250 S Port Royal Ln · Apollo Beach, FL 33572

$233,000

3 bd · 2.0 ba · 1,620 sqft · Condo public records · 374 Days on market

Built 2002 $242/mo HOA · 10% of rent ↓ 3% since listing

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.7/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AMAZING PRICE! Do not miss this spacious home in the resort-style 55+ resident-owned waterfront community of Caribbean Isles. If you're ready to make a move, this 1620 square foot, three-bedroom, two-bath home is ready for your seasonal enjoyment or year-round retirement. This FURNISHED and accessorized home features a large SCREENED IN LANAI, a dedicated laundry area, right off the kitchen, with ample storage and workspace, and a separate WORKSHOP with plenty of room for hobbies or DIY. The kitchen opens to the dining and living areas while maintaining a sense of separation—perfect for perfecting your cooking skills. The primary suite comfortably accommodates a king-sized bedroom set and is thoughtfully separated from the guest rooms on the opposite side of the expansive living room. A private office area, enclosed, and just off the kitchen, offers a quiet workspace or hobby nook. Additional features include HIGH CEILINGS, large windows that fill the home with natural light, and a walk-in shower. Caribbean Isles is a WATERFRONT COMMUNITY built along a series of canals, with concrete seawalls, that lead out to Tampa Bay. Residents can take advantage of BOAT AND RV STORAGE in the community lot for an affordable annual fee ranging from $120 to $250, depending on space needs. The community is GOLF CART and PET FRIENDLY. Located midway between Tampa, St. Petersburg, and Sarasota-Bradenton, and within a day trip to Orlando’s theme parks, Caribbean Isles offers both tranquility and convenience. Apollo Beach provides everything you need locally—from shopping and dining to recreational activities. There is NO LOT RENT. Ownership includes an ownership share in the resident-owned cooperative. The monthly maintenance fee of $242 covers professional management, upkeep of private roads, a boat launch, dog park, lagoon park, community amenities, and funding for replacement reserves.

Key facts

• Private office area
• Waterfront community
• Separate workshop

Tags

• SCREENED IN LANAI
• DEDICATED LAUNDRY AREA
• SEPARATE WORKSHOP
• PRIVATE OFFICE AREA
• WATERFRONT COMMUNITY
• BOAT AND RV STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $233k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (8.5% below list).
• Meets the 1% rule at list price ($2k rent vs $233k).
• Recommended offer: $205k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#333 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, 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 rising (+3.4%/yr); 768 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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 374 days — a 12% lower offer ($205k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 4→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,040 (12.0% 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 374 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. 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.
10. 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.
11. 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: 1.07% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.36% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.33×
• Total profit: $-43,663
• Equity at exit: $34,741

10-year hold

• IRR: -10.3%
• Equity multiple: 0.35×
• Total profit: $-42,159
• Equity at exit: $20,146

Cash invested: $65,240 (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 33572

• Rents YoY: 3.4%
• Active inventory: 768
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,485 high
• Mortgage (P&I): −$1,222
• Tax from tax record: −$88 /mo · $1,055/yr
• Insurance: −$97
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$242
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-112

Break-even live

Break-even rent $2,627

Max offer price $213,213

Occupancy floor 100%

Sensitivity live

Price	-10% $20	-5% $-46	+0% $-112	+5% $-178	+10% $-244
Rent	-10% $-308	-5% $-210	+0% $-112	+5% $-14	+10% $84
Rate	-1.0pp $5	-0.5pp $-53	base $-112	+0.5pp $-172	+1.0pp $-234

