7503 Dolonita Dr · Town 'n' Country, FL 33615

$145,000

3 bd · 2.0 ba · 1,432 sqft · Condo public records · 8 Days on market

Built 1971 $459/mo HOA · 21% of rent

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Why this score? — see what drove the C 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 +21.1/30.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Schools +4.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic opportunity to move in or use as an investment property; can be leased immediately! The Greens of Town and Country is a 45 building, 328 unit community conveniently located near shopping, restaurants and more! This 3 bed/2 bath unit works perfectly for young professionals, families or those wishing to escape the northern cold. This building is located near the front of the community, yet far enough away to allow for peace and quiet. A reserved parking spot is located just steps from the entrance. This second floor, corner unit offers tons of room with just over 1400 SqFt of living space and lots of storage! Enter the front door and appreciate the welcoming foyer, featuring a coat closet. The living room is huge and a wall of sliders bring in tons of light while providing access to the over-sized balcony with an exterior storage closet. The kitchen is very functional and offers a small space for a butcher block or bistro table and there's a separate dining area. The ideal floor plan allows you to close off the shared living space from the rest of the condo where you'll find the bedrooms, baths and laundry area. All three bedrooms feature walk-in closets! The master suite includes a private bath with an open vanity area and separate water closet. A full-size side-by-side washer and dryer are included and perfectly located between the bedrooms. Fresh paint and freshly steamed carpets create a move-in ready condo. Whether you're searching for a home or investment property, this one is for you!

Key facts

• Clubhouse
• Tennis court
• Large covered porch

Tags

• UPDATED CONDOMINIUM
• CLUBHOUSE
• POOL
• TENNIS COURT
• LARGE COVERED PORCH
• ADDITIONAL STORAGE ROOM

Property features AI

Finance

• Other: Homestead exempt; Zoning: RMC-20
• Financial info: Total annual fees: $5,508; Lease restrictions apply
• HOA & community: Monthly HOA: $459 (includes building and grounds maintenance, pool, trash, water); Association approval required; The Greens of Town 'N Country Condominium Association; Community amenities: pool, playground, tennis courts, sidewalks; deed restrictions apply; Pets allowed with restrictions (breed, number, size limits)

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Electricity connected; Broadband/high-speed internet available; Sewer connected; Water available
• Home design: Condominium (residential); One story; Faces southwest
• Construction: Block construction; Shingle roof; Slab foundation; Built as part of a multi-unit building
• Exterior features: Covered patio; Patio; Exterior lighting; Rain gutters; Sidewalks; Trees and landscaped grounds; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Solid surface counters; Thermostat; Walk-in closets
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: Rents falling (-4.6%/yr); 328 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 37% of the median local income ($69k/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 $1k of loan paydown is wiped out by about $4k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $106k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: major flood risk; 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 $145,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.48% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.09%
• DSCR: 1.27
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.60×
• Total profit: $-16,317
• Equity at exit: $21,620

10-year hold

• IRR: -10.1%
• Equity multiple: 0.50×
• Total profit: $-20,233
• Equity at exit: $12,537

Cash invested: $40,600 (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 33615

• Rents YoY: -4.6%
• Active inventory: 328
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,143 high
• Mortgage (P&I): −$760
• Tax from tax record: −$207 /mo · $2,487/yr
• Insurance: −$60
• HOA: −$459
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $206

