1710 7th St SW #59 · Ruskin, FL 33570

$116,000

2 bd · 2.0 ba · 1,120 sqft · Condo public records · 224 Days on market

Built 1986 $140/mo HOA

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owner financing available! Motivated! Never pay lot rent again! Partially furnished 2-bed/1.5-bath DOUBLE-WIDE home in the active 55+ community of Riverbreeze Estates! Purchasing a unit in this co-op community means you own a share in Riverbreeze Estates Park with the right to a seat on the Board of Directors. 2-car tandem CARPORT and large STORAGE ROOM with washer, dryer, utility sink, and lots of space for tools and toys. The kitchen features a dinette area, which leads into the open living room. The large FLORIDA ROOM is enclosed to be enjoyed all year round! The Primary Bedroom features a WALK-IN CLOSET and EN-SUITE HALF BATH, and the secondary bedroom provides plenty of space to relax and is conveniently located next to the full bathroom with its single sink vanity and shower stall! Riverbreeze Estates is a night gated community with a pool, shuffleboard court, a clubhouse, and the maintenance fee is a super low $140.00/mo. It's conveniently located near US-41, making Bradenton and Sarasota an easy drive and not far from Tampa and St. Pete via I-75. This home is waiting for you - schedule a showing today!

Key facts

• En-suite half bath
• 2-car tandem carport
• Walk-in closet

Tags

• 2-CAR TANDEM CARPORT
• LARGE STORAGE ROOM
• ENCLOSED FLORIDA ROOM
• WALK-IN CLOSET
• EN-SUITE HALF BATH
• NIGHT GATED COMMUNITY

🏢 Co-op / cooperative unit. The $116,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $116k.

Deal economics

• At list price, monthly cash flow is $780 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $116k).
• Recommended offer: $102k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 4.7% in Ruskin — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#392 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute B+; Watch: schools F, amenities 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 flat; 489 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 34% of the median local income ($72k/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 $802 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.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $19k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $116k implies a 194% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.78% ✓
• Cap rate: 14.36%
• Cash-on-cash: 28.82%
• DSCR: 2.28
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.9% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 1.82×
• Total profit: $26,662
• Equity at exit: $17,296

10-year hold

• IRR: 27.4%
• Equity multiple: 3.17×
• Total profit: $70,595
• Equity at exit: $10,030

Cash invested: $32,480 (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 33570

• Home prices YoY: -28.8%
• Rents YoY: 0.9%
• Active inventory: 489
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,069 medium
• Mortgage (P&I): −$608
• Tax from tax record: −$58 /mo · $698/yr
• Insurance: −$48
• HOA: −$140
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $780

Break-even live

Break-even rent $1,082

Max offer price $116,000

Occupancy floor 57%

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: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 4th Ave SW Ruskin, FL	2.0	1.0	873	$1,870	$2.14	5d	1	1.03mi
1251 9th St SE Ruskin, FL	3.0–4.0	2.0–2.5	1650	$2,111	$1.28	5d	1	1.19mi

HOA detail condo

• Monthly dues: $140 · $1,680/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $116,000 Active 224 DOM
2. 2026-06-17
   days on market $116,000 Active 223 DOM
3. 2026-06-16
   days on market $116,000 Active 222 DOM
4. 2026-06-15
   days on market $116,000 Active 221 DOM
5. 2026-06-13
   days on market $116,000 Active 219 DOM
6. 2026-06-13
   days on market $116,000 Active 218 DOM
7. 2026-06-09
   days on market $116,000 Active 215 DOM
8. 2026-06-08
   days on market $116,000 Active 214 DOM
9. 2026-06-07
   days on market $116,000 Active 213 DOM
10. 2026-06-04
    days on market $116,000 Active 210 DOM
11. 2026-06-03
    days on market $116,000 Active 209 DOM
12. 2026-06-02
    days on market $116,000 Active 208 DOM
13. 2026-06-01
    days on market $116,000 Active 207 DOM
14. 2026-05-31
    days on market $116,000 Active 206 DOM
15. 2026-05-18
    price $116,000 1127-char remark

