11709 Raintree Village Blvd Unit C · Temple Terrace, FL 33617

$125,000

2 bd · 2.0 ba · 800 sqft · Condo public records · 144 Days on market

Built 1985 $491/mo HOA · 30% 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 +10.5/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled second floor unit with Laminate and tile floors throughout. Updated kitchen cabinets and appliances. Bathroom shower tile surround has been redone. Unit includes Washer & Dryer, Screened in patio, Ceiling fans in all rooms. HOA Fee includes: Water, Sewer, Cable, Landscaping, & Trash. One reserved parking spot. Located within minutes of I 75, USF, I 275. Development Amenities Include: Pool, Clubhouse, Tennis Courts, and Racketball Courts.

Key facts

• Screened in porch
• Tennis courts
• Updated ensuite

Tags

• NEW VINYL FLOORING
• UPDATED ENSUITE
• SCREENED IN PORCH
• COMMUNITY POOLS
• TENNIS COURTS
• RV BOAT STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-64 ($-774/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (9.1% below list).
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#123 in FL, #1,870 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, cost of living A-; Watch: crime 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.
• Zoned schools: Lewis Elementary School (math 38% / reading 45%, grade F, #1,437 of 2,144 statewide, top 68%, 602 students, 67% FRL); Greco Middle Magnet School (math 23% / reading 23%, grade F, #542 of 571 statewide, top 95%, 700 students, 77% FRL); King High School (math 25% / reading 46%, grade F, #367 of 667 statewide, top 57%, 1,422 students, 62% FRL) — zoned schools average 69% FRL vs 52% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 48% district-wide (-15 pts) — the specific schools serving this property underperform the Hillsborough average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.3%/yr); 285 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 39% of the median local income ($51k/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 $864 of loan paydown is wiped out by about $4k 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 144 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago 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 $78k; list at $125k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% 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. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 1.31% ✓
• Cap rate: 5.67%
• Cash-on-cash: -2.21%
• DSCR: 0.90
• GRM: 6.4

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: -25.3%
• Equity multiple: 0.18×
• Total profit: $-28,837
• Equity at exit: $18,638

10-year hold

• IRR: -50.1%
• Equity multiple: -0.36×
• Total profit: $-47,631
• Equity at exit: $10,808

Cash invested: $35,000 (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 33617

• Rents YoY: -0.3%
• Active inventory: 285
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,640 high
• Mortgage (P&I): −$656
• Tax from tax record: −$161 /mo · $1,936/yr
• Insurance: −$52
• HOA: −$491
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-64

Break-even live

Break-even rent $1,721

Max offer price $113,611

Occupancy floor 99%

Sensitivity live

Price	-10% $6	-5% $-29	+0% $-64	+5% $-100	+10% $-135
Rent	-10% $-194	-5% $-129	+0% $-64	+5% $0	+10% $65
Rate	-1.0pp $-2	-0.5pp $-33	base $-64	+0.5pp $-97	+1.0pp $-130