Break-even live

Break-even rent $1,882

Max offer price $145,000

Occupancy floor 85%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7501 Dolonita Dr #7501 Tampa, FL	3.0	2.0	1432	$2,200	$1.54	24d	1	0.01mi
7633 Dolonita Dr #7633 Tampa, FL	3.0	2.0	1432	$2,890	$2.02	24d	1	0.06mi
7501 Gallineta Ct Tampa, FL	2.0	1.5	1268	$1,700	$1.34	24d	1	0.07mi
7502 Bolanos Ct Tampa, FL	3.0	2.5	1588	$1,850	$1.16	5d	1	0.07mi
7604 La Mesita Ct Tampa, FL	3.0	2.5	1588	$2,400	$1.51	24d	1	0.08mi
7667 Abonado Rd #7667 Tampa, FL	2.0	2.0	1138	$1,590	$1.40	24d	1	0.10mi
7309 Abonado Rd Unit 1 Tampa, FL	3.0	2.0	1570	$1,659	$1.06	20d	1	0.12mi
8307 Royal Sand Cir Unit 1475277P Tampa, FL	2.0	2.0	1097	$2,999	$2.73	2d	1	0.52mi
6710 Mornay Cir Tampa, FL	4.0	2.0	1490	$3,300	$2.21	24d	1	0.59mi
7323 Jackson Springs Rd Tampa, FL	3.0	1.5	1265	$1,750	$1.38	24d	1	0.69mi
6910 W Waters Ave Tampa, FL	1.0–2.0	1.0–2.0	800	$1,925	$2.41	5d	5	0.71mi
7014 Edenbrook Ct Tampa, FL	4.0	2.5	1698	$3,250	$1.91	12d	1	0.72mi
7904 Woodvine Cir Tampa, FL	3.0	1.0	1300	$2,500	$1.92	24d	1	0.96mi
8518 Woodlake Dr Tampa, FL	2.0	1.0	1500	$2,500	$1.67	5d	1	0.99mi
8518 Woodlake Dr Tampa, FL	2.0	1.0	1560	$2,500	$1.60	20d	1	0.99mi
8320 Woodlake Pl Tampa, FL	3.0	2.0	1759	$3,650	$2.08	24d	1	1.09mi
6405 Regatta Ct Tampa, FL	3.0	2.0	1269	$1,995	$1.57	3d	1	1.11mi
8112 Silent Creek Dr Tampa, FL	2.0	2.5	1372	$1,900	$1.38	24d	1	1.12mi
7605 Pinery Way Tampa, FL	1.0–2.0	1.0–2.0	910	$1,607	$1.76	2d	18	1.14mi
8109 Sheldon Shores Dr Tampa, FL	2.0	3.0	1400	$1,700	$1.21	24d	1	1.15mi
7508 Stillridge Dr Unit G Tampa, FL	2.0	2.0	973	$1,495	$1.54	22d	1	1.16mi
8509 Olympic Ct Tampa, FL	3.0	1.0	1119	$1,736	$1.55	17d	1	1.16mi
7602 W Powhatan Ave Unit 1 Town 'N' Country, FL	2.0	1.0	900	$1,425	$1.58	5d	1	1.19mi
7602 W Powhatan Ave Unit POWHATAN7602-1 Town 'N' Country, FL	2.0	1.0	900	$1,425	$1.58	17d	1	1.19mi
8201 Donaldson Dr Tampa, FL	3.0	2.0	1330	$2,850	$2.14	18d	1	1.20mi
7611 Paula Dr Unit PAULA7611-5 Tampa, FL	2.0	1.0	950	$1,375	$1.45	24d	1	1.21mi
6406 Axelrod Rd Tampa, FL	3.0	2.0	1403	$2,199	$1.57	11d	1	1.25mi
8928 Southbay Dr Tampa, FL	3.0	2.0	1860	$2,450	$1.32	20d	1	1.32mi
8928 Southbay Dr Tampa, FL	3.0	2.0	1806	$2,450	$1.36	24d	1	1.32mi
8870 W Waters Ave Tampa, FL	1.0–2.0	1.0–2.0	1093	$1,850	$1.69	3d	10	1.32mi
8102 Sheldon Rd Tampa, FL	1.0–2.0	1.0–2.0	737	$1,910	$2.59	3d	22	1.39mi
5741 Desert Rose Pl Tampa, FL	3.0	2.5	1731	$2,800	$1.62	24d	1	1.44mi
6158 Beacon Isles Dr Tampa, FL	2.0	1.0–2.0	676	$1,669	$2.47	2d	28	1.45mi

HOA detail condo

• Monthly dues: $459 · $5,508/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-15
   status $145,000 Pending 8 DOM
2. 2026-06-15
   days on market $145,000 Active 8 DOM
3. 2026-06-13
   days on market $145,000 Active 6 DOM
4. 2026-06-13
   status $145,000 Active 5 DOM
5. 2026-06-10
   status $145,000 Pending 5 DOM
6. 2026-06-09
   days on market $145,000 Active 5 DOM
7. 2026-06-08
   days on market $145,000 Active 4 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $145,000 Active 3 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: $2,487 · $207/mo
• Projected year-2 tax: $2,487 · $207/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 6/10 Major FEMA zone X (unshaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,720
• − Mortgage interest: −$8,122
• − Property taxes: −$2,487
• − Insurance: −$725
• − Repairs & maintenance: −$2,058
• − Management: −$2,058
• − HOA: −$5,508
• − Depreciation: −$4,218
• Taxable income: $544
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $2,343/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 — Town 'n' Country

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Town 'n' Country, FL
• County: Hillsborough County · 1,540,968 people
• City population: 88,241
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 47,245
• Household income: $69,274
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1847.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 56% Two or more races 33% White 29% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 14% Cuban 26% Dominican 3%
• Common ancestry: Romanian 3% Estonian 1% Lithuanian 1%
• Foreign-born: 36% · Canada, Jamaica, Vietnam
• Languages at home: 44% English-only · Spanish 49% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -376.91%
• Current HPI: 401.8072
• Rent YoY: ▼ -4.62%
• 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

-98.5% since first listed

9 events — show timeline

• 2026-06-04 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2020-02-20 Sold (Public Records) $106,000 Public Records
• 2020-02-11 Sold (MLS) $106,000 Stellar MLS as Distributed by MLS Grid
• 2020-01-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-01-02 Price Changed $110,000 Stellar MLS as Distributed by MLS Grid
• 2019-12-05 Listed $115,000 Stellar MLS as Distributed by MLS Grid
• 2004-04-12 Sold (Public Records) $83,000 Public Records
• 2003-06-12 Sold (Public Records) $67,000 Public Records
• 1982-06-01 Sold (Public Records) $9,600,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $2,487 · +9.8% YoY. Source: county tax records.