203 Austin Hill Ct · Sun City Center, FL 33573

$279,500

2 bd · 2.0 ba · 2,124 sqft · SingleFamily public records · 50 Days on market

Built 1984 0.27 ac lot $32/mo HOA · 2% 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 +11.3/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Appreciation +3.4/10.0
• DSCR +3.3/10.0
• Rent growth +3.2/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

THIS HOME SHOWS VERY WELL. YOUR CUSTOMER WILL THANK YOU FOR SHOWING IT. THIS IS A GREAT EXPANDED LA SALLE FLOOR PLAN WITH A FANTASTIC GOLF COURSE VIEW. JUST A FEW HOUSES ON A CUL-DE-SAC SO THERE'S HARDLY ANY TRAFFIC. BEAUTIFUL LANDSCAPING WITH NEW SHRUS, SAGO PALMS AND DROMEDARY PALM ON THE WEST SIDE. NEWLY FINISHED GARAGEFLOOR AND DRIVEWAY. EXTRA REFRIGERATOR STAYS. WATER SOFTENER AND REVERSE OSMOSIS. GARAGE COACH LIGHTS NOT CONNECTED. FREE 12 MONTH GOLF CART TRAIL FEE & FREE SOCIAL DUES FOR 12 MONTHS FOR TWO AT THE GOLF & RACQUET CLUB. (BUYER MUST PAY ANY REQUIRED INITIATION FEE. ) BUYER TO PAY ONE TIME TRANSFER FEE OF $1,200.00 TO THE SUN CITY CENTER COMMUNITY ASSOCIATION AT CLOSING.

Key facts

• Full two-car garage
• Quiet cul-de-sac
• Huge enclosed lanai

Tags

• QUIET CUL-DE-SAC
• NO BACKYARD NEIGHBORS
• CHARMING SCREENED PORCH
• LARGE UTILITY ROOM
• FULL TWO-CAR GARAGE
• HUGE ENCLOSED LANAI

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (24.0% below list).
• Recommended offer: $213k (24.0% 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: Cypress Creek Elementary School (math 40% / reading 40%, grade F, #1,491 of 2,144 statewide, top 70%, 957 students, 63% FRL); Shields Middle School (math 29% / reading 27%, grade F, #486 of 571 statewide, top 86%, 1,867 students, 68% FRL); Lennard High School (math 30% / reading 46%, grade F, #328 of 667 statewide, top 50%, 2,404 students, 47% FRL).
• Zoned-school proficiency averages 35% at this address vs 48% district-wide (-13 pts) — the specific schools serving this property underperform the Hillsborough average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.6%/yr); 605 active listings in the ZIP; 29 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).
• This rent runs 35% 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 $8k 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 50 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $191k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $212,542 (24.0% 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 50 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.76% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.58%
• DSCR: 0.93
• GRM: 11.0

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: -19.3%
• Equity multiple: 0.33×
• Total profit: $-52,674
• Equity at exit: $41,674

10-year hold

• IRR: -12.7%
• Equity multiple: 0.26×
• Total profit: $-57,618
• Equity at exit: $24,166

Cash invested: $78,260 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,125 high
• Mortgage (P&I): −$1,466
• Tax from tax record: −$168 /mo · $2,018/yr
• Insurance: −$116
• HOA: −$32
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-103

Break-even live

Break-even rent $2,256

Max offer price $261,257

Occupancy floor 100%

Sensitivity live

Price	-10% $55	-5% $-24	+0% $-103	+5% $-182	+10% $-261
Rent	-10% $-271	-5% $-187	+0% $-103	+5% $-19	+10% $65
Rate	-1.0pp $37	-0.5pp $-32	base $-103	+0.5pp $-176	+1.0pp $-249

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: $69,875
• Closing costs: $8,385
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16676 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	26d	1	0.68mi
16660 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	26d	1	0.70mi
16671 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	26d	1	0.70mi
16667 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	26d	1	0.70mi
16665 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	26d	1	0.71mi
5017 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	22d	1	0.71mi
5010 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	26d	1	0.72mi
16638 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	23d	1	0.72mi
5018 Capri Harbor Dr Wimauma, FL	2.0	2.5	1541	$1,956	$1.27	26d	1	0.74mi
17042 Oval Rum Dr Wimauma, FL	3.0	2.0	1516	$2,500	$1.65	19d	1	0.74mi
16619 Ancient Mariner Ln Wimauma, FL	2.0	2.5	1541	$2,031	$1.32	26d	1	0.75mi
16611 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,176	$1.33	22d	1	0.75mi
5044 Capri Harbor Dr Wimauma, FL	2.0	2.5	1541	$1,956	$1.27	26d	1	0.76mi
1013 Ardmore Way Sun City Center, FL	2.0	2.0	1857	$1,795	$0.97	26d	1	0.77mi
16616 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	23d	1	0.77mi
16610 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,176	$1.33	26d	1	0.78mi
102 Wintersong Ln Sun City Center, FL	2.0	2.0	1508	$1,995	$1.32	22d	1	0.79mi
5085 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	26d	1	0.80mi
5089 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	26d	1	0.80mi
5091 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	26d	1	0.81mi
5095 Capri Harbor Dr Wimauma, FL	2.0	2.5	1578	$1,956	$1.24	23d	1	0.81mi
701 Cypress Pl Sun City Center, FL	2.0	2.0	1425	$1,700	$1.19	26d	1	0.84mi
4902 Cosmos Cir Wimauma, FL	3.0	1.0–3.5	1231	$2,345	$1.90	0d	38	0.92mi
714 Indian Wells Ave Sun City Center, FL	2.0	2.0	1515	$1,695	$1.12	26d	1	0.92mi
17247 Southern Haven Dr Wimauma, FL	3.0	2.5	1660	$2,300	$1.39	19d	1	0.99mi
17224 Auburn Arch Loop Wimauma, FL	2.0–4.0	2.5	1517	$2,300	$1.52	19d	20	1.04mi
1812 New Bedford Dr Sun City Center, FL	3.0	2.0	2606	$2,200	$0.84	22d	1	1.07mi
5029 Sable Chime Dr Wimauma, FL	3.0	2.0	1451	$2,420	$1.67	16d	1	1.16mi
301 Bryce Ct Sun City Center, FL	2.0	2.0	1830	$1,850	$1.01	26d	1	1.19mi

