10205 Stedfast Ct · Apollo Beach, FL 33573

$449,700

6 bd · 4.0 ba · 3,153 sqft · SingleFamily public records · 6 Days on market

Built 2013 6,792 sqft lot $13/mo HOA

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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 +10.7/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Appreciation +3.4/10.0
• Rent growth +3.2/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Brand New Construction!! This 3,231 square feet/6 bedroom/4 bath home has it all!!! This "EVERYTHING'S INCLUDED" home is loaded with upgrades that include granite kitchen counter tops, stainless steel GE energy star appliances, GE washer and dryer, ceramic tile in all wet areas, 2" faus blinds, MOHAWK carpet, maple cabinets and much more. This community has mature landscaping and spectacular scenery that includes ponds and a conservation area.

Key facts

• Serene pond views
• Beautiful kitchen
• Granite counters

Tags

• SERENE POND VIEWS
• BEAUTIFUL KITCHEN
• MODERN WHITE WOOD CABINETRY
• GRANITE COUNTERS
• CENTER ISLAND WITH SEATING
• UPGRADED BUILT IN FIREPLACE

Property features AI

Finance

• Other: Unfurnished; Lease restrictions apply
• HOA & community: HOA: Belmont HOA/Community First Assoc Mgmt; HOA required; $158 annually (about $13.17/month); CDD present; Pets allowed

Exterior

• Parking: Attached 3-car garage (20x30); Driveway
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet available
• Home design: Single family residence; Residential property; Planned development (PD) zoning; Two-story home; Faces northeast; Slab foundation
• Construction: Stucco exterior; Shingle roof; Built on slab foundation
• Exterior features: Covered patio; Screened patio; Patio; Fire pit; Sidewalk; Sliding doors; Pond view

Interior

• Kitchen: Eat-in kitchen; Kitchen/family room combo; Stone counters
• Bedrooms: 6 bedrooms
• Flooring: Carpet; Tile; Vinyl; Wood
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen open to family room; Stone countertops; Thermostat; Walk-in closets; Bonus room; Family room; Fireplace in family room (non wood-burning)
• Laundry & utility: Inside laundry on upper level

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $412k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $331k (26.4% below list).
• Recommended offer: $331k (26.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#333 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, 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: Belmont Elementary School (math 42% / reading 45%, grade F, #1,345 of 2,144 statewide, top 64%, 987 students, 44% FRL); 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); 605 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $3,308/mo this rent would consume 55% 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 $3k of loan paydown is wiped out by about $13k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $293k; list at $450k implies a 54% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $330,809 (26.4% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.74% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 11.3

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: -20.0%
• Equity multiple: 0.30×
• Total profit: $-87,656
• Equity at exit: $67,052

10-year hold

• IRR: -13.8%
• Equity multiple: 0.21×
• Total profit: $-98,946
• Equity at exit: $38,882

Cash invested: $125,916 (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: 605
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $3,308 high
• Mortgage (P&I): −$2,358
• Tax from tax record: −$267 /mo · $3,201/yr
• Insurance: −$187
• HOA: −$13
• Vacancy / Maint / Mgmt: −$695
• Net cashflow: $-212

Break-even live

Break-even rent $3,576

Max offer price $412,254

Occupancy floor —

Sensitivity live

Price	-10% $43	-5% $-85	+0% $-212	+5% $-339	+10% $-467
Rent	-10% $-473	-5% $-343	+0% $-212	+5% $-81	+10% $49
Rate	-1.0pp $14	-0.5pp $-98	base $-212	+0.5pp $-329	+1.0pp $-447

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: $112,425
• Closing costs: $13,491
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9648 Sage Creek Dr Sun City Center, FL	6.0	3.0	3153	$3,000	$0.95	19d	1	0.81mi
14153 Arbor Pines Dr Riverview, FL	5.0	2.5	2889	$3,586	$1.24	26d	1	1.16mi
11167 Leland Groves Dr Riverview, FL	5.0	3.0	2526	$3,500	$1.39	26d	1	1.24mi
11201 Hudson Hills Ln Riverview, FL	5.0	2.5	2254	$2,450	$1.09	16d	1	1.27mi
14112 Poke Ridge Dr Riverview, FL	5.0	3.5	3467	$3,200	$0.92	26d	1	1.49mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: landscaping

Listing history 5 events

1. 2026-06-21
   days on market $449,700 Active 6 DOM
2. 2026-06-18
   days on market $449,700 Active 3 DOM
3. 2026-06-17
   days on market $449,700 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $449,700 Active 1 DOM

ⓘ 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: $3,201 · $267/mo
• Projected year-2 tax: $3,733 · $311/mo
• Expected delta: +$532/yr (+$44/mo · 16.6%)

ⓘ 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 3/10 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: $39,697
• − Mortgage interest: −$25,190
• − Property taxes: −$3,201
• − Insurance: −$2,248
• − Repairs & maintenance: −$3,176
• − Management: −$3,176
• − HOA: −$156
• − Depreciation: −$13,082
• Taxable loss: −$10,532
• Est. tax savings @ 24.0%: +$2,528
• After-tax cash flow: $-16/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 — Apollo Beach

• Score: 72/100
• State rank: #333
• US rank: #5784

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Apollo Beach, 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

-85.3% since first listed

7 events — show timeline

• 2026-06-15 Listed $449,700 Stellar MLS as Distributed by MLS Grid
• 2014-07-04 Sold (MLS) $292,790 Stellar MLS as Distributed by MLS Grid
• 2014-07-04 Price Changed $292,790 Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-08-14 Listed $286,990 Stellar MLS as Distributed by MLS Grid
• 2012-10-18 Sold (Public Records) $3,052,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $3,201 · +3.8% YoY. Source: county tax records.