13079 Willow Grove Dr · Riverview, FL 33579

$600,000

5 bd · 5.0 ba · 4,281 sqft · SingleFamily public records · 97 Days on market

Built 2023 Good condition 7,200 sqft lot $11/mo HOA ↓ 18% since listing

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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 +7.9/30.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.1/10.0
• Rent growth +2.8/5.0
• DSCR +1.9/10.0

Listing remarks MLS

Short Sale. Shore Sale. Enjoy the benefits of a newer home located in the conveniently situated Cedarbrook community, where residents enjoy resort-style amenities including a community pool, playground, sports courts, and more This home features the popular Roseland floor plan, offering a spacious open-concept layout designed for modern living. The upgraded kitchen includes white cabinetry, a large center island with additional storage, 3cm quartz countertops, luxury vinyl plank flooring, and plenty of space for entertaining. The home also features an enclosed flex room, perfect for a home office, playroom, or additional living space. The owner’s suite includes a walk-in shower and well-designed bath layout for comfort and functionality. Additional highlights include a spacious covered lanai ideal for outdoor relaxation and a 3-car garage providing ample storage and parking. Don’t miss this opportunity to own a beautiful home in a growing community with outstanding amenities. Call today to schedule your private tour!

Key facts

• Community pool
• Cedarbrook community
• Upgraded kitchen

Tags

• CEDARBROOK COMMUNITY
• COMMUNITY POOL
• PLAYGROUND
• SPORTS COURTS
• OPEN-CONCEPT LAYOUT
• UPGRADED KITCHEN

What this means for you Summary

Snapshot

• This is a 5-bed/5.0-bath single-family listed at $600k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-649 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $485k (19.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $487k (18.8% below list).
• Recommended offer: $485k (19.1% 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.
• Market conditions: Rents rising (+1.2%/yr); 457 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• At $4,875/mo this rent would consume 50% of the median local household income ($116k/yr) (locally 258% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $4k of loan paydown is wiped out by about $9k 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 97 days — a 9% lower offer ($546k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $75k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $485,343 (19.1% 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 97 days. Have you received any prior offers? Is the seller open to a 19% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.64%
• DSCR: 0.79
• GRM: 10.3

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: -15.6%
• Equity multiple: 0.37×
• Total profit: $-106,303
• Equity at exit: $132,800

10-year hold

• IRR: -10.8%
• Equity multiple: 0.16×
• Total profit: $-141,867
• Equity at exit: $129,439

Cash invested: $168,000 (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: 457
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $4,875 medium
• Mortgage (P&I): −$3,146
• Tax from tax record: −$1,093 /mo · $13,111/yr
• Insurance: −$250
• HOA: −$11
• Vacancy / Maint / Mgmt: −$1,024
• Net cashflow: $-649

Break-even live

Break-even rent $5,696

Max offer price $485,343

Occupancy floor —

Sensitivity live

Price	-10% $-309	-5% $-479	+0% $-649	+5% $-819	+10% $-989
Rent	-10% $-1,034	-5% $-842	+0% $-649	+5% $-456	+10% $-264
Rate	-1.0pp $-347	-0.5pp $-496	base $-649	+0.5pp $-805	+1.0pp $-963

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: $150,000
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13077 Willow Grove Dr Riverview, FL	6.0	3.5	3432	$5,250	$1.53	18d	1	0.05mi
11212 Hawks Fern Dr Riverview, FL	5.0	4.0	3567	$3,995	$1.12	14d	1	1.40mi
12114 Creek Edge Dr Riverview, FL	4.0	4.0	3278	$4,800	$1.46	18d	1	1.46mi

HOA detail

• Monthly dues: $11 · $132/yr
• Likely covers: pool

Listing history 27 events

1. 2026-06-18
   days on market $600,000 Active 97 DOM
2. 2026-06-17
   days on market $600,000 Active 96 DOM
3. 2026-06-16
   days on market $600,000 Active 95 DOM
4. 2026-06-15
   days on market $600,000 Active 94 DOM
5. 2026-06-13
   days on market $600,000 Active 92 DOM
6. 2026-06-13
   days on market $600,000 Active 91 DOM
7. 2026-06-09
   days on market $600,000 Active 88 DOM
8. 2026-06-08
   days on market $600,000 Active 87 DOM
9. 2026-06-07
   days on market $600,000 Active 86 DOM
10. 2026-06-04
    days on market $600,000 Active 83 DOM
11. 2026-06-03
    days on market $600,000 Active 82 DOM
12. 2026-06-02
    days on market $600,000 Active 81 DOM
13. 2026-06-01
    days on market $600,000 Active 80 DOM
14. 2026-05-31
    days on market $600,000 Active 79 DOM
15. 2026-04-12
    price $600,000 1045-char remark

    Show marketing remark (1045 chars)

    Short Sale. Shore Sale. Enjoy the benefits of a newer home located in the conveniently situated Cedarbrook community, where residents enjoy resort-style amenities including a community pool, playground, sports courts, and more This home features the popular Roseland floor plan, offering a spacious open-concept layout designed for modern living. The upgraded kitchen includes white cabinetry, a large center island with additional storage, 3cm quartz countertops, luxury vinyl plank flooring, and plenty of space for entertaining. The home also features an enclosed flex room, perfect for a home office, playroom, or additional living space. The owner’s suite includes a walk-in shower and well-designed bath layout for comfort and functionality. Additional highlights include a spacious covered lanai ideal for outdoor relaxation and a 3-car garage providing ample storage and parking. Don’t miss this opportunity to own a beautiful home in a growing community with outstanding amenities. Call today to schedule your private tour!

