6811 Monarch Park Dr · Apollo Beach, FL 33572

$319,900

4 bd · 2.0 ba · 1,749 sqft · SingleFamily public records · 102 Days on market

Built 2003 5,500 sqft lot $10/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 +12.8/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy a peaceful pond view off your back patio in this 4 bedroom, 2 bath home in Covington Park! This 1,750 square foot home features a split floor plan and laminate and tile flooring throughout the home. The open floor plan gives the home a bright, airy feel and maximizes the available living space. The kitchen features a gas stove and TONS of cabinet space! A breakfast bar separates the kitchen from the dining and large living area. The master bedroom is large and features a walk in closet and separate entry to the patio. The master bath includes dual sinks and a tub/shower combo. The three guest bedrooms are generously sized and a laundry room complete with washer and dryer round out the living area. Amenities in Covington Park include community pools, tennis courts and playgrounds. Come and check this home out before it is gone!

Key facts

• Mature fruit trees
• Screened-in porch
• Three swimming pools

Tags

• SCREENED-IN PORCH
• FENCED BACKYARD
• EDIBLE GARDEN PARADISE
• MATURE FRUIT TREES
• RECENTLY RENOVATED CLUBHOUSE
• THREE SWIMMING POOLS

Property features AI

Finance

• Other: Community directions available
• Financial info: Other annual assessment: $2,004; Total annual fees: $120; Monthly fees: $10
• HOA & community: Has HOA (Rizzetta Amenity Services) with $10 monthly fee; Association recreation owned; Clubhouse; Deed restrictions; Dog park; Fitness center; Park; Playground; Pool; Street lights; Pets allowed

Exterior

• Parking: Driveway; Attached garage with 2 spaces and garage door opener
• Utilities: Public water; Public sewer; Broadband/high-speed internet available; Fiber optics; Underground utilities
• Home design: Single family residence; One story; Facing west
• Construction: Block construction; Shingle roof; Slab foundation; Built with public-record living area of 1,749 (per public records)
• Exterior features: Screened patio/porch; Private mailbox; Sidewalk; Landscaped yard; Fruit trees; Pond frontage with water view and access

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator; Water filtration system; Water softener; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Kitchen/family room combo; Thermostat; Electric fireplace
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-32 ($-386/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (20.4% below list).
• Recommended offer: $255k (20.4% 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: Doby Elementary School (math 45% / reading 52%, grade D, #1,152 of 2,144 statewide, top 55%, 550 students, 54% FRL); East Bay High School (math 24% / reading 35%, grade F, #447 of 667 statewide, top 68%, 1,995 students, 51% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 769 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $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 102 days — a 9% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $191k; list at $320k implies a 67% 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,696 (20.4% 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. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 20% 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 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?
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: 0.80% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.36% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-53,023
• Equity at exit: $47,698

10-year hold

• IRR: -7.9%
• Equity multiple: 0.49×
• Total profit: $-45,241
• Equity at exit: $27,659

Cash invested: $89,572 (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 33572

• Rents YoY: 3.4%
• Active inventory: 769
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,547 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$223 /mo · $2,680/yr
• Insurance: −$133
• HOA: −$10
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-32

Break-even live

Break-even rent $2,588

Max offer price $314,221

Occupancy floor 96%

Sensitivity live

Price	-10% $149	-5% $58	+0% $-32	+5% $-123	+10% $-213
Rent	-10% $-233	-5% $-133	+0% $-32	+5% $68	+10% $169
Rate	-1.0pp $129	-0.5pp $49	base $-32	+0.5pp $-115	+1.0pp $-199

