13003 Pennybrook Dr · Riverview, FL 33579

$315,000

4 bd · 2.0 ba · 1,689 sqft · SingleFamily public records · 7 Days on market

Built 2020 4,399 sqft lot $8/mo HOA ↓ 14% since listing

---

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
• Appreciation +4.3/10.0
• 1% rule +4.2/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your Dream Home in the Heart of the TRIPLE CREEK neighborhood! This Absolutely Stunning 4 beds, 2 bath home is simply a must see! Curb appeal abounds with tropical landscaping and a screened and covered entryway welcoming you home. As you step inside you’ll be greeted by an abundance of natural light and charmed by the luxury vinyl plank flooring that runs throughout the kitchen area. Open concept living shines in the great room with the kitchen overlooking the living and dining areas, making the home wonderful for both entertaining as well as daily home life. The kitchen is a chef’s dream featuring Granite countertops, walk-in pantry, stainless steel appliances, and an island with counter height seating. The split bedroom floor plan places the owners suite in its own wing and is highlighted by an en suite complete with a dual sink vanity, walk-in closet and shower. The three guest bedrooms are located in the front of the home along with a hall bathroom with a shower and dedicated laundry room. The backyard is covered fenced and presents a nice amount of green space. Last but certainly not least is the attached, rear entry two-car garage. The Triple Creek community amenities are second to none and offer a resort-style pool with lap lanes, splash pad, 24 hrs fitness center, tot lot, open playfield, tennis courts, basketball court, dog park as well as community trails. Location is minutes to Big Bend, I75, US 301, plenty of restaurants, and grocery stores. Riverview is 30 minutes to downtown Tampa and airport, 1.5 hours to Orlando Theme parks, and 1 hour from Gulf Beaches. Come be a party of a phenomenal community and meet your new neighbors. Put it all together and you’ll see why this wonderful home should be at the top of your list!

Key facts

• Granite countertops
• Walk in pantry
• Oversized island

Tags

• OPEN CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK IN PANTRY
• OVERSIZED ISLAND
• LUXURY VINYL PLANK FLOORING

Property features AI

Finance

• Other: Total annual other assessment: $3,404
• Financial info: CDD present; Homestead declared; Lease restrictions apply
• HOA & community: Triple Creek Homeowners Association with annual fee of $100 (monthly equivalent $8.33); HOA fee includes pool, management, and recreational facilities; Association approval required; Community amenities: clubhouse, community mailbox, dog park, fitness center, park, playground, pool, sidewalks, tennis courts, street lights; Pets allowed

Exterior

• Parking: Attached garage; 2-car garage (20 x 20); Driveway; Garage faces rear
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected; Cable available; Phone available; Broadband/high-speed internet available
• Home design: Single family residence; One level; Faces northeast; Residential zoning (PD)
• Construction: Block and concrete construction; Shingle roof; Slab foundation; Built by Casa Fresca
• Exterior features: Sidewalk; Sliding doors; Landscaped yard; Trees/landscaped

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Living room/dining room combo; Open floorplan; Thermostat; Walk-in closet(s)
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-245 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (7.9% below list).
• Recommended offer: $272k (13.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 79/100 on livability (#134 in FL, #2,000 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment 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: Warren Hope Dawson Elementary (math 43% / reading 48%, grade D-, #1,247 of 2,144 statewide, top 59%, 948 students, 41% FRL); Jule F Sumner High School (math 43% / reading 43%, grade F, #255 of 667 statewide, top 39%, 3,827 students, 43% FRL).
• Market conditions: Rents rising (+1.2%/yr); 461 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 (-1.4%/yr); year-one equity from $2k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $271,788 (13.7% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 0.92% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.33%
• DSCR: 0.85
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.42% appreciation · 1.18% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.43×
• Total profit: $-50,190
• Equity at exit: $69,720

10-year hold

• IRR: -9.2%
• Equity multiple: 0.28×
• Total profit: $-63,683
• Equity at exit: $67,956

Cash invested: $88,200 (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 33579

• Home prices YoY: -0.6%
• Rents YoY: 1.2%
• Active inventory: 461
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,902 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$746 /mo · $8,950/yr
• Insurance: −$131
• HOA: −$8
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-245

