1905 Canterbury Ln Unit E-9 · Sun City Center, FL 33573

$134,900

2 bd · 2.0 ba · 1,100 sqft · Condo · 78 Days on market

Built 1978 $647/mo HOA · 37% of rent

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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).

• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Appreciation +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0

Listing remarks MLS

WELCOME TO ONE OF THE MOST DESIRABLE, GOLF CART FRIENDLY active 55+ communities of Kings Point! Come visit this beautifully appointed, fully furnished tropically landscaped, 2 bedroom/ 2 bathroom with a Florida room & a Bonus or golf cart room. This open floorplan home features a remodeled kitchen, spacious living room, a Florida room, laundry room and a bonus room that can be used for hobbies or to store your golfcart. The large primary bedroom provides an ensuite updated bathroom vanity and walk-in shower; The guest bathroom has an updated vanity and combination tub and shower. Breaker box replaced. The KPW Silver Plan is transferrable. This immaculate home is ready for you! Basic cable, internet, amenities fees, lawn maintenance, pest control, water/sewer, exterior insurance, exterior structural maintenance, roof maintenance/replacement are included in the monthly HOA fee. Kings Point is a gated community in Sun City Center, offering residents: two guard-gated entrances, exterior painting, 24-hour security, 2 club houses, 6 pools, daily social events, live entertainment, many clubs, chef-prepared daily menus, a pickup food service, multi-million dollar fitness center, group travel, and much more! It is centrally located to St. Petersburg, Tampa and Sarasota, and only a short hour drive to beaches and Orlando. Call today to see this beauty! The Golfcart is not included in the sale but can be purchased from the Sellers. The furniture and furnishings are included.

Key facts

• Gated community
• Remodeled kitchen
• Florida room

Tags

• REMODELED KITCHEN
• FLORIDA ROOM
• BONUS ROOM
• UPDATED BATHROOM VANITY
• GATED COMMUNITY
• 24 HOUR SECURITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $-182 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (19.6% below list).
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $109k (19.6% 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: schools D+, 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.
• Market conditions: Rents rising (+2.6%/yr); 605 active listings in the ZIP; 37 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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

• It's been on market 78 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $67k; list at $135k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,526 (19.6% 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 78 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.31% ✓
• Cap rate: 4.67%
• Cash-on-cash: -5.79%
• DSCR: 0.74
• GRM: 6.4

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: -26.5%
• Equity multiple: 0.11×
• Total profit: $-33,665
• Equity at exit: $20,114

10-year hold

• IRR: -24.3%
• Equity multiple: -0.19×
• Total profit: $-45,067
• Equity at exit: $11,664

Cash invested: $37,772 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,768 high
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$647
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-182

Break-even live

Break-even rent $1,999

Max offer price $108,526

Occupancy floor —

Sensitivity live

Price	-10% $-89	-5% $-136	+0% $-182	+5% $-229	+10% $-275
Rent	-10% $-322	-5% $-252	+0% $-182	+5% $-112	+10% $-43
Rate	-1.0pp $-114	-0.5pp $-148	base $-182	+0.5pp $-217	+1.0pp $-253