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7006 Monarch Park Dr Apollo Beach, FL	4.0	2.0	1868	$2,425	$1.30	22d	1	0.11mi
7556 Oxford Garden Cir Apollo Beach, FL	3.0	2.0	1335	$2,025	$1.52	0d	1	0.54mi
6808 Cambridge Park Dr Apollo Beach, FL	3.0	2.0	1858	$2,350	$1.26	20d	1	0.60mi
6981 Waterset Blvd Apollo Beach, FL	3.0	2.0	1412	$2,406	$1.70	1d	1	0.73mi
6447 Clair Shore Dr Apollo Beach, FL	3.0	2.0	1770	$2,700	$1.53	7d	1	0.80mi
13128 Logan Captiva Ln Gibsonton, FL	3.0	2.5	1588	$2,150	$1.35	26d	1	0.81mi
10040 Blackstone Creek CT Riverview, FL	3.0–4.0	2.5	1687	$2,995	$1.78	7d	20	0.81mi
7242 Milestone Dr Apollo Beach, FL	3.0	2.5	2112	$2,625	$1.24	26d	1	0.88mi
9960 Jonas Salk Dr Riverview, FL	1.0–3.0	1.0–2.0	1055	$2,520	$2.39	1d	17	0.90mi
9814 Rustling Breeze Cir Riverview, FL	1.0–3.0	1.0–2.0	999	$2,783	$2.78	1d	35	0.92mi
6981 Tapestry Heights Ave Apollo Beach, FL	3.0	1.0–2.0	1050	$2,595	$2.47	0d	35	0.97mi
9620 Sage Creek Dr Sun City Center, FL	3.0	2.0	1555	$2,061	$1.33	1d	1	1.02mi
13123 Kings Crossing Dr Gibsonton, FL	3.0	2.5	1360	$1,850	$1.36	26d	1	1.04mi
13049 Waterbourne Dr Gibsonton, FL	3.0	2.0	1632	$2,049	$1.26	5d	1	1.04mi
12978 Kings Crossing Dr Gibsonton, FL	4.0	3.0	1576	$2,300	$1.46	26d	1	1.11mi
9437 Lemon Drop Loop Sun City Center, FL	3.0	2.0	1451	$2,350	$1.62	22d	1	1.12mi
6328 Lantern View Pl Apollo Beach, FL	4.0	3.5	2184	$2,600	$1.19	19d	1	1.12mi
13047 Bridleford Dr Gibsonton, FL	3.0	2.0	1593	$2,025	$1.27	26d	1	1.16mi
12824 Kings Lake Dr Gibsonton, FL	4.0	3.0	1808	$2,500	$1.38	12d	1	1.28mi
10108 Point Given Ct Sun City Center, FL	3.0	2.5	1747	$2,047	$1.17	26d	1	1.33mi
10114 Point Given Ct Sun City Center, FL	4.0	2.5	2162	$2,327	$1.08	26d	1	1.33mi
12813 Kings Lake Dr Gibsonton, FL	3.0	2.0	1391	$2,650	$1.91	26d	1	1.34mi
10220 Summer Palm Dr Riverview, FL	2.0–4.0	2.0	1314	$2,493	$1.90	4d	19	1.36mi
14231 Riva Ridge Pl Sun City Center, FL	3.0	2.5	1993	$2,197	$1.10	26d	1	1.41mi
14235 War Admiral Pl Sun City Center, FL	3.0	2.5	1993	$2,197	$1.10	26d	1	1.41mi
14243 Riva Ridge Pl Sun City Center, FL	3.0	2.5	1747	$2,047	$1.17	24d	1	1.43mi
14249 War Admiral Pl Sun City Center, FL	3.0	2.5	1747	$2,047	$1.17	7d	1	1.43mi
14263 Riva Ridge Pl Sun City Center, FL	3.0	2.5	1993	$2,197	$1.10	26d	1	1.46mi
14265 War Admiral Pl Sun City Center, FL	3.0	2.5	1993	$2,095	$1.05	26d	1	1.46mi
14268 Riva Ridge Pl Sun City Center, FL	3.0	2.5	1993	$2,197	$1.10	26d	1	1.48mi
10121 Tabasco Cat Ct Sun City Center, FL	3.0	2.5	1993	$2,095	$1.05	26d	1	1.50mi

HOA detail

• Monthly dues: $10 · $120/yr
• Likely covers: gaslandscapingpool

Listing history 9 events

1. 2026-05-11
   status Pending
2. 2026-05-05
   price $319,900
3. 2026-04-07
   price $339,900
4. 2026-01-29
   listed $349,900 Active
5. 2017-10-27
   soldstatus $191,000
6. 2017-10-24
   soldstatus $191,000 Sold 844-char remark