Break-even live

Break-even rent $3,211

Max offer price $271,788

Occupancy floor —

Sensitivity live

Price	-10% $-66	-5% $-155	+0% $-245	+5% $-334	+10% $-423
Rent	-10% $-474	-5% $-359	+0% $-245	+5% $-130	+10% $-15
Rate	-1.0pp $-86	-0.5pp $-164	base $-245	+0.5pp $-326	+1.0pp $-409

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13009 Majestic Garden Ln Riverview, FL	3.0	2.0	1561	$2,800	$1.79	25d	1	0.25mi
12967 Wildflower Meadow Dr Riverview, FL	4.0	2.0	1935	$2,400	$1.24	25d	1	0.38mi
12964 Wildflower Meadow Dr Riverview, FL	4.0	2.0	1935	$2,300	$1.19	21d	1	0.39mi
12964 Wildflower Meadow Dr Riverview, FL	4.0	2.0	1935	$2,300	$1.19	6d	1	0.39mi
12767 Weston Oaks Ln Riverview, FL	4.0	2.0	1935	$3,450	$1.78	0d	1	0.39mi
12401 Streambed Dr Riverview, FL	3.0	2.0	1458	$2,600	$1.78	0d	1	0.56mi
13204 Great Plains Dr Riverview, FL	4.0	2.0	1935	$2,990	$1.55	6d	1	0.59mi
12643 Maple Bonsai Dr Riverview, FL	3.0	2.0	1451	$2,700	$1.86	0d	1	0.72mi
12525 Lovers Ln Riverview, FL	4.0	2.0	1344	$1,650	$1.23	25d	1	0.81mi
13337 Woodworth Way Riverview, FL	4.0	2.5	1920	$2,850	$1.48	19d	1	0.84mi
12544 Shining Willow St Riverview, FL	4.0	3.0	2035	$3,000	$1.47	4d	1	0.86mi
12544 Shining Willow St Riverview, FL	4.0	2.5	2045	$3,000	$1.47	0d	1	0.86mi
13144 Peachleaf Ave Riverview, FL	4.0	2.0	1850	$2,995	$1.62	6d	1	0.87mi
12111 Anderson Dr Riverview, FL	3.0	2.0	1298	$2,400	$1.85	25d	1	1.03mi
13185 Green Violet Dr Riverview, FL	4.0	3.0	1908	$2,459	$1.29	6d	1	1.34mi

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: landscapingpoolgym

Listing history 5 events

1. 2026-05-22
   listed $315,000 Active
2. 2024-02-09
   soldstatus $347,500 Closed 1791-char remark

   Show marketing remark (1791 chars)

   Welcome to your Dream Home in the Heart of the TRIPLE CREEK neighborhood! This Absolutely Stunning 4 beds, 2 bath home is simply a must see! Curb appeal abounds with tropical landscaping and a screened and covered entryway welcoming you home. As you step inside you’ll be greeted by an abundance of natural light and charmed by the luxury vinyl plank flooring that runs throughout the kitchen area. Open concept living shines in the great room with the kitchen overlooking the living and dining areas, making the home wonderful for both entertaining as well as daily home life. The kitchen is a chef’s dream featuring Granite countertops, walk-in pantry, stainless steel appliances, and an island with counter height seating. The split bedroom floor plan places the owners suite in its own wing and is highlighted by an en suite complete with a dual sink vanity, walk-in closet and shower. The three guest bedrooms are located in the front of the home along with a hall bathroom with a shower and dedicated laundry room. The backyard is covered fenced and presents a nice amount of green space. Last but certainly not least is the attached, rear entry two-car garage. The Triple Creek community amenities are second to none and offer a resort-style pool with lap lanes, splash pad, 24 hrs fitness center, tot lot, open playfield, tennis courts, basketball court, dog park as well as community trails. Location is minutes to Big Bend, I75, US 301, plenty of restaurants, and grocery stores. Riverview is 30 minutes to downtown Tampa and airport, 1.5 hours to Orlando Theme parks, and 1 hour from Gulf Beaches. Come be a party of a phenomenal community and meet your new neighbors. Put it all together and you’ll see why this wonderful home should be at the top of your list!

