6711 Blue Moon Way · Sun City Center, FL 33573

$335,000

5 bd · 3.0 ba · 2,415 sqft · SingleFamily public records · 14 Days on market

Built 2018 4,400 sqft lot $75/mo HOA · 3% 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).

• Cash flow +9.1/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Appreciation +3.4/10.0
• Rent growth +3.2/5.0
• 1% rule +3.0/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Under Construction - This beautiful two story 2386 sq. ft. "Columbia" home has five bedrooms, 2.5 baths, a loft upstairs and a two car garage. Complete kitchen appliance package, low maintenance ceramic tile floors in foyer, kitchen, laundry room and all baths, programmable thermostat, 40 gallon electric water heater, designer laminate countertops in kitchen and 36” cabinets with raised panel doors. Highlighting Florida’s natural landscape, this SouthShore community includes a playground and walking trails throughout. Only a short distance you’ll find EG Simmons Park and Little Manatee River State Park, as well as beaches, boating, golf and shopping.

Key facts

• Generous living area
• Fenced backyard
• 4,400 sq ft lot

Tags

• FENCED BACKYARD
• SPACIOUS PRIMARY SUITE
• GENEROUS LIVING AREA
• KITCHEN OFFERS WORKSPACE
• ADJOINING DINING AREA

Property features AI

Finance

• Other: CDD assessed; Homestead exempt; No waterfront or water access; Approximately 2,415 sq ft living area (public records); Total building area approximately 2,915 sq ft
• HOA & community: HOA required (Cypress Creek/Jennifer Scalercio); Monthly HOA approximately $75 ($225 quarterly); Community amenities: pool, fitness center, playground, dog park, sidewalks; Deed-restricted community; Association approval required

Exterior

• Parking: Attached garage; Garage (2 spaces)
• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Single family residence; Residential property; Two stories; North-facing
• Construction: Stucco construction; Shingle roof; Block foundation; Completed condition; Built on a 40 x 110 lot (approximately 0.1 acre)
• Exterior features: Hurricane shutters; Exterior lighting; Sliding doors; Paved road frontage; Irrigation system

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Electric water heater
• Bedrooms: 5 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Open floor plan; Thermostat; Walk-in closets
• Laundry & utility: Washer hookup; Dryer hookup (electric); Inside laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (19.8% below list).
• Recommended offer: $269k (19.8% below list) — sets the bar for 1% rule.

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: Lennard High School (math 30% / reading 46%, grade F, #328 of 667 statewide, top 50%, 2,404 students, 47% FRL).
• Market conditions: Rents rising (+2.6%/yr); 602 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 44% 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 $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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $218k; list at $335k 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $268,751 (19.8% 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 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?
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: 0.80% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.31%
• DSCR: 0.85
• GRM: 10.4

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: -22.2%
• Equity multiple: 0.24×
• Total profit: $-71,615
• Equity at exit: $49,950

10-year hold

• IRR: -17.1%
• Equity multiple: 0.07×
• Total profit: $-87,080
• Equity at exit: $28,965

Cash invested: $93,800 (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: 602
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,688 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$410 /mo · $4,924/yr
• Insurance: −$140
• HOA: −$75
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $-259

Break-even live

Break-even rent $3,015

Max offer price $289,320

Occupancy floor —

Sensitivity live

Price	-10% $-69	-5% $-164	+0% $-259	+5% $-353	+10% $-448
Rent	-10% $-471	-5% $-365	+0% $-259	+5% $-152	+10% $-46
Rate	-1.0pp $-90	-0.5pp $-173	base $-259	+0.5pp $-345	+1.0pp $-434

