1209 Tropical Hammock Pl SE · Ruskin, FL 33570

$319,990

4 bd · 2.0 ba · 1,498 sqft · Land · 88 Days on market

Built 2026 6,600 sqft lot $8/mo HOA ↓ 2% since listing

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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 +12.9/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One or more photo(s) has been virtually staged. Under Construction. The builder is offering buyers up to $25,000 towards closing costs with the use of a preferred lender and title company. Nicely tucked away in the quaint town of Ruskin, you will find Brookside. Ruskin is home to the Tomato festival and is also known for its rich agriculture. This location will give you the small-town feel, while being centrally located between Tampa and Sarasota and minutes to I-75, allows you easy access to many local attractions and gulf coast beaches. The community, consisting of 243 homesites, includes one and two-story, single-family, all concrete-constructed homes. Each home comes equipped with Home

Key facts

• Dog park
• Tot lot
• Clubhouse

Tags

• COMMUNITY POOL
• CLUBHOUSE
• HALF BASKETBALL COURT
• TOT LOT
• DOG PARK
• ENERGY EFFICIENT APPLIANCES

Property features AI

Finance

• Other: Home warranty included; Builder license: CBC039052; Living area (builder): 1,498; Total building area: 1,900; Lot size: approximately 0.15 acres
• Financial info: Other annual assessment: $3,027; Lease restrictions apply
• HOA & community: HOA: Inframark (monthly fee $8); Association amenities: Clubhouse, Pool, Basketball court; HOA approval required; Pets allowed

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single family residence; One story; Under construction (projected completion: 2026-06-30); Faces west
• Construction: Block and stucco construction; Shingle roof; Built by D.R. Horton (Model: Freeport II); Slab foundation; New construction
• Exterior features: Sliding doors; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Open floorplan; Blinds; Double-pane windows
• Laundry & utility: Dedicated laundry room; Washer; Dryer

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $320k.

Deal economics

• At list price, monthly cash flow is $-24 ($-283/yr) — negative.
• To cash-flow at today's rent, offer at most $317k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (13.1% below list).
• Recommended offer: $278k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: 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.
• Zoned schools: Lennard High School (math 30% / reading 46%, grade F, #328 of 667 statewide, top 50%, 2,404 students, 47% FRL).
• Market conditions: Rents flat; 489 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• At $2,780/mo this rent would consume 46% of the median local household income ($72k/yr) (locally 611% 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

• It's been on market 88 days — a 6% lower offer ($301k) is reasonable based on typical stale-listing flexibility.

Recommended offer $277,953 (13.1% 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 88 days. Have you received any prior offers? Is the seller open to a 13% 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. 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. 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?
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 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: 0.87% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.32%
• DSCR: 0.99
• GRM: 9.6

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: -19.2%
• Equity multiple: 0.34×
• Total profit: $-59,058
• Equity at exit: $47,712

10-year hold

• IRR: -16.9%
• Equity multiple: 0.15×
• Total profit: $-75,799
• Equity at exit: $27,667

Cash invested: $89,597 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,780 high
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,800/yr
• Insurance: −$133
• HOA: −$8
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $-24

Break-even live

Break-even rent $2,809

Max offer price $316,582

Occupancy floor 96%

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: $79,998
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1251 9th St SE Ruskin, FL	3.0–4.0	2.0–2.5	1650	$3,500	$2.12	4d	1	0.14mi
1029 Spotted Egret Loop Ruskin, FL	3.0	2.5	1463	$2,150	$1.47	4d	1	0.65mi
2025 Peaceful Palm St Ruskin, FL	4.0	2.0	1606	$2,600	$1.62	14d	1	0.88mi
1501 21st St SE Ruskin, FL	4.0	2.0	1618	$2,155	$1.33	3d	1	0.91mi
2306 Lawrence Hall St Ruskin, FL	4.0	2.0	1731	$2,100	$1.21	10d	1	1.10mi
2205 Roanoke Springs Dr Ruskin, FL	4.0	3.0	1790	$2,000	$1.12	24d	1	1.12mi
2222 Roanoke Springs Dr Ruskin, FL	4.0	3.0	1790	$2,250	$1.26	24d	1	1.13mi
2304 Pleasure Run Dr Ruskin, FL	3.0	2.0	1276	$1,970	$1.54	3d	1	1.14mi
424 Newmont Cir Ruskin, FL	3.0	3.0	1707	$1,950	$1.14	24d	1	1.15mi
320 Blue Point Dr Ruskin, FL	4.0	2.0	1767	$2,145	$1.21	2d	1	1.19mi
724 Royal Empress Dr Ruskin, FL	3.0	2.5	1796	$2,195	$1.22	2d	1	1.27mi
1409 Delano Trent St Ruskin, FL	3.0	2.0	1238	$1,800	$1.45	4d	1	1.30mi
811 15th St NE Ruskin, FL	3.0	3.0	1870	$2,076	$1.11	13d	1	1.32mi
1609 Carson White Ln Ruskin, FL	4.0	3.0	1808	$2,215	$1.23	1d	1	1.36mi
2345 Roanoke Springs Dr Ruskin, FL	4.0	3.0	1801	$2,250	$1.25	4d	1	1.41mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 5 events

1. 2026-05-04
   status Pending
2. 2026-04-08
   price $319,990
3. 2026-04-01
   price $320,990
4. 2026-03-26
   price $319,990
5. 2026-02-05
   listed $324,990 Active

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

Taxation est. · year 1

• Rental income: $33,354
• − Mortgage interest: −$17,924
• − Property taxes: −$4,800
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,668
• − Management: −$2,668
• − HOA: −$96
• − Depreciation: −$9,309
• Taxable loss: −$5,711
• Est. tax savings @ 24.0%: +$1,371
• After-tax cash flow: $1,088/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

-1.5% since first listed

5 events — show timeline

• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $319,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $320,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $319,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Listed $324,990 Stellar MLS as Distributed by MLS Grid