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11703 Raintree Village Blvd Unit B Temple Terrace, FL	2.0	2.0	960	$1,675	$1.74	19d	1	0.03mi
11716 Raintree Village Blvd Unit C Temple Terrace, FL	1.0	1.0	800	$1,399	$1.75	26d	1	0.05mi
11720 Raintree Village Blvd Unit A Temple Terrace, FL	2.0	2.0	960	$1,595	$1.66	12d	1	0.06mi
11720 Raintree Village Blvd Unit D Temple Terrace, FL	2.0	2.0	960	$2,400	$2.50	6d	1	0.06mi
11809 Raintree Lake Ln Unit B Tampa, FL	2.0	2.0	960	$1,700	$1.77	26d	1	0.11mi
5902 E 122nd Ave Tampa, FL	2.0	1.0	820	$1,508	$1.84	6d	1	0.22mi
11716 N 58th St Temple Terrace, FL	1.0–2.0	1.0	635	$1,099	$1.73	5d	29	0.23mi
6002 Laketree Ln Tampa, FL	2.0	2.0	1012	$1,675	$1.66	23d	1	0.26mi
6002 Laketree Ln Temple Terrace, FL	2.0	2.0	1012	$1,700	$1.68	25d	2	0.26mi
11857 Northtrail Ave Temple Terrace, FL	2.0	1.5	1104	$2,550	$2.31	26d	1	0.27mi
12216 N 59th St Apt E Tampa, FL	2.0	1.5	850	$1,330	$1.56	12d	1	0.30mi
11359 Stratton Park Dr Temple Terrace, FL	2.0	2.5	1110	$2,100	$1.89	26d	1	0.31mi
12216 N 59th St Unit B Tampa, FL	2.0	1.5	850	$1,330	$1.56	16d	1	0.31mi
12410 N 59th St Unit B Tampa, FL	3.0	1.0	800	$1,695	$2.12	25d	1	0.37mi
12414 Touchton Dr #97 Tampa, FL	2.0	1.5	1050	$1,750	$1.67	26d	1	0.41mi
12430 Touchton Dr #102 Tampa, FL	2.0	1.5	1012	$1,650	$1.63	26d	1	0.42mi
5304 Mary Ct Tampa, FL	2.0	2.0	1100	$1,683	$1.53	16d	1	0.49mi
12710 English Hills Ct Tampa, FL	2.0	1.0	750	$1,229	$1.64	6d	17	0.50mi
11306 Rifka Ct Tampa, FL	2.0	2.0	1100	$1,683	$1.53	19d	1	0.51mi
11301 Devorah Ct Tampa, FL	2.0	2.0	1100	$1,583	$1.44	23d	1	0.51mi
11301 N 53rd St Temple Terrace, FL	2.0	2.0	1100	$1,583	$1.44	1d	2	0.52mi
11304 Devorah Ct Tampa, FL	2.0	2.0	1100	$1,583	$1.44	3d	1	0.52mi
210 Temple Valley Dr Temple Terrace, FL	3.0	2.0	1063	$1,950	$1.83	1d	1	0.65mi
11110 N 56th St Temple Terrace, FL	1.0–2.0	1.0–2.5	1130	$1,950	$1.73	1d	4	0.65mi
11316 N 52nd St Tampa, FL	2.0	1.0	1000	$1,400	$1.40	23d	1	0.65mi
11314 N 52nd St Unit B5 Tampa, FL	2.0	1.0	1000	$1,400	$1.40	19d	1	0.67mi
11314 N 52nd St Unit B17 Tampa, FL	2.0	1.0	1000	$1,400	$1.40	6d	1	0.67mi
11314 N 52nd St Unit B17 Tampa, FL	2.0	1.0	1000	$1,400	$1.40	1d	1	0.67mi
11314 N 52nd St Unit B13 Tampa, FL	2.0	1.0	1000	$1,300	$1.30	26d	1	0.67mi
11314 N 52nd St Unit B12 Tampa, FL	2.0	1.0	1000	$1,500	$1.50	6d	1	0.67mi
11316 N 52nd St Unit C14 Tampa, FL	2.0	1.0	1000	$1,400	$1.40	19d	1	0.67mi
11312 N 52nd St Unit A16 Tampa, FL	2.0	1.0	1000	$1,400	$1.40	1d	1	0.68mi
11312 N 52nd St Tampa, FL	2.0	1.0	1000	$1,400	$1.40	23d	1	0.68mi
11312 N 52nd St Unit A16 Tampa, FL	2.0	1.0	1000	$1,400	$1.40	19d	1	0.68mi
11314 N 52nd St Tampa, FL	2.0	1.0	1000	$1,400	$1.40	23d	1	0.70mi
11314 N 52nd St Tampa, FL	2.0	1.0	1000	$1,250	$1.25	26d	1	0.70mi
5326 Whiteway Dr Temple Terrace, FL	2.0	1.0	856	$900	$1.05	26d	1	0.72mi
11048 Le Jardin Cir Apt 102 Temple Terrace, FL	2.0	2.0	1100	$1,583	$1.44	4d	1	0.73mi
11024 Le Jardin Cir Unit 202 Temple Terrace, FL	2.0	2.0	1100	$1,683	$1.53	6d	1	0.73mi
10605 N 56th St Temple Terrace, FL	2.0–3.0	1.0–2.5	1212	$1,425	$1.18	5d	5	0.74mi

HOA detail condo

• Monthly dues: $491 · $5,892/yr
• Likely covers: watersewertrashcablelandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $125,000 Active 144 DOM
2. 2026-06-18
   days on market $125,000 Active 141 DOM
3. 2026-06-17
   days on market $125,000 Active 140 DOM
4. 2026-06-16
   days on market $125,000 Active 139 DOM
5. 2026-06-15
   days on market $125,000 Active 138 DOM
6. 2026-06-13
   days on market $125,000 Active 136 DOM
7. 2026-06-13
   days on market $125,000 Active 135 DOM
8. 2026-06-09
   days on market $125,000 Active 132 DOM
9. 2026-06-08
   status $125,000 Active 131 DOM
10. 2026-04-27
    status Pending
11. 2025-12-17
    listed $125,000 Active
12. 2020-03-24
    soldstatus $78,000
13. 2020-03-13
    soldstatus $78,000 Sold 473-char remark