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: $58,250
• Closing costs: $6,990
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 Lookout Dr Apollo Beach, FL	3.0	2.0	1638	$2,700	$1.65	11d	1	0.33mi
206 Lookout Dr Apollo Beach, FL	3.0	2.0	1282	$2,045	$1.60	4d	1	0.46mi
6144 Paseo Al Mar Blvd Apollo Beach, FL	1.0–2.0	1.0–2.0	1084	$2,164	$2.00	0d	28	0.54mi
229 Lookout Dr Apollo Beach, FL	2.0	2.0	1291	$2,099	$1.63	6d	1	0.56mi
6516 Quiet Pool Ct Apollo Beach, FL	3.0	2.5	1674	$1,855	$1.11	25d	1	0.58mi
6350 Union Station Ct Apollo Beach, FL	3.0	1.0–2.0	1116	$2,744	$2.46	0d	43	0.67mi
6222 Camino Dr Apollo Beach, FL	3.0	2.5	1617	$2,400	$1.48	6d	1	0.70mi
6501 Manila Palm Way Apollo Beach, FL	3.0	2.0	1651	$2,350	$1.42	25d	1	0.71mi
6033 Flora Ter Apollo Beach, FL	3.0	2.0	1428	$1,895	$1.33	25d	1	0.72mi
6322 Camino Dr Apollo Beach, FL	3.0	2.5	1677	$2,400	$1.43	15d	1	0.76mi
6262 Goldcoast Ave Apollo Beach, FL	4.0	3.5	1976	$2,450	$1.24	25d	1	0.78mi
6331 Camino Dr Apollo Beach, FL	4.0	3.5	2000	$2,595	$1.30	25d	1	0.78mi
6531 Santiago Ct Apollo Beach, FL	4.0	3.5	1988	$4,500	$2.26	0d	1	1.01mi
529 Red Mangrove Ln Apollo Beach, FL	3.0	2.0	1056	$2,200	$2.08	18d	1	1.04mi
917 Apollo Beach Blvd Apollo Beach, FL	2.0	1.0–2.0	1120	$2,361	$2.11	0d	4	1.17mi
7242 Milestone Dr Apollo Beach, FL	3.0	2.5	2112	$2,625	$1.24	25d	1	1.21mi
206 Shell Falls Dr Apollo Beach, FL	2.0	2.0	1461	$2,200	$1.51	25d	1	1.23mi
6328 Lantern View Pl Apollo Beach, FL	4.0	3.5	2184	$2,600	$1.19	18d	1	1.27mi
310 Mangrove Shade Cir Apollo Beach, FL	3.0	2.5	1673	$2,150	$1.29	25d	1	1.41mi
1008 Apollo Beach Blvd Apollo Beach, FL	2.0	2.0	1125	$2,325	$2.07	6d	2	1.43mi
299 Mangrove Shade Cir Apollo Beach, FL	3.0	2.5	1802	$2,150	$1.19	11d	1	1.44mi
299 Mangrove Shade Cir Apollo Beach, FL	3.0	2.5	1758	$2,150	$1.22	25d	1	1.44mi
352 Laurel Falls Dr Apollo Beach, FL	3.0	2.0	2190	$2,995	$1.37	25d	1	1.45mi
6808 Cambridge Park Dr Apollo Beach, FL	3.0	2.0	1858	$2,350	$1.26	18d	1	1.46mi

HOA detail condo

• Monthly dues: $242 · $2,904/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $233,000 Active 374 DOM
2. 2026-06-18
   days on market $233,000 Active 371 DOM
3. 2026-06-17
   days on market $233,000 Active 370 DOM
4. 2026-06-16
   days on market $233,000 Active 369 DOM
5. 2026-06-15
   days on market $233,000 Active 368 DOM
6. 2026-06-13
   days on market $233,000 Active 366 DOM
7. 2026-06-13
   days on market $233,000 Active 365 DOM
8. 2026-06-09
   days on market $233,000 Active 362 DOM
9. 2026-06-08
   days on market $233,000 Active 361 DOM
10. 2026-06-07
    days on market $233,000 Active 360 DOM
11. 2026-06-04
    days on market $233,000 Active 357 DOM
12. 2026-06-03
    days on market $233,000 Active 356 DOM
13. 2026-06-02
    days on market $233,000 Active 355 DOM
14. 2026-06-01
    days on market $233,000 Active 354 DOM
15. 2026-05-31
    days on market $233,000 Active 353 DOM
16. 2025-12-16
    price $233,000 1919-char remark

    Show marketing remark (1919 chars)

