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15503 Prestwick Rose Pl
D Composite 40.73
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).

  • ARV discount +11.3/15.0
  • Cash flow +6.3/30.0
  • Condition / age +4.8/5.0
  • Livability +3.9/5.0
  • 1% rule +3.8/10.0
  • Schools +3.7/10.0
  • Appreciation +3.4/10.0
  • Rent growth +3.2/5.0
  • DSCR +0.6/10.0

$249,900

15503 Prestwick Rose Pl · Sun City Center, FL 33573
3 bd · 3.0 ba · 1,701 sqft · Townhouse public records · 40 Days on market
Built 2022 Excellent condition 1,900 sqft lot Garage $147/sqft · 8% below area Est $273k · 8% under $263/mo HOA · 12% of rent ↓ 30% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Under Construction. Luxury is in the details of this charming three-bedroom townhome. The first floor enjoys an airy design among the main living spaces, opening to the covered outdoor patio. Upstairs, an adaptable loft leads to two bedrooms and the comfortable owner’s suite. Interior photos disclosed are different from the actual model being built.

Key facts

  • Spacious great room
  • Walk-in closet
  • Covered patio

Tags

MODERN OPEN-CONCEPT FLOOR PLANSPACIOUS GREAT ROOMAMPLE CABINET STORAGECOVERED PATIOPRIVATE EN SUITE BATHROOMWALK-IN CLOSET

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 3-bed/3.0-bath townhouse listed at $250k. Condition is rated excellent.

Deal economics

  • At list price, monthly cash flow is $-876 ($-11k/yr) — negative.
  • To cash-flow at today's rent, offer at most $121k (51.6% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (12.3% below list).
  • Recommended offer: $121k (51.6% below list) — sets the bar for cash-flow.

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: Cypress Creek Elementary School (math 40% / reading 40%, grade F, #1,491 of 2,144 statewide, top 70%, 957 students, 63% FRL); Shields Middle School (math 29% / reading 27%, grade F, #486 of 571 statewide, top 86%, 1,867 students, 68% 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); 649 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 81% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
  • This rent runs 36% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

  • Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 40 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
  • 3 sale attempts since 5y 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.

Risks & watch-outs

  • Watch-outs: flood insurance adds $427/mo.
  • Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $120,875 (51.6% 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 40 days. Have you received any prior offers? Is the seller open to a 52% concession, seller financing, or rate buy-down credit?
  3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
  4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  6. 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?
  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
0.88%
Cap rate
4.14%
Cash-on-cash
-7.70%
DSCR
0.66
GRM
9.5

CMA / ARV

ARV (median comp)
$272,642
List price
$249,900
Delta
-8.34%
Verdict
FAIR
Comps
10 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
8529 Hunters Fork Loop 0.67mi 3/2.0 1,680 (-1%) 0mo $300,000 $179 63
4481 Eternal Prince Dr 0.41mi 4/2.0 (+1) 1,841 (+8%) 0mo $317,000 $172 58
327 Caloosa Woods Ln 0.94mi 2/2.0 (-1) 1,695 (-0%) 0mo $364,900 $215 55
7513 Turtle View Dr 1.08mi 4/2.0 (+1) 1,732 (+2%) 0mo $299,000 $173 52
4475 Eternal Prince Dr 0.39mi 4/2.0 (+1) 1,935 (+14%) 0mo $324,900 $168 50
2007 Meadowlark Ln 0.87mi 2/2.0 (-1) 1,756 (+3%) 3mo $255,000 $145 48
7510 Maroon Peak Dr 1.14mi 3/2.5 1,841 (+8%) 2mo $290,000 $158 48
2333 E Del Webb Blvd 0.97mi 3/2.0 1,558 (-8%) 0mo $290,000 $186 47
2039 Prestancia Ln 1.21mi 2/2.0 (-1) 1,528 (-10%) 0mo $345,000 $226 39
2007 W Del Webb Blvd 0.64mi 2/2.0 (-1) 1,330 (-22%) 0mo $239,777 $180 36
2002 E View Dr 1.15mi 3/2.0 2,037 (+20%) 0mo $465,000 $228 36
4922 Sapphire Sound Dr 1.36mi 3/2.0 2,052 (+21%) 0mo $470,000 $229 36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.65% rent growth · sell at horizon

5-year hold
IRR
-45.3%
Equity multiple
-0.38×
Total profit
$-96,461
Equity at exit
$37,261
10-year hold
IRR
-84.4%
Equity multiple
-1.24×
Total profit
$-156,614
Equity at exit
$21,607

Cash invested: $69,972 (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.