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15423 Dark Star Ln Sun City Center, FL	4.0	2.5	1870	$2,185	$1.17	16d	1	0.02mi
6533 Trent Creek Dr Sun City Center, FL	5.0	2.5	2520	$2,300	$0.91	15d	1	0.04mi
6533 Trent Creek Dr Sun City Center, FL	5.0	3.0	2520	$2,300	$0.91	5d	1	0.04mi
6507 Trent Creek Dr Sun City Center, FL	4.0	2.5	1870	$2,050	$1.10	3d	1	0.11mi
6139 Trent Creek Dr Sun City Center, FL	4.0	2.5	2250	$2,705	$1.20	2d	1	0.28mi
5450 Del Coronado Dr Apollo Beach, FL	4.0	2.0	2086	$3,000	$1.44	25d	1	0.39mi
7109 Paradise Island Ct Sun City Center, FL	4.0	2.5	2635	$2,600	$0.99	25d	1	0.48mi
7322 King Creek Dr Sun City Center, FL	4.0	2.5	2635	$2,700	$1.02	11d	1	0.51mi
5612 Limelight Dr Apollo Beach, FL	5.0	4.0	3245	$4,000	$1.23	11d	1	0.54mi
7022 Ozello Trail Ave Sun City Center, FL	4.0	2.0	1918	$2,296	$1.20	14d	1	0.54mi
7106 Salt River Ave Sun City Center, FL	4.0	2.5	1906	$2,155	$1.13	5d	1	0.58mi
6196 Hidden Branch Dr Apollo Beach, FL	4.0	2.0	2012	$3,150	$1.57	5d	1	0.74mi
5548 Summer Sunset Dr Apollo Beach, FL	4.0	2.5	2073	$2,850	$1.37	0d	1	0.76mi
7217 Wash Island Dr Sun City Center, FL	4.0	3.0	2577	$2,595	$1.01	25d	1	0.78mi
5448 Silver Sun Dr Apollo Beach, FL	4.0	2.0	1992	$4,000	$2.01	25d	1	1.11mi
4529 Eternal Prince Dr Sun City Center, FL	4.0	2.5	1914	$2,450	$1.28	21d	1	1.24mi
6214 Sea Amber Ln Apollo Beach, FL	4.0	3.0	2273	$3,200	$1.41	12d	1	1.34mi
6262 Goldcoast Ave Apollo Beach, FL	4.0	3.5	1976	$2,450	$1.24	25d	1	1.42mi
6331 Camino Dr Apollo Beach, FL	4.0	3.5	2000	$2,595	$1.30	25d	1	1.42mi

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: waterelectric

Listing history 11 events

1. 2026-06-18
   days on market $335,000 Active 14 DOM
2. 2026-06-17
   days on market $335,000 Active 13 DOM
3. 2026-06-16
   days on market $335,000 Active 12 DOM
4. 2026-06-15
   days on market $335,000 Active 11 DOM
5. 2026-06-13
   days on market $335,000 Active 9 DOM
6. 2026-06-13
   days on market $335,000 Active 8 DOM
7. 2026-06-09
   days on market $335,000 Active 5 DOM
8. 2026-06-08
   days on market $335,000 Active 4 DOM
9. 2026-06-07
   days on market $335,000 Active 3 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    listed $335,000 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: $4,924 · $410/mo
• Projected year-2 tax: $4,924 · $410/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 3/10 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,250
• − Mortgage interest: −$18,765
• − Property taxes: −$4,924
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,580
• − Management: −$2,580
• − HOA: −$900
• − Depreciation: −$9,745
• Taxable loss: −$8,920
• Est. tax savings @ 24.0%: +$2,141
• After-tax cash flow: $-962/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

+53.9% since first listed

12 events — show timeline

• 2026-06-04 Listed $335,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-05-20 Price Changed $365,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-02 Price Changed $375,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-23 Price Changed $390,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-05 Listed $395,000 Stellar MLS as Distributed by MLS Grid
• 2018-05-31 Sold (MLS) $217,690 Stellar MLS as Distributed by MLS Grid
• 2018-04-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-03-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-02-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-01-12 Listed $217,690 Stellar MLS as Distributed by MLS Grid

Property tax history

+66.7%/yr

Latest (2025): $4,924 · +5.5% YoY. Source: county tax records.