    Show marketing remark (473 chars)

    Completely remodeled second floor unit with Laminate and tile floors throughout. Updated kitchen cabinets and appliances. Bathroom shower tile surround has been redone. Unit includes Washer & Dryer, Screened in patio, Ceiling fans in all rooms. HOA Fee includes: Water, Sewer, Cable, Landscaping, & Trash. One reserved parking spot. Located within minutes of I 75, USF, I 275. Development Amenities Include: Pool, Clubhouse, Tennis Courts, and Racketball Courts.

14. 2020-02-11
    status Pending 473-char remark

    Show marketing remark (473 chars)

    Completely remodeled second floor unit with Laminate and tile floors throughout. Updated kitchen cabinets and appliances. Bathroom shower tile surround has been redone. Unit includes Washer & Dryer, Screened in patio, Ceiling fans in all rooms. HOA Fee includes: Water, Sewer, Cable, Landscaping, & Trash. One reserved parking spot. Located within minutes of I 75, USF, I 275. Development Amenities Include: Pool, Clubhouse, Tennis Courts, and Racketball Courts.

15. 2020-01-17
    listed $82,000 Active 473-char remark

    Show marketing remark (473 chars)

    Completely remodeled second floor unit with Laminate and tile floors throughout. Updated kitchen cabinets and appliances. Bathroom shower tile surround has been redone. Unit includes Washer & Dryer, Screened in patio, Ceiling fans in all rooms. HOA Fee includes: Water, Sewer, Cable, Landscaping, & Trash. One reserved parking spot. Located within minutes of I 75, USF, I 275. Development Amenities Include: Pool, Clubhouse, Tennis Courts, and Racketball Courts.

16. 2005-03-16
    soldstatus $62,500
17. 2005-03-15
    soldstatus $62,500 205-char remark

    Show marketing remark (205 chars)

    Great 1 1/5 unit in Raintree Village in good location featuring everything nearly new. Screened lanai off master suite. newer carpet, new plumbing fixtures, new window treatments. Near USF. A must to see!!

18. 2005-02-01
    listed $75,000 205-char remark

    Show marketing remark (205 chars)

    Great 1 1/5 unit in Raintree Village in good location featuring everything nearly new. Screened lanai off master suite. newer carpet, new plumbing fixtures, new window treatments. Near USF. A must to see!!

19. 1985-05-01
    soldstatus $38,200
20. 1984-05-01
    soldstatus $650,000

ⓘ 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: $1,936 · $161/mo
• Projected year-2 tax: $1,936 · $161/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,678
• − Mortgage interest: −$7,002
• − Property taxes: −$1,936
• − Insurance: −$625
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − HOA: −$5,892
• − Depreciation: −$3,636
• Taxable loss: −$2,562
• Est. tax savings @ 24.0%: +$615
• After-tax cash flow: $-159/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 — Temple Terrace

• Score: 80/100
• State rank: #123
• US rank: #1870

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Temple Terrace, FL
• County: Hillsborough County · 1,540,968 people
• City population: 65,509
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 47,851
• Household income: $50,948
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 3295.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 36% White 33% Hispanic / Latino 23% Two or more races 14% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 4% Dominican 2%
• Common ancestry: Hispanic 3% Lithuanian 1% Romanian 1%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 74% English-only · Spanish 15% Arabic 3% French/Haitian/Cajun 3%

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: ▼ -243.20%
• Current HPI: 352.4572
• Rent YoY: ▼ -0.33%
• 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

-80.8% since first listed

11 events — show timeline

• 2026-04-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-17 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-24 Sold (Public Records) $78,000 Public Records
• 2020-03-13 Sold (MLS) $78,000 Stellar MLS as Distributed by MLS Grid
• 2020-02-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-01-17 Listed $82,000 Stellar MLS as Distributed by MLS Grid
• 2005-03-16 Sold (Public Records) $62,500 Public Records
• 2005-03-15 Sold (MLS) $62,500 Stellar MLS as Distributed by MLS Grid
• 2005-02-01 Listed $75,000 Stellar MLS as Distributed by MLS Grid
• 1985-05-01 Sold (Public Records) $38,200 Public Records
• 1984-05-01 Sold (Public Records) $650,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $1,936 · +11.2% YoY. Source: county tax records.