Active competition Active MLS

For sale now
4 active · 1 under contract
Median asking
$255,999 ($145/sqft)
Median days on market
134 d
This list price
50% of active listings are priced below it
ARV vs active asking
+10.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33573

Home prices YoY
-1.2%
Rents YoY
2.6%
Active inventory
649
Price-to-rent
9.5×

Monthly cashflow live

Estimated rent
$2,193 high interval (Pro) →
Mortgage (P&I)
$1,311
Tax from tax record
$504 /mo · $6,044/yr
Insurance
$104
Flood insurance flood zone
−$427 /mo · $5,118/yr
HOA
$263
Vacancy / Maint / Mgmt
$460
Net cashflow
$-876

Break-even live

Break-even rent $3,301
Max offer price $120,875
Occupancy floor

Sensitivity live

Price -10% $-734 -5% $-805 +0% $-876 +5% $-946 +10% $-1,017
Rent -10% $-1,049 -5% $-962 +0% $-876 +5% $-789 +10% $-702
Rate -1.0pp $-750 -0.5pp $-812 base $-876 +0.5pp $-940 +1.0pp $-1,006

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
$62,475
Closing costs
$7,497
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 27 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
15503 Prestwick Rose Pl Unit 1 Sun City Center, FL 3.0 2.5 1666 $2,000 $1.20 73d 1 0.03mi
9637 Pembrooke Pines Dr Sun City Center, FL 2.0 2.5 1548 $2,100 $1.36 73d 1 0.05mi
9718 Mulberry Marsh Ln Sun City Center, FL 3.0 2.5 1663 $1,973 $1.19 65d 1 0.11mi
9771 Pembrooke Pines Dr Sun City Center, FL 3.0 2.5 1634 $2,000 $1.22 42d 1 0.20mi
15504 Florence Hollow Pl Sun City Center, FL 3.0 2.5 1787 $2,150 $1.20 54d 1 0.24mi
4408 Eternal Prince Dr Sun City Center, FL 3.0 2.0 1451 $1,800 $1.24 73d 1 0.33mi
15442 Wicked Strong St Sun City Center, FL 3.0 2.0 1561 $2,181 $1.40 15d 1 0.34mi
4529 Eternal Prince Dr Sun City Center, FL 4.0 2.5 1914 $2,450 $1.28 69d 1 0.48mi
2421 E Del Webb Blvd Sun City Center, FL 3.0 2.0 1901 $2,300 $1.21 73d 1 0.73mi
15416 Gopher Trop Pl Sun City Center, FL 4.0 2.0 1771 $2,300 $1.30 73d 1 0.83mi
8117 Alamosa Wood Ave Ruskin, FL 3.0 2.0 1346 $1,895 $1.41 73d 1 0.85mi
10324 Geese Trail Cir Sun City Center, FL 3.0 2.0 1672 $2,300 $1.38 47d 1 0.85mi
1750 Atrium Dr Sun City Center, FL 2.0 2.0 1367 $1,750 $1.28 73d 1 0.90mi
8020 Cherry Branch Dr Ruskin, FL 4.0 2.0 1562 $2,105 $1.35 35d 1 0.95mi
15518 Telford Spring Dr Sun City Center, FL 3.0 3.0 1912 $1,999 $1.05 27d 1 0.95mi
1904 N Pebble Beach Blvd Sun City Center, FL 3.0 2.0 1756 $1,600 $0.91 63d 1 0.97mi
15519 Telford Spring Dr Sun City Center, FL 3.0 2.0 1348 $2,090 $1.55 73d 1 0.98mi
1814 Columbine Pl Sun City Center, FL 2.0 2.0 1516 $2,100 $1.39 73d 1 1.02mi
7338 Lumber Port Dr Ruskin, FL 3.0 2.0 1298 $1,890 $1.46 9d 1 1.22mi
7329 Lumber Port Dr Ruskin, FL 3.0 2.0 1275 $2,000 $1.57 52d 1 1.25mi
1709 N Pebble Beach Blvd Sun City Center, FL 3.0 2.0 1879 $1,750 $0.93 35d 1 1.32mi
1408 Nashua Cir Sun City Center, FL 3.0 2.0 2053 $1,900 $0.93 73d 1 1.40mi
6139 Trent Creek Dr Sun City Center, FL 4.0 2.5 2250 $2,245 $1.00 13d 1 1.42mi
810 Oakmont Ave Sun City Center, FL 2.0 2.0 1266 $2,100 $1.66 73d 1 1.44mi
10124 Newminster Loop Ruskin, FL 3.0 2.0 1340 $2,150 $1.60 48d 1 1.45mi
7105 Feather Wood Dr Ruskin, FL 3.0 2.5 2004 $2,299 $1.15 7d 1 1.46mi
10165 Newminster Loop Ruskin, FL 3.0 2.5 1936 $2,395 $1.24 30d 1 1.48mi

