401 Dorchester Pl N · Sun City Center, FL 33573

$125,000

2 bd · 2.0 ba · 984 sqft · Condo · 1 Days on market

Built 2002

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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).

• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Cash flow +5.7/30.0
• 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
• DSCR +0.1/10.0

Listing remarks MLS

2 BEDROOM 2 BATH UNIT PERFECT FOR SEASONAL LIVING OR YEAR ROUND . .PARTLY FURNISHED. CUSTOM WINDOW TREATMENTS. .FLOOR IN GLASS ENCLOSED LANAI HAS BEEN RAISED & HAS GOLF CART DOORS. EACH BEDROOM HAS SLIDING GLASS DOORS TO LANAI. SLIDING SCREEN AT ENTRY DOOR.

Key facts

• Updated electric
• Newer appliances
• Courtyard views

Tags

• CORNER UNIT
• NEW WOOD CABINETS
• NEWER APPLIANCES
• UPDATED PLUMBING
• UPDATED ELECTRIC
• COURTYARD VIEWS

Property features AI

Exterior

• Home design: Built in 2002
• Construction: Living area approximately 984
• Exterior features: Located in the Kings Point Condo subdivision

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 $-255 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).

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); 602 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y 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 $104k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.
• 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 $125,000

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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.33% ✓
• Cap rate: 3.84%
• Cash-on-cash: -8.75%
• DSCR: 0.61
• GRM: 6.3

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: -32.0%
• Equity multiple: -0.05×
• Total profit: $-36,629
• Equity at exit: $18,638

10-year hold

• IRR: -37.5%
• Equity multiple: -0.52×
• Total profit: $-53,336
• 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 33573

• Home prices YoY: -1.2%
• Rents YoY: 2.6%
• Active inventory: 602
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,659 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA est. from 3 same-building comps: −$702
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-255

Break-even live

Break-even rent $1,982

Max offer price $88,085

Occupancy floor —

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 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 Canton Ct #62 Sun City Center, FL	1.0	1.5	800	$1,575	$1.97	17d	1	0.13mi
1902 Dandridge St #12 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	14d	1	0.15mi
301 Kings Blvd #138 Sun City Center, FL	1.0	1.5	1020	$1,800	$1.76	21d	1	0.20mi
323 Knottwood Ct Sun City Center, FL	1.0	1.0	908	$1,290	$1.42	24d	1	0.22mi
323 Knottwood Ct #1 Sun City Center, FL	1.0	1.0	908	$1,090	$1.20	4d	1	0.22mi
101 Cambridge Trl Sun City Center, FL	1.0–2.0	1.5–2.0	880	$1,650	$1.88	11d	1	0.34mi
409 Feltham Trl Unit B Sun City Center, FL	2.0	2.0	984	$1,650	$1.68	24d	1	0.35mi
2202 Clubhouse Dr #187 Sun City Center, FL	1.0	1.5	800	$1,550	$1.94	24d	1	0.36mi
2202 Clubhouse Dr #169 Sun City Center, FL	2.0	2.0	984	$1,450	$1.47	4d	1	0.36mi
1901 Andover Way #38 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	24d	1	0.39mi
403 Finchley Ct Unit B Sun City Center, FL	2.0	2.0	960	$2,000	$2.08	24d	1	0.40mi
2345 Glenmore Cir Unit 294 Sun City Center, FL	2.0	2.0	984	$1,500	$1.52	24d	1	0.40mi
201 Bedford Trl Unit F128 Sun City Center, FL	2.0	2.0	960	$1,275	$1.33	24d	1	0.43mi
704 Tremont Greens Ln Unit 107 Sun City Center, FL	2.0	2.0	974	$1,700	$1.75	24d	1	0.44mi
202 Bedford Trl #99 Sun City Center, FL	1.0	1.0	800	$1,500	$1.88	4d	1	0.46mi
201 Kings Blvd #19 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	24d	1	0.46mi
306 Fowling Ct Sun City Center, FL	2.0	2.0	960	$1,700	$1.77	24d	1	0.47mi
201 Bedford St #95 Sun City Center, FL	1.0	1.5	800	$1,450	$1.81	14d	1	0.50mi
1814 Foxhunt Dr Unit A Sun City Center, FL	1.0	1.5	800	$1,475	$1.84	24d	1	0.51mi
1802 Bedford Ln Sun City Center, FL	1.0–2.0	2.0	952	$1,800	$1.89	10d	2	0.58mi
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	800	$1,400	$1.75	17d	1	0.58mi
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	960	$1,375	$1.43	21d	1	0.58mi
2124 Hailstone Cir Sun City Center, FL	2.0	2.0	1000	$1,800	$1.80	24d	1	0.88mi
2102 Hereford Dr #513 Sun City Center, FL	2.0	2.0	1000	$1,500	$1.50	24d	1	1.01mi
207 Islip Way Sun City Center, FL	2.0	1.5	992	$1,500	$1.51	17d	1	1.05mi
1301 Warwick Ct Unit 1301 Sun City Center, FL	1.0	1.0	1102	$1,575	$1.43	24d	1	1.16mi
3402 Salt Air Dr Ruskin, FL	1.0–3.0	1.0–2.0	1061	$1,977	$1.86	1d	44	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-05-26
   listed $125,000 Active
2. 2006-03-31
   soldstatus $104,000 264-char remark

