarasota, with easy access to world-class beaches, shopping, dining, and medical facilities. Plus, with golf cart-friendly streets, getting around the community is both fun and convenient. This is your opportunity to enjoy maintenance-free living in one of Florida’s most desirable 55+ communities. Schedule your showing today and experience the resort lifestyle in Kings Point!

Key facts

• Detached carport
• Walk-in closet
• Screened lanai

Tags

• SCREENED LANAI
• DETACHED CARPORT
• WALK-IN CLOSET
• EN-SUITE BATHROOM
• TILE FLOORING
• LUXURY VINYL FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $22 ($264/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% 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); 605 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $622 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 81 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $90k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 40% 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 $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.85% ✓
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 4.5

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-13,328
• Equity at exit: $13,419

10-year hold

• IRR: -6.5%
• Equity multiple: 0.59×
• Total profit: $-10,405
• Equity at exit: $7,782

Cash invested: $25,200 (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: 605
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,661 high
• Mortgage (P&I): −$472
• Tax from tax record: −$118 /mo · $1,414/yr
• Insurance: −$38
• HOA: −$663
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $22

Break-even live

Break-even rent $1,633

Max offer price $90,000

Occupancy floor 94%

Sensitivity live

Price	-10% $73	-5% $47	+0% $22	+5% $-3	+10% $-29
Rent	-10% $-109	-5% $-44	+0% $22	+5% $88	+10% $153
Rate	-1.0pp $67	-0.5pp $45	base $22	+0.5pp $-1	+1.0pp $-25

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Bedford St #95 Sun City Center, FL	1.0	1.5	800	$1,450	$1.81	16d	1	0.03mi
202 Bedford Trl #99 Sun City Center, FL	1.0	1.0	800	$1,500	$1.88	6d	1	0.06mi
1802 Bedford Ln Sun City Center, FL	1.0–2.0	2.0	952	$1,800	$1.89	12d	2	0.07mi
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	960	$1,375	$1.43	23d	1	0.07mi
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	800	$1,400	$1.75	19d	1	0.07mi
201 Bedford Trl Unit F128 Sun City Center, FL	2.0	2.0	960	$1,275	$1.33	25d	1	0.09mi
201 Kings Blvd #19 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	25d	1	0.12mi
306 Fowling Ct Sun City Center, FL	2.0	2.0	960	$1,700	$1.77	25d	1	0.12mi
1901 Andover Way #38 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	25d	1	0.15mi
403 Finchley Ct Unit B Sun City Center, FL	2.0	2.0	960	$2,000	$2.08	25d	1	0.17mi
1814 Foxhunt Dr Unit A Sun City Center, FL	1.0	1.5	800	$1,475	$1.84	25d	1	0.18mi
409 Feltham Trl Unit B Sun City Center, FL	2.0	2.0	984	$1,650	$1.68	25d	1	0.21mi
301 Kings Blvd #138 Sun City Center, FL	1.0	1.5	1020	$1,800	$1.76	23d	1	0.31mi
101 Cambridge Trl Sun City Center, FL	1.0–2.0	1.5–2.0	880	$1,650	$1.88	12d	1	0.39mi
323 Knottwood Ct #1 Sun City Center, FL	1.0	1.0	908	$1,090	$1.20	6d	1	0.49mi
323 Knottwood Ct Sun City Center, FL	1.0	1.0	908	$1,290	$1.42	25d	1	0.49mi
2202 Clubhouse Dr #169 Sun City Center, FL	2.0	2.0	984	$1,450	$1.47	6d	1	0.52mi
2202 Clubhouse Dr #187 Sun City Center, FL	1.0	1.5	800	$1,550	$1.94	25d	1	0.52mi
302 Canton Ct #62 Sun City Center, FL	1.0	1.5	800	$1,575	$1.97	19d	1	0.52mi
207 Islip Way Sun City Center, FL	2.0	1.5	992	$1,500	$1.51	19d	1	0.54mi
1902 Dandridge St #12 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	15d	1	0.65mi
1301 Warwick Ct Unit 1301 Sun City Center, FL	1.0	1.0	1102	$1,575	$1.43	25d	1	0.67mi
2345 Glenmore Cir Unit 294 Sun City Center, FL	2.0	2.0	984	$1,500	$1.52	25d	1	0.77mi
704 Tremont Greens Ln Unit 107 Sun City Center, FL	2.0	2.0	974	$1,700	$1.75	25d	1	0.79mi
704 Torrey Pines Ave Sun City Center, FL	2.0	1.0	981	$1,675	$1.71	25d	1	1.29mi
704 Torrey Pines Ave Sun City Center, FL	2.0	1.0	981	$1,700	$1.73	16d	1	1.29mi
2124 Hailstone Cir Sun City Center, FL	2.0	2.0	1000	$1,800	$1.80	25d	1	1.38mi
2102 Hereford Dr #513 Sun City Center, FL	2.0	2.0	1000	$1,500	$1.50	25d	1	1.50mi

HOA detail condo

• Monthly dues: $663 · $7,956/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $90,000 Active 81 DOM
2. 2026-06-18
   days on market $90,000 Active 78 DOM
3. 2026-06-17
   days on market $90,000 Active 77 DOM
4. 2026-06-16
   days on market $90,000 Active 76 DOM
5. 2026-06-15
   days on market $90,000 Active 75 DOM
6. 2026-06-13
   days on market $90,000 Active 73 DOM
7. 2026-06-13
   days on market $90,000 Active 72 DOM
8. 2026-06-09
   days on market $90,000 Active 69 DOM
9. 2026-06-08
   days on market $90,000 Active 68 DOM
10. 2026-06-07
    days on market $90,000 Active 67 DOM
11. 2026-06-04
    days on market $90,000 Active 64 DOM
12. 2026-06-03
    days on market $90,000 Active 63 DOM
13. 2026-06-02
    days on market $90,000 Active 62 DOM
14. 2026-06-01
    days on market $90,000 Active 61 DOM
15. 2026-05-31
    days on market $90,000 Active 60 DOM
16. 2026-04-29
    price $90,000 2326-char remark

