1710 7th St SW #44 · Ruskin, FL 33570

$125,000

2 bd · 2.0 ba · 1,226 sqft · Condo public records · 216 Days on market

Built 1984 $140/mo HOA

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come retire in Riverbreeze Estates! A well-maintained gated 55+ COOP community in Ruskin where you own your own lot and never pay lot rent again! This 2-bed 2-bath home has warm-looking laminate flooring throughout. An open floor plan gives a very spacious feel. The eat-in kitchen features granite countertops, a tile backsplash, and a new garbage disposal. The split-plan bedrooms allow privacy. One is ensuite at the back, and the other has a bay window with a second bathroom nearby. A real bonus here is a new Daikin AC installed in November 2025! Amenities include a clubhouse with plenty of planned activities, a large heated community pool, shuffleboard, and a fenced storage area for RV's and boats. Buyer approval is required. One indoor cat or a service dog is allowed. Park is conveniently located near US-41 and I-75, making Bradenton, Sarasota, Tampa, and St. Pete an easy drive for shopping, beaches, and restaurants. Schedule a showing today.

Key facts

• Gated community
• New garbage disposal
• Bay window

Tags

• GATED COMMUNITY
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• NEW GARBAGE DISPOSAL
• SPLIT-PLAN BEDROOMS
• BAY WINDOW

🏢 Co-op / cooperative unit. The $125,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $688 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 4.7% in Ruskin — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#392 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute B+; Watch: schools F, 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.
• Market conditions: Rents flat; 489 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 34% of the median local income ($72k/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 $864 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.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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 F-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. 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.
8. 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.
9. 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: 1.66% ✓
• Cap rate: 12.90%
• Cash-on-cash: 23.60%
• DSCR: 2.05
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.9% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 1.55×
• Total profit: $19,367
• Equity at exit: $18,638

10-year hold

• IRR: 21.3%
• Equity multiple: 2.62×
• Total profit: $56,755
• Equity at exit: $10,808

Cash invested: $35,000 (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 33570

• Home prices YoY: -28.8%
• Rents YoY: 0.9%
• Active inventory: 489
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,075 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$103 /mo · $1,239/yr
• Insurance: −$52
• HOA: −$140
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $688

Break-even live

Break-even rent $1,204

Max offer price $125,000

Occupancy floor 62%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 4th Ave SW Ruskin, FL	2.0	1.0	873	$1,870	$2.14	5d	1	1.03mi
1251 9th St SE Ruskin, FL	3.0–4.0	2.0–2.5	1650	$2,111	$1.28	5d	1	1.19mi

HOA detail condo

• Monthly dues: $140 · $1,680/yr
• Likely covers: trashpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $125,000 Active 216 DOM
2. 2026-06-17
   days on market $125,000 Active 215 DOM
3. 2026-06-16
   days on market $125,000 Active 214 DOM
4. 2026-06-15
   days on market $125,000 Active 213 DOM
5. 2026-06-13
   days on market $125,000 Active 211 DOM
6. 2026-06-13
   days on market $125,000 Active 210 DOM
7. 2026-06-09
   days on market $125,000 Active 207 DOM
8. 2026-06-08
   days on market $125,000 Active 206 DOM
9. 2026-06-07
   days on market $125,000 Active 205 DOM
10. 2026-06-04
    days on market $125,000 Active 202 DOM
11. 2026-06-03
    days on market $125,000 Active 201 DOM
12. 2026-06-02
    days on market $125,000 Active 200 DOM
13. 2026-06-01
    days on market $125,000 Active 199 DOM
14. 2026-05-31
    days on market $125,000 Active 198 DOM
15. 2025-11-14
    listed $125,000 Active 959-char remark

    Show marketing remark (959 chars)

    Come retire in Riverbreeze Estates! A well-maintained gated 55+ COOP community in Ruskin where you own your own lot and never pay lot rent again! This 2-bed 2-bath home has warm-looking laminate flooring throughout. An open floor plan gives a very spacious feel. The eat-in kitchen features granite countertops, a tile backsplash, and a new garbage disposal. The split-plan bedrooms allow privacy. One is ensuite at the back, and the other has a bay window with a second bathroom nearby. A real bonus here is a new Daikin AC installed in November 2025! Amenities include a clubhouse with plenty of planned activities, a large heated community pool, shuffleboard, and a fenced storage area for RV's and boats. Buyer approval is required. One indoor cat or a service dog is allowed. Park is conveniently located near US-41 and I-75, making Bradenton, Sarasota, Tampa, and St. Pete an easy drive for shopping, beaches, and restaurants. Schedule a showing today.

ⓘ 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: $1,239 · $103/mo
• Projected year-2 tax: $1,239 · $103/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

• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $24,897
• − Mortgage interest: −$7,002
• − Property taxes: −$1,239
• − Insurance: −$625
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − HOA: −$1,680
• − Depreciation: −$3,636
• Taxable income: $6,731
• Est. tax owed @ 24.0%: −$1,615
• After-tax cash flow: $6,643/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 — Ruskin

• Score: 71/100
• State rank: #392
• US rank: #6879

Category grades

Amenities F Commute B+ Cost of living A+ Crime B- Employment B- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ruskin, FL
• County: Hillsborough County · 1,540,968 people
• City population: 33,319
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 33,319
• Household income: $72,172
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 611.0

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 0.69)
• Race & ethnicity: White 40% Hispanic / Latino 32% Black 23% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 6% Cuban 1% Dominican 4%
• Common ancestry: Italian 2% Romanian 2% Hispanic 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 72% English-only · Spanish 23% French/Haitian/Cajun 2%

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: ▼ -112.10%
• Current HPI: 277.8257
• Rent YoY: ▲ 0.90%
• 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

1 event — show timeline

• 2025-11-14 Listed $125,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $1,239 · +4.0% YoY. Source: county tax records.