16. 2026-03-23
    price $650,000 1045-char remark

    Show marketing remark (1045 chars)

    Short Sale. Shore Sale. Enjoy the benefits of a newer home located in the conveniently situated Cedarbrook community, where residents enjoy resort-style amenities including a community pool, playground, sports courts, and more This home features the popular Roseland floor plan, offering a spacious open-concept layout designed for modern living. The upgraded kitchen includes white cabinetry, a large center island with additional storage, 3cm quartz countertops, luxury vinyl plank flooring, and plenty of space for entertaining. The home also features an enclosed flex room, perfect for a home office, playroom, or additional living space. The owner’s suite includes a walk-in shower and well-designed bath layout for comfort and functionality. Additional highlights include a spacious covered lanai ideal for outdoor relaxation and a 3-car garage providing ample storage and parking. Don’t miss this opportunity to own a beautiful home in a growing community with outstanding amenities. Call today to schedule your private tour!

17. 2026-03-13
    listed $675,000 Active 1045-char remark

    Show marketing remark (1045 chars)

    Short Sale. Shore Sale. Enjoy the benefits of a newer home located in the conveniently situated Cedarbrook community, where residents enjoy resort-style amenities including a community pool, playground, sports courts, and more This home features the popular Roseland floor plan, offering a spacious open-concept layout designed for modern living. The upgraded kitchen includes white cabinetry, a large center island with additional storage, 3cm quartz countertops, luxury vinyl plank flooring, and plenty of space for entertaining. The home also features an enclosed flex room, perfect for a home office, playroom, or additional living space. The owner’s suite includes a walk-in shower and well-designed bath layout for comfort and functionality. Additional highlights include a spacious covered lanai ideal for outdoor relaxation and a 3-car garage providing ample storage and parking. Don’t miss this opportunity to own a beautiful home in a growing community with outstanding amenities. Call today to schedule your private tour!

18. 2025-02-13
    historical
19. 2025-01-17
    price $795,000
20. 2024-12-16
    price $797,000
21. 2024-12-02
    listed $799,000 Active
22. 2023-09-19
    soldstatus $705,340 Closed
23. 2023-06-01
    status Pending
24. 2023-05-15
    price $720,920
25. 2023-05-01
    price $719,260
26. 2023-04-24
    price $730,260
27. 2023-03-31
    listed $733,280 Active

ⓘ 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: $13,111 · $1,093/mo
• Projected year-2 tax: $13,111 · $1,093/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: $58,496
• − Mortgage interest: −$33,609
• − Property taxes: −$13,111
• − Insurance: −$3,000
• − Repairs & maintenance: −$4,680
• − Management: −$4,680
• − HOA: −$132
• − Depreciation: −$17,455
• Taxable loss: −$18,170
• Est. tax savings @ 24.0%: +$4,361
• After-tax cash flow: $-3,428/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 · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minimal repairs or maintenance. The highest-ROI updates would be painting the exterior and interior walls, replacing countertops, and installing new flooring in the bathrooms.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Resale Replace countertops with quartz or granite — Quartz countertops are durable and add value
• Resale Install new flooring in bathrooms — New flooring improves the look and feel of the bathrooms

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace countertops with quartz or granite — Quartz countertops are durable and add value ↑
• Resale Install new flooring in bathrooms — New flooring improves the look and feel of the bathrooms ↑

ⓘ 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): 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

-18.2% since first listed

13 events — show timeline

• 2026-04-12 Price Changed $600,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $650,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Listed $675,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-01-17 Price Changed $795,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-16 Price Changed $797,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-02 Listed $799,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-19 Sold (MLS) $705,340 Stellar MLS as Distributed by MLS Grid
• 2023-06-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-05-15 Price Changed $720,920 Stellar MLS as Distributed by MLS Grid
• 2023-05-01 Price Changed $719,260 Stellar MLS as Distributed by MLS Grid
• 2023-04-24 Price Changed $730,260 Stellar MLS as Distributed by MLS Grid
• 2023-03-31 Listed $733,280 Stellar MLS as Distributed by MLS Grid

Property tax history

+47.9%/yr

Latest (2025): $13,111 · -3.3% YoY. Source: county tax records.