13181 Royal Pines Ave · Riverview, FL 33579

$343,000

4 bd · 3.0 ba · 1,899 sqft · SingleFamily public records · 45 Days on market

Built 2013 10,243 sqft lot $8/mo HOA

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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 +7.7/30.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0

Listing remarks

One or more photo(s) has been virtually staged. Welcome to one of Triple Creek's most desirable addresses — a beautifully maintained single-story 4-bedroom, 3-full-bath home situated on a premium corner lot in one of Riverview's most sought-after master-planned communities. With 1,899 sq ft of thoughtfully designed living space, this home features an open-concept layout that flows effortlessly from the spacious family room into the kitchen, complete with a peninsula-style counter and adjacent dining area. A formal dining room at the front of the home adds additional versatility to the floor plan. , Plus freshly INTERIOR PAINTED. The private primary suite is tucked away at the rear of

Key facts

• 0.24 acre lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Irrigation equipment installed
• Financial info: CDD present; Lease restrictions apply
• HOA & community: Has HOA (annual fee $100.34; monthly approx. $8.36); Association approval required; HOA covers pool, grounds maintenance and recreational facilities; Community clubhouse, dog park, fitness center, playground, pool, tennis courts; Pets allowed (with limits)

Exterior

• Parking: Attached 2-car garage (19x22)
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single family residence; One story; Entry level: 1; North-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by Lennar Homes LLC
• Exterior features: Patio (screened); Private mailbox; Sidewalks; Corner lot; Paved lot

Interior

• Kitchen: Convection oven; Microwave; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Open floor plan; Walk-in closets
• Laundry & utility: Dedicated laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $343k.

Deal economics

• At list price, monthly cash flow is $-391 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $302k (11.9% below list).
• Recommended offer: $274k (20.1% 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.
• 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 31% of the median local income ($116k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $2k of loan paydown is wiped out by about $5k 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 45 days — a 3% lower offer ($333k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 2.9% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 8→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $273,987 (20.1% 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 45 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.88% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.88%
• DSCR: 0.78
• GRM: 9.5

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: -16.0%
• Equity multiple: 0.35×
• Total profit: $-62,315
• Equity at exit: $75,917

10-year hold

• IRR: -11.4%
• Equity multiple: 0.11×
• Total profit: $-85,206
• Equity at exit: $73,996

Cash invested: $96,040 (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: 9.5×

Monthly cashflow live

• Estimated rent: $3,023 high
• Mortgage (P&I): −$1,799
• Tax from tax record: −$829 /mo · $9,949/yr
• Insurance: −$143
• HOA: −$8
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $-391

Break-even live

Break-even rent $3,517

Max offer price $273,987

Occupancy floor —

Sensitivity live

Price	-10% $-197	-5% $-294	+0% $-391	+5% $-488	+10% $-585
Rent	-10% $-629	-5% $-510	+0% $-391	+5% $-271	+10% $-152
Rate	-1.0pp $-218	-0.5pp $-303	base $-391	+0.5pp $-480	+1.0pp $-570

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: $85,750
• Closing costs: $10,290
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12330 Streambed Dr Riverview, FL	4.0	3.0	2357	$3,300	$1.40	6d	1	0.22mi
12109 Night Jasmine Cv Riverview, FL	4.0	3.0	2364	$3,150	$1.33	11d	1	0.25mi
11927 Streambed Dr Riverview, FL	3.0	2.5	2320	$3,100	$1.34	6d	1	0.28mi
13185 Green Violet Dr Riverview, FL	4.0	3.0	1908	$2,459	$1.29	6d	1	0.38mi
12036 Cardinal Flower Dr Riverview, FL	4.0	2.5	2542	$2,590	$1.02	13d	1	0.42mi
12377 Streambed Dr Riverview, FL	4.0	2.5	2414	$2,800	$1.16	25d	1	0.44mi
12401 Streambed Dr Riverview, FL	3.0	2.0	1458	$2,600	$1.78	0d	1	0.49mi
12111 Anderson Dr Riverview, FL	3.0	2.0	1298	$2,400	$1.85	25d	1	0.49mi
13316 Palmera Vista Dr Riverview, FL	3.0	2.5	2497	$3,200	$1.28	25d	1	0.50mi
13316 Palmera Vista Dr Riverview, FL	3.0	2.5	2497	$3,200	$1.28	21d	1	0.50mi
11810 Tetrafin Dr Riverview, FL	4.0	2.0	2184	$2,750	$1.26	25d	1	0.79mi
12737 Tannencrest Dr Riverview, FL	5.0	3.0	2470	$3,350	$1.36	19d	1	0.79mi
13456 Palmera Vista Dr Riverview, FL	3.0	2.0	1752	$2,500	$1.43	19d	1	0.87mi
13515 Palmera Vista Dr Riverview, FL	4.0	2.0	1850	$3,800	$2.05	19d	1	0.92mi
13515 Palmera Vista Dr Riverview, FL	4.0	2.0	1832	$3,800	$2.07	0d	1	0.92mi
12892 Tannencrest Dr Riverview, FL	5.0	3.0	2530	$2,881	$1.14	0d	1	0.94mi
13204 Waterleaf Garden Cir Riverview, FL	4.0	2.0	2046	$3,600	$1.76	6d	1	0.96mi
12525 Lovers Ln Riverview, FL	4.0	2.0	1344	$1,650	$1.23	25d	1	0.99mi
13037 Pennybrook Dr Riverview, FL	4.0	2.5	2301	$2,900	$1.26	25d	1	1.03mi
12643 Maple Bonsai Dr Riverview, FL	3.0	2.0	1451	$2,700	$1.86	0d	1	1.05mi
13204 Great Plains Dr Riverview, FL	4.0	2.0	1935	$2,990	$1.55	6d	1	1.06mi
11838 Blackeyed Susan Dr Riverview, FL	4.0	2.0	1816	$2,800	$1.54	21d	1	1.15mi
11736 Dumaine Valley Rd Riverview, FL	3.0	2.5	1670	$2,000	$1.20	16d	1	1.17mi
12767 Weston Oaks Ln Riverview, FL	4.0	2.0	1935	$3,450	$1.78	0d	1	1.20mi
13009 Majestic Garden Ln Riverview, FL	3.0	2.0	1561	$2,800	$1.79	25d	1	1.20mi
13144 Peachleaf Ave Riverview, FL	4.0	2.0	1850	$2,995	$1.62	6d	1	1.20mi
12201 Matchfield Way Riverview, FL	4.0	2.0	1522	$1,595	$1.05	19d	1	1.24mi
12115 Feldwood Creek Ln Riverview, FL	3.0	2.0	1234	$1,850	$1.50	6d	1	1.29mi
12116 Feldwood Creek Ln Riverview, FL	3.0	2.0	1289	$1,825	$1.42	21d	1	1.30mi
12967 Wildflower Meadow Dr Riverview, FL	4.0	2.0	1935	$2,400	$1.24	25d	1	1.36mi
12544 Shining Willow St Riverview, FL	4.0	2.5	2045	$3,000	$1.47	0d	1	1.37mi
12544 Shining Willow St Riverview, FL	4.0	3.0	2035	$3,000	$1.47	5d	1	1.37mi
12964 Wildflower Meadow Dr Riverview, FL	4.0	2.0	1935	$2,300	$1.19	6d	1	1.37mi
12964 Wildflower Meadow Dr Riverview, FL	4.0	2.0	1935	$2,300	$1.19	21d	1	1.37mi
13230 Prestwick Dr Riverview, FL	3.0	2.0	1270	$1,830	$1.44	19d	1	1.38mi
13314 Prestwick Dr Riverview, FL	3.0	2.0	1465	$1,895	$1.29	16d	1	1.40mi
13263 Evening Sunset Ln Riverview, FL	4.0	2.0	1959	$2,200	$1.12	6d	1	1.41mi
11716 Navajo Sandstone St Riverview, FL	4.0	2.5	2450	$2,900	$1.18	6d	1	1.42mi
12026 Bridge Point Ln Riverview, FL	3.0	2.5	1780	$2,180	$1.22	25d	1	1.42mi
13337 Woodworth Way Riverview, FL	4.0	2.5	1920	$2,850	$1.48	19d	1	1.42mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 26 events