    Show marketing remark (1127 chars)

    Owner financing available! Motivated! Never pay lot rent again! Partially furnished 2-bed/1.5-bath DOUBLE-WIDE home in the active 55+ community of Riverbreeze Estates! Purchasing a unit in this co-op community means you own a share in Riverbreeze Estates Park with the right to a seat on the Board of Directors. 2-car tandem CARPORT and large STORAGE ROOM with washer, dryer, utility sink, and lots of space for tools and toys. The kitchen features a dinette area, which leads into the open living room. The large FLORIDA ROOM is enclosed to be enjoyed all year round! The Primary Bedroom features a WALK-IN CLOSET and EN-SUITE HALF BATH, and the secondary bedroom provides plenty of space to relax and is conveniently located next to the full bathroom with its single sink vanity and shower stall! Riverbreeze Estates is a night gated community with a pool, shuffleboard court, a clubhouse, and the maintenance fee is a super low $140.00/mo. It's conveniently located near US-41, making Bradenton and Sarasota an easy drive and not far from Tampa and St. Pete via I-75. This home is waiting for you - schedule a showing today!

16. 2026-03-18
    price $125,000 1127-char remark

    Show marketing remark (1127 chars)

    Owner financing available! Motivated! Never pay lot rent again! Partially furnished 2-bed/1.5-bath DOUBLE-WIDE home in the active 55+ community of Riverbreeze Estates! Purchasing a unit in this co-op community means you own a share in Riverbreeze Estates Park with the right to a seat on the Board of Directors. 2-car tandem CARPORT and large STORAGE ROOM with washer, dryer, utility sink, and lots of space for tools and toys. The kitchen features a dinette area, which leads into the open living room. The large FLORIDA ROOM is enclosed to be enjoyed all year round! The Primary Bedroom features a WALK-IN CLOSET and EN-SUITE HALF BATH, and the secondary bedroom provides plenty of space to relax and is conveniently located next to the full bathroom with its single sink vanity and shower stall! Riverbreeze Estates is a night gated community with a pool, shuffleboard court, a clubhouse, and the maintenance fee is a super low $140.00/mo. It's conveniently located near US-41, making Bradenton and Sarasota an easy drive and not far from Tampa and St. Pete via I-75. This home is waiting for you - schedule a showing today!

17. 2025-11-06
    listed $135,000 Active 1127-char remark

    Show marketing remark (1127 chars)

    Owner financing available! Motivated! Never pay lot rent again! Partially furnished 2-bed/1.5-bath DOUBLE-WIDE home in the active 55+ community of Riverbreeze Estates! Purchasing a unit in this co-op community means you own a share in Riverbreeze Estates Park with the right to a seat on the Board of Directors. 2-car tandem CARPORT and large STORAGE ROOM with washer, dryer, utility sink, and lots of space for tools and toys. The kitchen features a dinette area, which leads into the open living room. The large FLORIDA ROOM is enclosed to be enjoyed all year round! The Primary Bedroom features a WALK-IN CLOSET and EN-SUITE HALF BATH, and the secondary bedroom provides plenty of space to relax and is conveniently located next to the full bathroom with its single sink vanity and shower stall! Riverbreeze Estates is a night gated community with a pool, shuffleboard court, a clubhouse, and the maintenance fee is a super low $140.00/mo. It's conveniently located near US-41, making Bradenton and Sarasota an easy drive and not far from Tampa and St. Pete via I-75. This home is waiting for you - schedule a showing today!

18. 2014-10-03
    historical 266-char remark

    Show marketing remark (266 chars)

    Very nice doublewide home in gated retirement community. 2BR/1.5BA, large enclosed lanai, carport, utility room. Improvements include: newer plumbing, windows, A/C unit, appliances and carpet. Park offers pool, clubhouse, shuffleboard, for a low fee of $78 a month.