   Show marketing remark (844 chars)

   Enjoy a peaceful pond view off your back patio in this 4 bedroom, 2 bath home in Covington Park! This 1,750 square foot home features a split floor plan and laminate and tile flooring throughout the home. The open floor plan gives the home a bright, airy feel and maximizes the available living space. The kitchen features a gas stove and TONS of cabinet space! A breakfast bar separates the kitchen from the dining and large living area. The master bedroom is large and features a walk in closet and separate entry to the patio. The master bath includes dual sinks and a tub/shower combo. The three guest bedrooms are generously sized and a laundry room complete with washer and dryer round out the living area. Amenities in Covington Park include community pools, tennis courts and playgrounds. Come and check this home out before it is gone!

7. 2017-07-16
   status Pending 844-char remark

   Show marketing remark (844 chars)

   Enjoy a peaceful pond view off your back patio in this 4 bedroom, 2 bath home in Covington Park! This 1,750 square foot home features a split floor plan and laminate and tile flooring throughout the home. The open floor plan gives the home a bright, airy feel and maximizes the available living space. The kitchen features a gas stove and TONS of cabinet space! A breakfast bar separates the kitchen from the dining and large living area. The master bedroom is large and features a walk in closet and separate entry to the patio. The master bath includes dual sinks and a tub/shower combo. The three guest bedrooms are generously sized and a laundry room complete with washer and dryer round out the living area. Amenities in Covington Park include community pools, tennis courts and playgrounds. Come and check this home out before it is gone!

8. 2017-06-08
   listed $194,000 Active 844-char remark

   Show marketing remark (844 chars)

   Enjoy a peaceful pond view off your back patio in this 4 bedroom, 2 bath home in Covington Park! This 1,750 square foot home features a split floor plan and laminate and tile flooring throughout the home. The open floor plan gives the home a bright, airy feel and maximizes the available living space. The kitchen features a gas stove and TONS of cabinet space! A breakfast bar separates the kitchen from the dining and large living area. The master bedroom is large and features a walk in closet and separate entry to the patio. The master bath includes dual sinks and a tub/shower combo. The three guest bedrooms are generously sized and a laundry room complete with washer and dryer round out the living area. Amenities in Covington Park include community pools, tennis courts and playgrounds. Come and check this home out before it is gone!

9. 2007-04-22
   listed $229,900

ⓘ 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: $2,680 · $223/mo
• Projected year-2 tax: $2,680 · $223/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,564
• − Mortgage interest: −$17,919
• − Property taxes: −$2,680
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,445
• − Management: −$2,445
• − HOA: −$120
• − Depreciation: −$9,306
• Taxable loss: −$5,952
• Est. tax savings @ 24.0%: +$1,428
• After-tax cash flow: $1,043/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: 26,495
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 26,495
• Household income: $122,130
• Rent vs Own: 15.9% rent · 84.1% own
• Severe rent burden: 381.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 15% Black 13% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 10% · Canada, Jamaica, Guatemala
• Languages at home: 86% English-only · Spanish 10% Russian/Polish/Slavic 1% Tagalog/Filipino 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: ▼ -393.97%
• Current HPI: 300.9596
• Rent YoY: ▲ 3.36%
• 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

+39.1% since first listed

9 events — show timeline

• 2026-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $319,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $339,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-29 Listed $349,900 Stellar MLS as Distributed by MLS Grid
• 2017-10-27 Sold (Public Records) $191,000 Public Records
• 2017-10-24 Sold (MLS) $191,000 Stellar MLS as Distributed by MLS Grid
• 2017-07-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-06-08 Listed $194,000 Stellar MLS as Distributed by MLS Grid
• 2007-04-22 Listed $229,900 Stellar MLS as Distributed by MLS Grid

Property tax history

-2.0%/yr

Latest (2025): $2,680 · -45.6% YoY. Source: county tax records.