15453 Broad Brush Dr · Sun City Center, FL 33573

$329,900

5 bd · 3.0 ba · 2,415 sqft · SingleFamily public records · 7 Days on market

Built 2020 4,400 sqft lot $86/mo HOA · 3% 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 +8.8/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• Appreciation +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks

Welcome to a truly exceptional 5-bedroom, 2.5-bathroom sanctuary nestled in the vibrant community of Sun City Center. This stunning residence offers the perfect blend of spacious luxury and tranquil living, designed for modern family life and entertaining. Step inside to discover an airy, sun-drenched interior, where natural light pours through large windows, illuminating neutral paint and flooring throughout. The heart of the home is a large kitchen that is a chef's dream, complete with a massive island for prep and gathering. Flowing seamlessly into the living areas, it's the ideal space for hosting. The layout is thoughtfully designed with convenience in mind, featuring the opulent prima

Key facts

• Massive island
• Serene pond view
• Ceiling fans

Tags

• LARGE KITCHEN
• MASSIVE ISLAND
• FENCED IN YARD
• SERENE POND VIEW
• SPACIOUS LAUNDRY ROOM
• CEILING FANS

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-272 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (15.9% below list).
• Recommended offer: $277k (15.9% below list) — sets the bar for 1% rule.

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: 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: Jule F Sumner High School (math 43% / reading 43%, grade F, #255 of 667 statewide, top 39%, 3,827 students, 43% FRL).
• Market conditions: Rents rising (+2.6%/yr); 602 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• At $2,774/mo this rent would consume 46% of the median local household income ($73k/yr) (locally 1382% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $280k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $277,352 (15.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.53%
• DSCR: 0.84
• GRM: 9.9

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: -22.6%
• Equity multiple: 0.23×
• Total profit: $-71,581
• Equity at exit: $49,189

10-year hold

• IRR: -17.7%
• Equity multiple: 0.05×
• Total profit: $-87,951
• Equity at exit: $28,524

Cash invested: $92,372 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,774 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$509 /mo · $6,111/yr
• Insurance: −$137
• HOA: −$86
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $-272

Break-even live

Break-even rent $3,117

Max offer price $281,906

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4529 Eternal Prince Dr Sun City Center, FL	4.0	2.5	1914	$2,450	$1.28	20d	1	0.08mi
6139 Trent Creek Dr Sun City Center, FL	4.0	2.5	2250	$2,705	$1.20	1d	1	0.90mi
7322 King Creek Dr Sun City Center, FL	4.0	2.5	2635	$2,700	$1.02	10d	1	0.95mi
15423 Dark Star Ln Sun City Center, FL	4.0	2.5	1870	$2,185	$1.17	15d	1	1.14mi
6507 Trent Creek Dr Sun City Center, FL	4.0	2.5	1870	$2,050	$1.10	3d	1	1.15mi
6533 Trent Creek Dr Sun City Center, FL	5.0	2.5	2520	$2,300	$0.91	14d	1	1.19mi
6533 Trent Creek Dr Sun City Center, FL	5.0	3.0	2520	$2,300	$0.91	4d	1	1.19mi
7109 Paradise Island Ct Sun City Center, FL	4.0	2.5	2635	$2,600	$0.99	24d	1	1.29mi
5612 Limelight Dr Apollo Beach, FL	5.0	4.0	3245	$4,000	$1.23	10d	1	1.30mi
7217 Wash Island Dr Sun City Center, FL	4.0	3.0	2577	$2,595	$1.01	24d	1	1.33mi
7106 Salt River Ave Sun City Center, FL	4.0	2.5	1906	$2,155	$1.13	4d	1	1.35mi
15416 Gopher Trop Pl Sun City Center, FL	4.0	2.0	1771	$2,300	$1.30	24d	1	1.36mi
5448 Silver Sun Dr Apollo Beach, FL	4.0	2.0	1992	$4,000	$2.01	24d	1	1.36mi
9924 Victory Gallop Loop Ruskin, FL	4.0	2.5	2535	$2,656	$1.05	21d	1	1.38mi
5450 Del Coronado Dr Apollo Beach, FL	4.0	2.0	2086	$3,000	$1.44	24d	1	1.41mi
10253 Geese Trail Cir Sun City Center, FL	4.0	2.5	2308	$2,349	$1.02	2d	1	1.43mi
7022 Ozello Trail Ave Sun City Center, FL	4.0	2.0	1918	$2,296	$1.20	13d	1	1.47mi

HOA detail

• Monthly dues: $86 · $1,032/yr

Listing history 3 events

1. 2026-03-17
   status Pending
2. 2026-03-10
   listed $329,900 Active
3. 2026-02-24
   soldstatus $280,500

ⓘ 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: $6,111 · $509/mo
• Projected year-2 tax: $6,111 · $509/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $33,282
• − Mortgage interest: −$18,480
• − Property taxes: −$6,111
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,663
• − Management: −$2,663
• − HOA: −$1,032
• − Depreciation: −$9,597
• Taxable loss: −$8,912
• Est. tax savings @ 24.0%: +$2,139
• After-tax cash flow: $-1,121/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

+17.6% since first listed

3 events — show timeline

• 2026-03-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Listed $329,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Sold (Public Records) $280,500 Public Records

Property tax history

+18.7%/yr

Latest (2025): $6,111 · +5.6% YoY. Source: county tax records.