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1906 Canterbury Ln #26 Sun City Center, FL	2.0	2.0	1200	$1,750	$1.46	0d	1	0.03mi
302 Canton Ct #62 Sun City Center, FL	1.0	1.5	800	$1,575	$1.97	19d	1	0.12mi
110 Gloucester Blvd Sun City Center, FL	2.0	2.0	1136	$1,950	$1.72	25d	1	0.14mi
110 Gloucester Blvd Sun City Center, FL	2.0	2.0	1136	$1,950	$1.72	0d	1	0.14mi
2345 Glenmore Cir Unit 294 Sun City Center, FL	2.0	2.0	984	$1,500	$1.52	25d	1	0.17mi
2202 Clubhouse Dr #187 Sun City Center, FL	1.0	1.5	800	$1,550	$1.94	25d	1	0.21mi
2202 Clubhouse Dr #169 Sun City Center, FL	2.0	2.0	984	$1,450	$1.47	6d	1	0.21mi
101 Cambridge Trl Sun City Center, FL	1.0–2.0	1.5–2.0	880	$1,650	$1.88	12d	1	0.28mi
1902 Dandridge St #12 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	15d	1	0.29mi
301 Kings Blvd #138 Sun City Center, FL	1.0	1.5	1020	$1,800	$1.76	23d	1	0.34mi
323 Knottwood Ct #1 Sun City Center, FL	1.0	1.0	908	$1,090	$1.20	6d	1	0.46mi
323 Knottwood Ct Sun City Center, FL	1.0	1.0	908	$1,290	$1.42	25d	1	0.46mi
1901 Andover Way #38 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	25d	1	0.47mi
409 Feltham Trl Unit B Sun City Center, FL	2.0	2.0	984	$1,650	$1.68	25d	1	0.52mi
201 Kings Blvd #19 Sun City Center, FL	1.0	1.5	800	$1,495	$1.87	25d	1	0.52mi
201 Bedford Trl Unit F128 Sun City Center, FL	2.0	2.0	960	$1,275	$1.33	25d	1	0.53mi
202 Bedford Trl #99 Sun City Center, FL	1.0	1.0	800	$1,500	$1.88	6d	1	0.56mi
403 Finchley Ct Unit B Sun City Center, FL	2.0	2.0	960	$2,000	$2.08	25d	1	0.57mi
201 Bedford St #95 Sun City Center, FL	1.0	1.5	800	$1,450	$1.81	16d	1	0.60mi
306 Fowling Ct Sun City Center, FL	2.0	2.0	960	$1,700	$1.77	25d	1	0.62mi
704 Tremont Greens Ln Unit 107 Sun City Center, FL	2.0	2.0	974	$1,700	$1.75	25d	1	0.65mi
1814 Foxhunt Dr Unit A Sun City Center, FL	1.0	1.5	800	$1,475	$1.84	25d	1	0.68mi
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	960	$1,375	$1.43	23d	1	0.68mi
1802 Bedford Ter #182 Sun City Center, FL	1.0	1.5	800	$1,400	$1.75	19d	1	0.68mi
1802 Bedford Ln Sun City Center, FL	1.0–2.0	2.0	952	$1,800	$1.89	12d	2	0.69mi
2117 Harleston Pl Unit 2117 Sun City Center, FL	2.0	2.0	1448	$2,500	$1.73	25d	1	0.73mi
2124 Hailstone Cir Sun City Center, FL	2.0	2.0	1000	$1,800	$1.80	25d	1	0.80mi
2006 Hampstead Cir Unit N/A Sun City Center, FL	2.0	2.0	1474	$1,800	$1.22	25d	1	0.82mi
2102 Hereford Dr #513 Sun City Center, FL	2.0	2.0	1000	$1,500	$1.50	25d	1	0.90mi
1528 Chevy Chase Dr Sun City Center, FL	2.0	2.0	1346	$2,000	$1.49	25d	1	0.90mi
1415 Langley Dr Sun City Center, FL	2.0	2.0	1359	$1,850	$1.36	25d	1	0.91mi
207 Islip Way Sun City Center, FL	2.0	1.5	992	$1,500	$1.51	19d	1	1.13mi
1301 Warwick Ct Unit 1301 Sun City Center, FL	1.0	1.0	1102	$1,575	$1.43	25d	1	1.20mi
1005 Rickenbacker Dr Sun City Center, FL	2.0	1.0	1224	$1,595	$1.30	4d	1	1.24mi
3402 Salt Air Dr Ruskin, FL	1.0–3.0	1.0–2.0	1061	$1,981	$1.87	0d	43	1.29mi
1103 Villeroy Dr Sun City Center, FL	3.0	2.0	1490	$2,500	$1.68	12d	1	1.35mi
1104 Desert Hills Dr Sun City Center, FL	2.0	2.0	1383	$1,825	$1.32	18d	1	1.47mi

