8389 Lady Slipper Ln · Riverview, FL 33569

$49,500

2 bd · 1.0 ba · 750 sqft · Other · 23 Days on market

Built 1992 Good condition

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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 +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks

(Hidden River RV Resort) 55+ On the Alafia River, 2 miles from the Beer Shed. The resort features a gated, friendly, and activity-filled environment, highlighted by an incredible pool that & acirc; & euro; & trade; s almost always empty & acirc; & euro; & rdquo; a rare bonus. The clubhouse at the pool includes two pool tables and dartboards. - Remodeled, with vinyl wood flooring throughout -New plumbing Whole House, Triple Filter water treatment, and water softner. -Laundry Room with (LG) All-In-One washer/dryer. -(2) HiSense (Air/Heat/Dry/Dehumidify) -Third window a/c in 2nd bedroom/office -2024 New Rubber roof, lifetime warranty -Attached 10x10 shed, w/ 10ft

Key facts

• Incredible pool
• New plumbing
• Gated environment

Tags

• GATED ENVIRONMENT
• INCREDIBLE POOL
• CLUBHOUSE WITH POOL TABLES
• NEW PLUMBING
• WHOLE HOUSE WATER TREATMENT
• LAUNDRY ROOM WITH WASHER DRYER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

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.
• Market conditions: Rents rising (+2.0%/yr); 228 active listings in the ZIP; solid renter incomes; 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 $342 of loan paydown is wiped out by about $1k 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 + 2.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Recommended offer $48,757 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.88% ✓
• Cap rate: 34.80%
• Cash-on-cash: 101.81%
• DSCR: 5.53
• GRM: 2.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.69×
• Total profit: $64,988
• Equity at exit: $7,381

10-year hold

• IRR: —
• Equity multiple: 11.49×
• Total profit: $145,448
• Equity at exit: $4,280

Cash invested: $13,860 (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 33569

• Home prices YoY: -16.7%
• Rents YoY: 2.0%
• Active inventory: 228
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,922 medium
• Mortgage (P&I): −$260
• Tax est. 1.5%: −$62 /mo · $742/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $1,176

Break-even live

Break-even rent $433

Max offer price $49,500

Occupancy floor 34%

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $49,500 Active 23 DOM
2. 2026-06-17
   days on market $49,500 Active 22 DOM
3. 2026-06-16
   days on market $49,500 Active 21 DOM
4. 2026-06-15
   days on market $49,500 Active 20 DOM
5. 2026-06-13
   days on market $49,500 Active 18 DOM
6. 2026-06-13
   days on market $49,500 Active 17 DOM
7. 2026-06-09
   days on market $49,500 Active 14 DOM
8. 2026-06-08
   days on market $49,500 Active 13 DOM
9. 2026-06-07
   days on market $49,500 Active 12 DOM
10. 2026-06-04
    days on market $49,500 Active 9 DOM
11. 2026-06-03
    days on market $49,500 Active 8 DOM
12. 2026-06-02
    days on market $49,500 Active 7 DOM
13. 2026-06-01
    days on market $49,500 Active 6 DOM
14. 2026-05-31
    days on market $49,500 Active 5 DOM
15. 2026-05-26
    listed $49,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,058
• − Mortgage interest: −$2,773
• − Property taxes: −$742
• − Insurance: −$248
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − Depreciation: −$1,440
• Taxable income: $14,166
• Est. tax owed @ 24.0%: −$3,400
• After-tax cash flow: $10,711/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.

Condition & rehab AI · 0 photos

Good 75/100 Cosmetic rehab

This home is in good condition with recent renovations, including a new rubber roof and water treatment system. It is move-in ready with potential for minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Landscaping improvements — Enhanced curb appeal can attract more buyers and renters.
• Both Painting interior walls — Fresh paint can improve the home's appearance and value.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhanced curb appeal can attract more buyers and renters. ↑
• Both Painting interior walls — Fresh paint can improve the home's appearance and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 27,867
• Household income: $105,275
• Rent vs Own: 15.5% rent · 84.5% own
• Severe rent burden: 562.0

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 0.60)
• Race & ethnicity: White 58% Hispanic / Latino 21% Black 12% Two or more races 11% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Cuban 5% Dominican 3%
• Common ancestry: Romanian 2% Iranian 1% Lithuanian 1%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 14% Other Indo-European 3% Other Asian/Pacific 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: ▼ -59.47%
• Current HPI: 296.9169
• Rent YoY: ▲ 2.00%
• 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

• 2026-05-26 Listed $49,500 FSBO.com