    AMAZING PRICE! Do not miss this spacious home in the resort-style 55+ resident-owned waterfront community of Caribbean Isles. If you're ready to make a move, this 1620 square foot, three-bedroom, two-bath home is ready for your seasonal enjoyment or year-round retirement. This FURNISHED and accessorized home features a large SCREENED IN LANAI, a dedicated laundry area, right off the kitchen, with ample storage and workspace, and a separate WORKSHOP with plenty of room for hobbies or DIY. The kitchen opens to the dining and living areas while maintaining a sense of separation—perfect for perfecting your cooking skills. The primary suite comfortably accommodates a king-sized bedroom set and is thoughtfully separated from the guest rooms on the opposite side of the expansive living room. A private office area, enclosed, and just off the kitchen, offers a quiet workspace or hobby nook. Additional features include HIGH CEILINGS, large windows that fill the home with natural light, and a walk-in shower. Caribbean Isles is a WATERFRONT COMMUNITY built along a series of canals, with concrete seawalls, that lead out to Tampa Bay. Residents can take advantage of BOAT AND RV STORAGE in the community lot for an affordable annual fee ranging from $120 to $250, depending on space needs. The community is GOLF CART and PET FRIENDLY. Located midway between Tampa, St. Petersburg, and Sarasota-Bradenton, and within a day trip to Orlando’s theme parks, Caribbean Isles offers both tranquility and convenience. Apollo Beach provides everything you need locally—from shopping and dining to recreational activities. There is NO LOT RENT. Ownership includes an ownership share in the resident-owned cooperative. The monthly maintenance fee of $242 covers professional management, upkeep of private roads, a boat launch, dog park, lagoon park, community amenities, and funding for replacement reserves.

17. 2025-06-12
    listed $240,000 Active 1919-char remark

    Show marketing remark (1919 chars)

    AMAZING PRICE! Do not miss this spacious home in the resort-style 55+ resident-owned waterfront community of Caribbean Isles. If you're ready to make a move, this 1620 square foot, three-bedroom, two-bath home is ready for your seasonal enjoyment or year-round retirement. This FURNISHED and accessorized home features a large SCREENED IN LANAI, a dedicated laundry area, right off the kitchen, with ample storage and workspace, and a separate WORKSHOP with plenty of room for hobbies or DIY. The kitchen opens to the dining and living areas while maintaining a sense of separation—perfect for perfecting your cooking skills. The primary suite comfortably accommodates a king-sized bedroom set and is thoughtfully separated from the guest rooms on the opposite side of the expansive living room. A private office area, enclosed, and just off the kitchen, offers a quiet workspace or hobby nook. Additional features include HIGH CEILINGS, large windows that fill the home with natural light, and a walk-in shower. Caribbean Isles is a WATERFRONT COMMUNITY built along a series of canals, with concrete seawalls, that lead out to Tampa Bay. Residents can take advantage of BOAT AND RV STORAGE in the community lot for an affordable annual fee ranging from $120 to $250, depending on space needs. The community is GOLF CART and PET FRIENDLY. Located midway between Tampa, St. Petersburg, and Sarasota-Bradenton, and within a day trip to Orlando’s theme parks, Caribbean Isles offers both tranquility and convenience. Apollo Beach provides everything you need locally—from shopping and dining to recreational activities. There is NO LOT RENT. Ownership includes an ownership share in the resident-owned cooperative. The monthly maintenance fee of $242 covers professional management, upkeep of private roads, a boat launch, dog park, lagoon park, community amenities, and funding for replacement reserves.

ⓘ 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: $1,055 · $88/mo
• Projected year-2 tax: $1,934 · $161/mo
• Expected delta: +$879/yr (+$73/mo · 83.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 4 d/yr ≥107°F today · 16 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,824
• − Mortgage interest: −$13,052
• − Property taxes: −$1,055
• − Insurance: −$6,284
• − Repairs & maintenance: −$2,386
• − Management: −$2,386
• − HOA: −$2,904
• − Depreciation: −$6,778
• Taxable loss: −$5,020
• Est. tax savings @ 24.0%: +$1,205
• After-tax cash flow: $-139/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 — Apollo Beach

• Score: 72/100
• State rank: #333
• US rank: #5784

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Apollo Beach, FL
• County: Hillsborough County · 1,540,968 people
• City population: 26,495
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 26,495
• Household income: $122,130
• Rent vs Own: 15.9% rent · 84.1% own
• Severe rent burden: 381.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 15% Black 13% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 2% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 10% · Canada, Jamaica, Guatemala
• Languages at home: 86% English-only · Spanish 10% Russian/Polish/Slavic 1% Tagalog/Filipino 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: ▼ -393.97%
• Current HPI: 300.9596
• Rent YoY: ▲ 3.36%
• 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

-2.9% since first listed

2 events — show timeline

• 2025-12-16 Price Changed $233,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-12 Listed $240,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2025): $1,055 · +10.4% YoY. Source: county tax records.