Property features AI

Finance

Other
CDD presentUnfurnished
Financial info
Other annual assessment: $885Total annual fees: $3,156Total monthly fees: $263Lease restrictions apply
HOA & community
Monthly HOA fee of $263 (association: Vesta Property Services)HOA fee requiredCommunity poolCommunity playgroundCommunity sidewalksCats and dogs allowed

Exterior

Parking
Attached garage with 2 garage spaces
Utilities
Public waterPublic sewerElectricity connectedWater connectedSewer connectedCable connected
Home design
Residential townhouseTwo storiesFaces eastEntry level: Two-level home
Construction
Block, concrete, stucco and other construction materialsShingle roofOther roof materialConcrete perimeter and slab foundationBuilt with some other materials
Exterior features
SidewalkSliding doorsOther exterior features

Interior

Kitchen
DishwasherDisposalMicrowaveRangeRefrigeratorEat-in kitchen
Bedrooms
3 bedrooms
Flooring
CarpetCeramic tile
Bathrooms
2 full bathrooms1 half bathroom
Heating & cooling
Central heating (electric)Central air conditioning
Interior features
Ceiling fansEat-in kitchenThermostatWalk-in closets
Laundry & utility
Laundry roomWasherDryerOther appliance(s)

Listing history 22 events

  1. 2026-06-18
    days on market $249,900 Active 40 DOM
  2. 2026-06-17
    days on market $249,900 Active 39 DOM
  3. 2026-06-16
    days on market $249,900 Active 38 DOM
  4. 2026-06-15
    days on market $249,900 Active 37 DOM
  5. 2026-06-13
    days on market $249,900 Active 35 DOM
  6. 2026-06-13
    days on market $249,900 Active 34 DOM
  7. 2026-06-09
    days on market $249,900 Active 31 DOM
  8. 2026-06-08
    days on market $249,900 Active 30 DOM
  9. 2026-06-07
    days on market $249,900 Active 29 DOM
  10. 2026-06-04
    days on market $249,900 Active 26 DOM
  11. 2026-06-03
    days on market $249,900 Active 25 DOM
  12. 2026-06-02
    days on market $249,900 Active 24 DOM
  13. 2026-06-01
    days on market $249,900 Active 23 DOM
  14. 2026-05-31
    days on market $249,900 Active 22 DOM
  15. 2026-05-11
    price $254,900 1258-char remark
  16. 2026-05-09
    listed $259,000 Active 1258-char remark
  17. 2022-02-22
    status Active 357-char remark
    Show marketing remark (357 chars)

    Under Construction. Luxury is in the details of this charming three-bedroom townhome. The first floor enjoys an airy design among the main living spaces, opening to the covered outdoor patio. Upstairs, an adaptable loft leads to two bedrooms and the comfortable owner’s suite. Interior photos disclosed are different from the actual model being built.