    Show marketing remark (2326 chars)

    One or more photo(s) has been virtually staged. Welcome to 202 Bedford St, Unit C68 in the highly sought-after Kings Point community of Sun City Center—where comfort, convenience, and resort-style living come together. This charming 2-bedroom, 2-bathroom home offers a thoughtfully designed layout that flows beautifully from room to room. As you enter, you’re welcomed by a bright living room to the right, while the dining area sits to the left, perfectly positioned just off the kitchen—ideal for both everyday living and entertaining. Moving through the home, the hallway leads you to a guest bathroom with a tub/shower combination, and straight ahead, the guest bedroom, which features sliding glass doors opening to the screened lanai—a perfect spot to enjoy Florida’s sunshine and gentle breezes. The lanai also conveniently houses the washer and dryer, with an additional exterior door providing easy access to the nearby detached carport. Back inside, the primary suite is privately tucked away and offers a spacious walk-in closet (7’10” x 4’6”) and an en-suite bathroom with a walk-in shower. Throughout the home, you’ll find a blend of durability and style with tile flooring in the kitchen, dining area, hallway, and bathrooms, and brand-new luxury vinyl flooring in the living room and both bedrooms. Ceiling fans are thoughtfully placed in the living room, dining area, and guest bedroom to enhance comfort year-round. Living in Kings Point means embracing a vibrant, active lifestyle. This gated 55+ community offers an incredible array of amenities including multiple clubhouses, indoor and outdoor pools, fitness centers, tennis and pickleball courts, golf, and over 200 clubs and activities. Whether you enjoy social events, fitness classes, or simply relaxing with friends, there is always something to do. The location is ideal—situated between Tampa and Sarasota, with easy access to world-class beaches, shopping, dining, and medical facilities. Plus, with golf cart-friendly streets, getting around the community is both fun and convenient. This is your opportunity to enjoy maintenance-free living in one of Florida’s most desirable 55+ communities. Schedule your showing today and experience the resort lifestyle in Kings Point!

17. 2026-04-01
    listed $97,000 Active 2326-char remark

    Show marketing remark (2326 chars)

    One or more photo(s) has been virtually staged. Welcome to 202 Bedford St, Unit C68 in the highly sought-after Kings Point community of Sun City Center—where comfort, convenience, and resort-style living come together. This charming 2-bedroom, 2-bathroom home offers a thoughtfully designed layout that flows beautifully from room to room. As you enter, you’re welcomed by a bright living room to the right, while the dining area sits to the left, perfectly positioned just off the kitchen—ideal for both everyday living and entertaining. Moving through the home, the hallway leads you to a guest bathroom with a tub/shower combination, and straight ahead, the guest bedroom, which features sliding glass doors opening to the screened lanai—a perfect spot to enjoy Florida’s sunshine and gentle breezes. The lanai also conveniently houses the washer and dryer, with an additional exterior door providing easy access to the nearby detached carport. Back inside, the primary suite is privately tucked away and offers a spacious walk-in closet (7’10” x 4’6”) and an en-suite bathroom with a walk-in shower. Throughout the home, you’ll find a blend of durability and style with tile flooring in the kitchen, dining area, hallway, and bathrooms, and brand-new luxury vinyl flooring in the living room and both bedrooms. Ceiling fans are thoughtfully placed in the living room, dining area, and guest bedroom to enhance comfort year-round. Living in Kings Point means embracing a vibrant, active lifestyle. This gated 55+ community offers an incredible array of amenities including multiple clubhouses, indoor and outdoor pools, fitness centers, tennis and pickleball courts, golf, and over 200 clubs and activities. Whether you enjoy social events, fitness classes, or simply relaxing with friends, there is always something to do. The location is ideal—situated between Tampa and Sarasota, with easy access to world-class beaches, shopping, dining, and medical facilities. Plus, with golf cart-friendly streets, getting around the community is both fun and convenient. This is your opportunity to enjoy maintenance-free living in one of Florida’s most desirable 55+ communities. Schedule your showing today and experience the resort lifestyle in Kings Point!

18. 2004-11-03
    soldstatus $57,500
19. 1998-08-04
    soldstatus $33,500
20. 1997-09-19
    soldstatus $32,500
21. 1973-01-01
    soldstatus $14,000

ⓘ 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: $1,414 · $118/mo
• Projected year-2 tax: $1,414 · $118/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $19,934
• − Mortgage interest: −$5,041
• − Property taxes: −$1,414
• − Insurance: −$450
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − HOA: −$7,956
• − Depreciation: −$2,618
• Taxable loss: −$735
• Est. tax savings @ 24.0%: +$176
• After-tax cash flow: $441/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

+542.9% since first listed

6 events — show timeline

• 2026-04-29 Price Changed $90,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Listed $97,000 Stellar MLS as Distributed by MLS Grid
• 2004-11-03 Sold (Public Records) $57,500 Public Records
• 1998-08-04 Sold (Public Records) $33,500 Public Records
• 1997-09-19 Sold (Public Records) $32,500 Public Records
• 1973-01-01 Sold (Public Records) $14,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,414 · +12.8% YoY. Source: county tax records.