   Show marketing remark (264 chars)

   2 BEDROOM 2 BATH UNIT PERFECT FOR SEASONAL LIVING OR YEAR ROUND . .PARTLY FURNISHED. CUSTOM WINDOW TREATMENTS. .FLOOR IN GLASS ENCLOSED LANAI HAS BEEN RAISED & HAS GOLF CART DOORS. EACH BEDROOM HAS SLIDING GLASS DOORS TO LANAI. SLIDING SCREEN AT ENTRY DOOR.

3. 2006-01-16
   listed $110,000 264-char remark

   Show marketing remark (264 chars)

   2 BEDROOM 2 BATH UNIT PERFECT FOR SEASONAL LIVING OR YEAR ROUND . .PARTLY FURNISHED. CUSTOM WINDOW TREATMENTS. .FLOOR IN GLASS ENCLOSED LANAI HAS BEEN RAISED & HAS GOLF CART DOORS. EACH BEDROOM HAS SLIDING GLASS DOORS TO LANAI. SLIDING SCREEN AT ENTRY DOOR.

4. 2005-11-01
   soldstatus $100,000 437-char remark

   Show marketing remark (437 chars)

   PERFECT LITTLE CONDO WITH ALL UPGRADED FURNSIHINGS INCLUDED. SEE INVENTORY. BRAND NEW DOUBLE PANE WINDOWS. NEW KITCHEN FAUCET. TILE BACK SPLASH IN KITCHEN. BASIC KPW APPLIANCE CONTRACT PLUS W/ D. CLOSET ORGANIZERS IN BOTH BEDROOMS. NEW LANAI WITH TILE FLOO R AND DOUBLE DOORS TO W/ D AREA. HEAT LAMPS IN BOTH BATHS. TILE FLOORS IN DINING, KITCHEN, HALL AND BOTH BATHS. SLIDING GLASS DOORS FROM BOTH BEDROOMS. THIS CONDO IS MOVE-IN READY.

5. 2005-08-29
   soldstatus $105,000
6. 2005-05-18
   listed $107,000
7. 2005-05-05
   listed $99,900 437-char remark

   Show marketing remark (437 chars)

   PERFECT LITTLE CONDO WITH ALL UPGRADED FURNSIHINGS INCLUDED. SEE INVENTORY. BRAND NEW DOUBLE PANE WINDOWS. NEW KITCHEN FAUCET. TILE BACK SPLASH IN KITCHEN. BASIC KPW APPLIANCE CONTRACT PLUS W/ D. CLOSET ORGANIZERS IN BOTH BEDROOMS. NEW LANAI WITH TILE FLOO R AND DOUBLE DOORS TO W/ D AREA. HEAT LAMPS IN BOTH BATHS. TILE FLOORS IN DINING, KITCHEN, HALL AND BOTH BATHS. SLIDING GLASS DOORS FROM BOTH BEDROOMS. THIS CONDO IS MOVE-IN READY.

8. 2004-06-15
   soldstatus $59,900
9. 2004-06-08
   listed $59,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 27 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: $19,910
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − HOA: −$8,424
• − Depreciation: −$3,636
• Taxable loss: −$4,838
• Est. tax savings @ 24.0%: +$1,161
• After-tax cash flow: $-1,900/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

+108.7% since first listed

9 events — show timeline

• 2026-05-26 Listed $125,000 FSBO.com
• 2006-03-31 Sold (MLS) $104,000 Stellar MLS as Distributed by MLS Grid
• 2006-01-16 Listed $110,000 Stellar MLS as Distributed by MLS Grid
• 2005-11-01 Sold (MLS) $100,000 Stellar MLS as Distributed by MLS Grid
• 2005-08-29 Sold (MLS) $105,000 Stellar MLS as Distributed by MLS Grid
• 2005-05-18 Listed $107,000 Stellar MLS as Distributed by MLS Grid
• 2005-05-05 Listed $99,900 Stellar MLS as Distributed by MLS Grid
• 2004-06-15 Sold (MLS) $59,900 Stellar MLS as Distributed by MLS Grid
• 2004-06-08 Listed $59,900 Stellar MLS as Distributed by MLS Grid