  18. 2022-02-22
    price $276,510 357-char remark
    Show marketing remark (357 chars)

    Under Construction. Luxury is in the details of this charming three-bedroom townhome. The first floor enjoys an airy design among the main living spaces, opening to the covered outdoor patio. Upstairs, an adaptable loft leads to two bedrooms and the comfortable owner’s suite. Interior photos disclosed are different from the actual model being built.

  19. 2022-02-22
    soldstatus $276,510 Closed 357-char remark
    Show marketing remark (357 chars)

    Under Construction. Luxury is in the details of this charming three-bedroom townhome. The first floor enjoys an airy design among the main living spaces, opening to the covered outdoor patio. Upstairs, an adaptable loft leads to two bedrooms and the comfortable owner’s suite. Interior photos disclosed are different from the actual model being built.

  20. 2021-08-05
    status Pending 357-char remark
    Show marketing remark (357 chars)

    Under Construction. Luxury is in the details of this charming three-bedroom townhome. The first floor enjoys an airy design among the main living spaces, opening to the covered outdoor patio. Upstairs, an adaptable loft leads to two bedrooms and the comfortable owner’s suite. Interior photos disclosed are different from the actual model being built.

  21. 2021-08-03
    listed $255,510 Active 357-char remark
    Show marketing remark (357 chars)

    Under Construction. Luxury is in the details of this charming three-bedroom townhome. The first floor enjoys an airy design among the main living spaces, opening to the covered outdoor patio. Upstairs, an adaptable loft leads to two bedrooms and the comfortable owner’s suite. Interior photos disclosed are different from the actual model being built.

  22. 2021-05-07
    soldstatus $357,100

ⓘ 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
$6,044 · $504/mo
Projected year-2 tax
$6,044 · $504/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 4/10 Moderate FEMA zone AE · 22% 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$26,311
− Mortgage interest
−$13,998
− Property taxes
−$6,044
− Insurance
−$6,368
− Repairs & maintenance
−$2,105
− Management
−$2,105
− HOA
−$3,156
− Depreciation
−$7,270
Taxable loss
−$14,735
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$3,536
After-tax cash flow
$-6,972/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.

Condition & rehab AI · 2 photos

Excellent 95/100 None rehab

This townhouse is in excellent condition with no visible repairs needed. It offers a good return on investment with potential for both resale and rental value through minor exterior and landscaping improvements.

Value-add opportunities

  • Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value
  • Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value
F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Cypress Creek Elementary School F FL #1,491/2,144 Nat'l #19,354/41,679 Middle Shields Middle School F FL #486/571 Nat'l #9,545/14,009 High Jule F Sumner High School F FL #255/667 Nat'l #7,439/17,239

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
B Composite livability gradescore 78/100

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 · 1,607,022 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
10% of renters

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

Price history

-30.0% since first listed
9 events — show timeline
  • 2026-05-22 Price Changed $249,900 Stellar MLS as Distributed by MLS Grid
  • 2026-05-11 Price Changed $254,900 Stellar MLS as Distributed by MLS Grid
  • 2026-05-09 Listed $259,000 Stellar MLS as Distributed by MLS Grid
  • 2022-02-22 Relisted Stellar MLS as Distributed by MLS Grid
  • 2022-02-22 Price Changed $276,510 Stellar MLS as Distributed by MLS Grid
  • 2022-02-22 Sold (MLS) $276,510 Stellar MLS as Distributed by MLS Grid
  • 2021-08-05 Pending Stellar MLS as Distributed by MLS Grid
  • 2021-08-03 Listed $255,510 Stellar MLS as Distributed by MLS Grid
  • 2021-05-07 Sold (Public Records) $357,100 Public Records

Property tax history

+51.0%/yr

Latest (2025): $6,044 · +5.7% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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