19. 2014-10-03
    soldstatus $39,500 Sold 266-char remark

    Show marketing remark (266 chars)

    Very nice doublewide home in gated retirement community. 2BR/1.5BA, large enclosed lanai, carport, utility room. Improvements include: newer plumbing, windows, A/C unit, appliances and carpet. Park offers pool, clubhouse, shuffleboard, for a low fee of $78 a month.

20. 2014-09-17
    status Pending 266-char remark

    Show marketing remark (266 chars)

    Very nice doublewide home in gated retirement community. 2BR/1.5BA, large enclosed lanai, carport, utility room. Improvements include: newer plumbing, windows, A/C unit, appliances and carpet. Park offers pool, clubhouse, shuffleboard, for a low fee of $78 a month.

21. 2014-06-14
    status Active 266-char remark

    Show marketing remark (266 chars)

    Very nice doublewide home in gated retirement community. 2BR/1.5BA, large enclosed lanai, carport, utility room. Improvements include: newer plumbing, windows, A/C unit, appliances and carpet. Park offers pool, clubhouse, shuffleboard, for a low fee of $78 a month.

22. 2014-06-10
    historical 266-char remark

    Show marketing remark (266 chars)

    Very nice doublewide home in gated retirement community. 2BR/1.5BA, large enclosed lanai, carport, utility room. Improvements include: newer plumbing, windows, A/C unit, appliances and carpet. Park offers pool, clubhouse, shuffleboard, for a low fee of $78 a month.

23. 2014-06-04
    price $44,900 266-char remark

    Show marketing remark (266 chars)

    Very nice doublewide home in gated retirement community. 2BR/1.5BA, large enclosed lanai, carport, utility room. Improvements include: newer plumbing, windows, A/C unit, appliances and carpet. Park offers pool, clubhouse, shuffleboard, for a low fee of $78 a month.

24. 2014-04-22
    listed $45,900 Active 266-char remark

    Show marketing remark (266 chars)

    Very nice doublewide home in gated retirement community. 2BR/1.5BA, large enclosed lanai, carport, utility room. Improvements include: newer plumbing, windows, A/C unit, appliances and carpet. Park offers pool, clubhouse, shuffleboard, for a low fee of $78 a month.

ⓘ 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: $698 · $58/mo
• Projected year-2 tax: $963 · $80/mo
• Expected delta: +$265/yr (+$22/mo · 38.0%)

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

Climate risk First Street

• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 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: $24,832
• − Mortgage interest: −$6,498
• − Property taxes: −$698
• − Insurance: −$580
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − HOA: −$1,680
• − Depreciation: −$3,375
• Taxable income: $8,029
• Est. tax owed @ 24.0%: −$1,927
• After-tax cash flow: $7,433/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 — Ruskin

• Score: 71/100
• State rank: #392
• US rank: #6879

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ruskin, FL
• County: Hillsborough County · 1,540,968 people
• City population: 33,319
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 33,319
• Household income: $72,172
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 611.0

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 0.69)
• Race & ethnicity: White 40% Hispanic / Latino 32% Black 23% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 6% Cuban 1% Dominican 4%
• Common ancestry: Italian 2% Romanian 2% Hispanic 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 72% English-only · Spanish 23% French/Haitian/Cajun 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: ▼ -112.10%
• Current HPI: 277.8257
• Rent YoY: ▲ 0.90%
• 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

+152.7% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $116,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-06 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2014-10-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-10-03 Sold (MLS) $39,500 Stellar MLS as Distributed by MLS Grid
• 2014-09-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2014-06-04 Price Changed $44,900 Stellar MLS as Distributed by MLS Grid
• 2014-04-22 Listed $45,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.7%/yr

Latest (2025): $698 · +9.4% YoY. Source: county tax records.