3. 2024-02-07
   soldstatus $347,500
4. 2024-01-06
   status Pending 1791-char remark

   Show marketing remark (1791 chars)

   Welcome to your Dream Home in the Heart of the TRIPLE CREEK neighborhood! This Absolutely Stunning 4 beds, 2 bath home is simply a must see! Curb appeal abounds with tropical landscaping and a screened and covered entryway welcoming you home. As you step inside you’ll be greeted by an abundance of natural light and charmed by the luxury vinyl plank flooring that runs throughout the kitchen area. Open concept living shines in the great room with the kitchen overlooking the living and dining areas, making the home wonderful for both entertaining as well as daily home life. The kitchen is a chef’s dream featuring Granite countertops, walk-in pantry, stainless steel appliances, and an island with counter height seating. The split bedroom floor plan places the owners suite in its own wing and is highlighted by an en suite complete with a dual sink vanity, walk-in closet and shower. The three guest bedrooms are located in the front of the home along with a hall bathroom with a shower and dedicated laundry room. The backyard is covered fenced and presents a nice amount of green space. Last but certainly not least is the attached, rear entry two-car garage. The Triple Creek community amenities are second to none and offer a resort-style pool with lap lanes, splash pad, 24 hrs fitness center, tot lot, open playfield, tennis courts, basketball court, dog park as well as community trails. Location is minutes to Big Bend, I75, US 301, plenty of restaurants, and grocery stores. Riverview is 30 minutes to downtown Tampa and airport, 1.5 hours to Orlando Theme parks, and 1 hour from Gulf Beaches. Come be a party of a phenomenal community and meet your new neighbors. Put it all together and you’ll see why this wonderful home should be at the top of your list!

5. 2023-12-21
   listed $365,000 Active 1791-char remark

   Show marketing remark (1791 chars)

   Welcome to your Dream Home in the Heart of the TRIPLE CREEK neighborhood! This Absolutely Stunning 4 beds, 2 bath home is simply a must see! Curb appeal abounds with tropical landscaping and a screened and covered entryway welcoming you home. As you step inside you’ll be greeted by an abundance of natural light and charmed by the luxury vinyl plank flooring that runs throughout the kitchen area. Open concept living shines in the great room with the kitchen overlooking the living and dining areas, making the home wonderful for both entertaining as well as daily home life. The kitchen is a chef’s dream featuring Granite countertops, walk-in pantry, stainless steel appliances, and an island with counter height seating. The split bedroom floor plan places the owners suite in its own wing and is highlighted by an en suite complete with a dual sink vanity, walk-in closet and shower. The three guest bedrooms are located in the front of the home along with a hall bathroom with a shower and dedicated laundry room. The backyard is covered fenced and presents a nice amount of green space. Last but certainly not least is the attached, rear entry two-car garage. The Triple Creek community amenities are second to none and offer a resort-style pool with lap lanes, splash pad, 24 hrs fitness center, tot lot, open playfield, tennis courts, basketball court, dog park as well as community trails. Location is minutes to Big Bend, I75, US 301, plenty of restaurants, and grocery stores. Riverview is 30 minutes to downtown Tampa and airport, 1.5 hours to Orlando Theme parks, and 1 hour from Gulf Beaches. Come be a party of a phenomenal community and meet your new neighbors. Put it all together and you’ll see why this wonderful home should be at the top of your list!

ⓘ 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: $8,950 · $746/mo
• Projected year-2 tax: $8,950 · $746/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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 26 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: $34,821
• − Mortgage interest: −$17,645
• − Property taxes: −$8,950
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,786
• − Management: −$2,786
• − HOA: −$96
• − Depreciation: −$9,164
• Taxable loss: −$8,180
• Est. tax savings @ 24.0%: +$1,963
• After-tax cash flow: $-972/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 — Riverview

• Score: 79/100
• State rank: #134
• US rank: #2000

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverview, FL
• County: Hillsborough County · 1,540,968 people
• City population: 137,988
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 49,470
• Household income: $116,134
• Rent vs Own: 16.5% rent · 83.5% own
• Severe rent burden: 258.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 42% Hispanic / Latino 25% Black 24% Two or more races 19% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 12% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 1% British 1% Romanian 1%
• Foreign-born: 17% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 19% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -1.42%
• Current HPI: 240.5825
• Rent YoY: ▲ 1.18%
• 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

-13.7% since first listed

5 events — show timeline

• 2026-05-22 Listed $315,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-09 Sold (MLS) $347,500 Stellar MLS as Distributed by MLS Grid
• 2024-02-07 Sold (Public Records) $347,500 Public Records
• 2024-01-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-12-21 Listed $365,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.7%/yr

Latest (2025): $8,950 · +21.2% YoY. Source: county tax records.