HOA detail

• Monthly dues: $32 · $384/yr
• Likely covers: waterlandscaping

Listing history 8 events

1. 2026-04-23
   status Pending
2. 2026-04-08
   price $279,500
3. 2026-03-04
   listed $299,000 Active
4. 2004-11-22
   soldstatus $191,000
5. 2004-11-17
   soldstatus $191,000 708-char remark

   Show marketing remark (708 chars)

   THIS HOME SHOWS VERY WELL. YOUR CUSTOMER WILL THANK YOU FOR SHOWING IT. THIS IS A GREAT EXPANDED LA SALLE FLOOR PLAN WITH A FANTASTIC GOLF COURSE VIEW. JUST A FEW HOUSES ON A CUL-DE-SAC SO THERE'S HARDLY ANY TRAFFIC. BEAUTIFUL LANDSCAPING WITH NEW SHRUS, SAGO PALMS AND DROMEDARY PALM ON THE WEST SIDE. NEWLY FINISHED GARAGEFLOOR AND DRIVEWAY. EXTRA REFRIGERATOR STAYS. WATER SOFTENER AND REVERSE OSMOSIS. GARAGE COACH LIGHTS NOT CONNECTED. FREE 12 MONTH GOLF CART TRAIL FEE & FREE SOCIAL DUES FOR 12 MONTHS FOR TWO AT THE GOLF & RACQUET CLUB. (BUYER MUST PAY ANY REQUIRED INITIATION FEE. ) BUYER TO PAY ONE TIME TRANSFER FEE OF $1,200.00 TO THE SUN CITY CENTER COMMUNITY ASSOCIATION AT CLOSING.

6. 2004-10-22
   listed $192,000 708-char remark

   Show marketing remark (708 chars)

   THIS HOME SHOWS VERY WELL. YOUR CUSTOMER WILL THANK YOU FOR SHOWING IT. THIS IS A GREAT EXPANDED LA SALLE FLOOR PLAN WITH A FANTASTIC GOLF COURSE VIEW. JUST A FEW HOUSES ON A CUL-DE-SAC SO THERE'S HARDLY ANY TRAFFIC. BEAUTIFUL LANDSCAPING WITH NEW SHRUS, SAGO PALMS AND DROMEDARY PALM ON THE WEST SIDE. NEWLY FINISHED GARAGEFLOOR AND DRIVEWAY. EXTRA REFRIGERATOR STAYS. WATER SOFTENER AND REVERSE OSMOSIS. GARAGE COACH LIGHTS NOT CONNECTED. FREE 12 MONTH GOLF CART TRAIL FEE & FREE SOCIAL DUES FOR 12 MONTHS FOR TWO AT THE GOLF & RACQUET CLUB. (BUYER MUST PAY ANY REQUIRED INITIATION FEE. ) BUYER TO PAY ONE TIME TRANSFER FEE OF $1,200.00 TO THE SUN CITY CENTER COMMUNITY ASSOCIATION AT CLOSING.

7. 1985-09-01
   soldstatus $95,000
8. 1984-05-01
   soldstatus $87,700

ⓘ 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: $2,018 · $168/mo
• Projected year-2 tax: $2,320 · $193/mo
• Expected delta: +$302/yr (+$25/mo · 15.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 28 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: $25,505
• − Mortgage interest: −$15,656
• − Property taxes: −$2,018
• − Insurance: −$1,398
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − HOA: −$384
• − Depreciation: −$8,131
• Taxable loss: −$6,162
• Est. tax savings @ 24.0%: +$1,479
• After-tax cash flow: $240/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

+218.7% since first listed

8 events — show timeline

• 2026-04-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $279,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Listed $299,000 Stellar MLS as Distributed by MLS Grid
• 2004-11-22 Sold (Public Records) $191,000 Public Records
• 2004-11-17 Sold (MLS) $191,000 Stellar MLS as Distributed by MLS Grid
• 2004-10-22 Listed $192,000 Stellar MLS as Distributed by MLS Grid
• 1985-09-01 Sold (Public Records) $95,000 Public Records
• 1984-05-01 Sold (Public Records) $87,700 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,018 · +4.4% YoY. Source: county tax records.