HOA detail condo

• Monthly dues: $647 · $7,764/yr
• Likely covers: watersewerinternetcableroofpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $134,900 Active 78 DOM
2. 2026-06-18
   days on market $134,900 Active 75 DOM
3. 2026-06-17
   days on market $134,900 Active 74 DOM
4. 2026-06-16
   days on market $134,900 Active 73 DOM
5. 2026-06-15
   days on market $134,900 Active 72 DOM
6. 2026-06-13
   days on market $134,900 Active 70 DOM
7. 2026-06-13
   days on market $134,900 Active 69 DOM
8. 2026-06-09
   days on market $134,900 Active 66 DOM
9. 2026-06-08
   days on market $134,900 Active 65 DOM
10. 2026-06-07
    days on market $134,900 Active 64 DOM
11. 2026-06-04
    days on market $134,900 Active 61 DOM
12. 2026-06-03
    days on market $134,900 Active 60 DOM
13. 2026-06-02
    days on market $134,900 Active 59 DOM
14. 2026-06-01
    days on market $134,900 Active 58 DOM
15. 2026-05-31
    days on market $134,900 Active 57 DOM
16. 2026-04-04
    listed $134,900 Active 1495-char remark

    Show marketing remark (1495 chars)

    WELCOME TO ONE OF THE MOST DESIRABLE, GOLF CART FRIENDLY active 55+ communities of Kings Point! Come visit this beautifully appointed, fully furnished tropically landscaped, 2 bedroom/ 2 bathroom with a Florida room & a Bonus or golf cart room. This open floorplan home features a remodeled kitchen, spacious living room, a Florida room, laundry room and a bonus room that can be used for hobbies or to store your golfcart. The large primary bedroom provides an ensuite updated bathroom vanity and walk-in shower; The guest bathroom has an updated vanity and combination tub and shower. Breaker box replaced. The KPW Silver Plan is transferrable. This immaculate home is ready for you! Basic cable, internet, amenities fees, lawn maintenance, pest control, water/sewer, exterior insurance, exterior structural maintenance, roof maintenance/replacement are included in the monthly HOA fee. Kings Point is a gated community in Sun City Center, offering residents: two guard-gated entrances, exterior painting, 24-hour security, 2 club houses, 6 pools, daily social events, live entertainment, many clubs, chef-prepared daily menus, a pickup food service, multi-million dollar fitness center, group travel, and much more! It is centrally located to St. Petersburg, Tampa and Sarasota, and only a short hour drive to beaches and Orlando. Call today to see this beauty! The Golfcart is not included in the sale but can be purchased from the Sellers. The furniture and furnishings are included.

17. 2026-01-23
    historical $1,850
18. 2025-11-25
    price $1,850
19. 2025-10-24
    price $1,950
20. 2025-10-08
    listed $2,000
21. 2023-09-26
    historical
22. 2007-10-18
    soldstatus $67,000 142-char remark

    Show marketing remark (142 chars)

    Fantastic 2 bd, 2 ba with large Lanai, golf course view, furnished, covered assigned parking, covered golf cart carport, new paint and carpet.

23. 2007-06-27
    listed $70,000 142-char remark

    Show marketing remark (142 chars)

    Fantastic 2 bd, 2 ba with large Lanai, golf course view, furnished, covered assigned parking, covered golf cart carport, new paint and carpet.

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

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 ≥109°F today · 28 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: $21,220
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − HOA: −$7,764
• − Depreciation: −$3,924
• Taxable loss: −$4,118
• Est. tax savings @ 24.0%: +$988
• After-tax cash flow: $-1,199/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 — 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 · 1,540,968 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

+92.7% since first listed

8 events — show timeline

• 2026-04-04 Listed $134,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-23 Rental Removed $1,850 STELLARMLS
• 2025-11-25 Price Changed $1,850 STELLARMLS
• 2025-10-24 Price Changed $1,950 STELLARMLS
• 2025-10-08 Listed for Rent $2,000 STELLARMLS
• 2023-09-26 Rental Removed — STELLARMLS
• 2007-10-18 Sold (MLS) $67,000 Stellar MLS as Distributed by MLS Grid
• 2007-06-27 Listed $70,000 Stellar MLS as Distributed by MLS Grid