1. 2026-06-21
   days on market $343,000 Active 45 DOM
2. 2026-06-18
   days on market $343,000 Active 42 DOM
3. 2026-06-17
   days on market $343,000 Active 41 DOM
4. 2026-06-16
   days on market $343,000 Active 40 DOM
5. 2026-06-15
   days on market $343,000 Active 39 DOM
6. 2026-06-13
   days on market $343,000 Active 37 DOM
7. 2026-06-13
   pricedays on market $343,000 Active 36 DOM
8. 2026-06-09
   days on market $344,000 Active 33 DOM
9. 2026-06-08
   days on market $344,000 Active 32 DOM
10. 2026-06-07
    days on market $344,000 Active 31 DOM
11. 2026-06-04
    days on market $344,000 Active 28 DOM
12. 2026-06-03
    days on market $344,000 Active 27 DOM
13. 2026-06-02
    days on market $344,000 Active 26 DOM
14. 2026-06-01
    days on market $344,000 Active 25 DOM
15. 2026-05-31
    days on market $344,000 Active 24 DOM
16. 2026-05-07
    listed $344,000 Active 1413-char remark
17. 2025-07-09
    historical
18. 2025-06-08
    price $349,900
19. 2025-05-28
    price $369,900
20. 2025-05-15
    price $374,900
21. 2025-04-25
    listed $379,900 Active
22. 2024-05-07
    historical $2,295
23. 2024-04-27
    listed $2,295
24. 2012-06-13
    soldstatus $5,713,500
25. 2010-04-13
    soldstatus $14,750,000
26. 2004-12-15
    soldstatus $22,945,000

ⓘ 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: $9,949 · $829/mo
• Projected year-2 tax: $9,949 · $829/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 5/10 Major
• 🌡 Heat 10/10 Extreme 8 d/yr ≥109°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $36,274
• − Mortgage interest: −$19,213
• − Property taxes: −$9,949
• − Insurance: −$1,715
• − Repairs & maintenance: −$2,902
• − Management: −$2,902
• − HOA: −$96
• − Depreciation: −$9,978
• Taxable loss: −$10,481
• Est. tax savings @ 24.0%: +$2,515
• After-tax cash flow: $-2,173/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

-98.5% since first listed

12 events — show timeline

• 2026-06-12 Price Changed $343,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Listed $344,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-08 Price Changed $349,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-28 Price Changed $369,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-15 Price Changed $374,900 Stellar MLS as Distributed by MLS Grid
• 2025-04-25 Listed $379,900 Stellar MLS as Distributed by MLS Grid
• 2024-05-07 Rental Removed $2,295 STELLARMLS
• 2024-04-27 Listed for Rent $2,295 STELLARMLS
• 2012-06-13 Sold (Public Records) $5,713,500 Public Records
• 2010-04-13 Sold (Public Records) $14,750,000 Public Records
• 2004-12-15 Sold (Public Records) $22,945,000 Public Records

Property tax history

+24.0%/yr

Latest (2025): $9,949 · +57.4% YoY. Source: county tax records.