1210 Casa Bonita Ave · Ruskin, FL 33570

$73,800

4 bd · 2.0 ba · 1,658 sqft · SingleFamily public records · 3 Days on market

Built 2001 5,617 sqft lot $33/mo HOA · 1% of rent

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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

Investor opportunity in Ruskin’s established Casa Bonita community. This 4-bedroom, 2-bath single-family home offers approximately 1,658 sq ft of living space on a 9,500+ sq ft lot and is being sold strictly as-is due to significant fire damage throughout the interior. The property experienced a fire caused by a squatter-related incident, resulting in extensive interior loss and smoke damage. The structure remains in place and may offer renovation or rebuild potential depending on buyer plans, with multiple contractors indicating the home may be salvageable under a full renovation approach. Located in a quiet residential neighborhood with no HOA restrictions beyond standard community

Key facts

• Teardown opportunity
• No hoa restrictions
• Renovation potential

Tags

• RENOVATION POTENTIAL
• QUIET RESIDENTIAL NEIGHBORHOOD
• NO HOA RESTRICTIONS
• VALUE-ADD OPPORTUNITY
• TEARDOWN OPPORTUNITY
• CONVENIENTLY LOCATED NEAR I-75

Property features AI

Finance

• Other: Zoning: PD
• Financial info: Tax information available (not included per instructions)
• HOA & community: HOA: Las Villas of South Shore Inc; HOA required, $404 annually (about $33.67 monthly); Pets allowed

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; One story; North-facing
• Construction: Block and concrete construction; Shingle roof; Slab foundation; Built area about 1,658 square feet
• Exterior features: Paved road access; Lot under 1/4 acre (approximately 0.13 acre)

Interior

• Kitchen: No appliances reported
• Bedrooms: 4 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No notable interior features reported
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $74k).
• Cap rate 28.8% 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; 497 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 41% 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 $510 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $17k; list at $74k implies a 334% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $73,800

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.33% ✓
• Cap rate: 28.77%
• Cash-on-cash: 80.29%
• DSCR: 4.57
• GRM: 2.5

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: 78.0%
• Equity multiple: 4.44×
• Total profit: $71,079
• Equity at exit: $11,004

10-year hold

• IRR: 81.0%
• Equity multiple: 8.53×
• Total profit: $155,549
• Equity at exit: $6,381

Cash invested: $20,664 (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: 497
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,456 high
• Mortgage (P&I): −$387
• Tax from tax record: −$107 /mo · $1,286/yr
• Insurance: −$31
• HOA: −$33
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $1,383

Break-even live

Break-even rent $706

Max offer price $73,800

Occupancy floor 39%

Sensitivity live

Price	-10% $1,424	-5% $1,403	+0% $1,383	+5% $1,362	+10% $1,341
Rent	-10% $1,188	-5% $1,286	+0% $1,383	+5% $1,480	+10% $1,577
Rate	-1.0pp $1,420	-0.5pp $1,401	base $1,383	+0.5pp $1,363	+1.0pp $1,344

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: $18,450
• Closing costs: $2,214
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1029 Spotted Egret Loop Ruskin, FL	3.0	2.5	1463	$2,150	$1.47	6d	1	0.20mi
1119 Windton Oak Dr Ruskin, FL	4.0	2.5	2041	$2,325	$1.14	3d	1	0.43mi
1105 Windton Oak Dr Ruskin, FL	4.0	2.5	2073	$2,399	$1.16	25d	1	0.45mi
1409 Delano Trent St Ruskin, FL	3.0	2.0	1238	$1,800	$1.45	6d	1	0.66mi
424 Newmont Cir Ruskin, FL	3.0	3.0	1707	$1,950	$1.14	25d	1	0.67mi
811 15th St NE Ruskin, FL	3.0	3.0	1870	$2,076	$1.11	15d	1	0.68mi
1251 9th St SE Ruskin, FL	3.0–4.0	2.0–2.5	1650	$3,500	$2.12	6d	1	0.71mi
1609 Carson White Ln Ruskin, FL	4.0	3.0	1808	$2,215	$1.23	2d	1	0.72mi
724 Royal Empress Dr Ruskin, FL	3.0	2.5	1796	$2,195	$1.22	4d	1	0.78mi
903 Zone Tailed Hawk Pl Ruskin, FL	4.0	2.0	1935	$2,200	$1.14	25d	1	0.80mi
1762 Broad Winged Hawk Dr Ruskin, FL	4.0	2.0	1899	$2,400	$1.26	19d	1	0.82mi
2025 Peaceful Palm St Ruskin, FL	4.0	2.0	1606	$2,600	$1.62	15d	1	0.84mi
1606 Delano Trent St Ruskin, FL	4.0	2.5	2102	$2,100	$1.00	25d	1	0.84mi
320 Blue Point Dr Ruskin, FL	4.0	2.0	1767	$2,145	$1.21	4d	1	0.88mi
1113 Brenton Leaf Dr Ruskin, FL	3.0	2.0	1383	$1,985	$1.44	21d	1	0.89mi
2025 Broad Winged Hawk Dr Ruskin, FL	4.0	2.0	1948	$2,365	$1.21	13d	1	0.96mi
1309 Alhambra Crest Dr Ruskin, FL	4.0	2.0	2010	$2,315	$1.15	2d	1	0.99mi
966 Kelly Fern Loop Ruskin, FL	3.0	2.0	1412	$2,195	$1.55	0d	1	1.10mi
1501 21st St SE Ruskin, FL	4.0	2.0	1618	$2,155	$1.33	4d	1	1.10mi
2340 Harris Hawk Ave Ruskin, FL	3.0	2.0	1420	$2,049	$1.44	25d	1	1.11mi
1740 Chatham Green Cir Ruskin, FL	3.0	2.0	1378	$2,200	$1.60	4d	1	1.20mi
1941 Hawks View Dr Ruskin, FL	4.0	2.5	2098	$2,690	$1.28	0d	1	1.22mi
1310 Trailwater St Ruskin, FL	5.0	4.0	2205	$2,500	$1.13	13d	1	1.22mi
2304 Pleasure Run Dr Ruskin, FL	3.0	2.0	1276	$1,970	$1.54	4d	1	1.25mi
837 Chatham Walk Dr Ruskin, FL	3.0	2.0	1404	$2,350	$1.67	25d	1	1.27mi
213 6th Ave NW Ruskin, FL	3.0	1.0	1620	$1,795	$1.11	2d	1	1.31mi
720 Chatham Walk Dr Ruskin, FL	3.0	2.0	1404	$1,985	$1.41	6d	1	1.38mi
1827 Harbour Blue St Ruskin, FL	3.0	2.0	1352	$1,995	$1.48	25d	1	1.39mi
2458 Dovesong Trace Dr Ruskin, FL	3.0	2.0	1689	$2,195	$1.30	12d	1	1.42mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 4 events

1. 2026-05-11
   status Pending
2. 2026-05-08
   listed $73,800 Active
3. 2001-01-25
   soldstatus $17,000
4. 2001-01-25
   soldstatus $17,000

ⓘ 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: $1,286 · $107/mo
• Projected year-2 tax: $1,286 · $107/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) · 54% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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: $29,476
• − Mortgage interest: −$4,134
• − Property taxes: −$1,286
• − Insurance: −$369
• − Repairs & maintenance: −$2,358
• − Management: −$2,358
• − HOA: −$396
• − Depreciation: −$2,147
• Taxable income: $16,428
• Est. tax owed @ 24.0%: −$3,943
• After-tax cash flow: $12,648/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

+334.1% since first listed

4 events — show timeline

• 2026-05-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Listed $73,800 Stellar MLS as Distributed by MLS Grid
• 2001-01-25 Sold (Public Records) $17,000 Public Records
• 2001-01-25 Sold (Public Records) $17,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,286 · +6.2% YoY. Source: county tax records.