10824 Quickwater Ct · Riverview, FL
Flood risk 5/10 · Moderate
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.26%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 3/10 · Minor
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 9/10 · Severe
- Hot days now (above 109°F)
- 5 days/yr
- Hot days in 30 yrs
- 17 days/yr
Wind risk 9/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 4/10 · Minor
- Unhealthy air days now
- 4 days/yr
- Unhealthy air days in 30 yrs
- 5 days/yr
Risk factors via First Street. Map © Google.
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).
- ARV discount +14.5/15.0
- Cash flow +10.0/30.0
- Schools +4.2/10.0
- 1% rule +4.0/10.0
- Livability +4.0/5.0
- Condition / age +3.8/5.0
- Rent growth +3.0/5.0
- DSCR +2.9/10.0
- Appreciation +0.0/10.0
$279,900
10824 Quickwater Ct · Riverview, FL 33569
3 bd · 3.0 ba · 1,679 sqft · Townhouse
public records
· 457 Days on market
Built 2021
2,152 sqft lot
Garage
$167/sqft
· 16% below area
Est $331k · 15% under
$200/mo HOA · 8% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
A cut above the rest, Calusa Creek is a NEW townhome community built by Sunrise Homes that offers a variety of affordable, spacious floor plans designed to match your lifestyle and needs! This home has a large, open living room/dining room/kitchen combination area on the first floor, great for gathering family and friends! Upstairs, find three spacious bedrooms and a convenient laundry, plus a bonus space for entertainment. The patio outside the living room provides an area for grilling or lounging! The garage is roomy enough for your car or truck plus storage. Energy efficient features include a 15 SEER A/C unit with programmable thermostat and double-pane Low-e windows. Enjoy the community pool and doggie park which are a short walk away. This community's convenient Riverview location has easy access to US 301 and I-75, and is close to shopping, entertainment, services, and top rated schools. Simplify your life without delay, and make Calusa Creek the place you call home today!
Key facts
- Dog park
- Quartz counters
- Community pool
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/3.0-bath townhouse listed at $280k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
- To cash-flow at today's rent, offer at most $250k (10.5% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (10.4% below list).
- Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
- Cap rate 5.6% vs local median 4.1% in Riverview — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.
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: Riverview Elementary School (math 39% / reading 45%, grade F, #1,403 of 2,144 statewide, top 67%, 563 students, 66% FRL); Rodgers Middle Magnet School (math 41% / reading 41%, grade F, #353 of 571 statewide, top 63%, 1,128 students, 48% FRL); Riverview High School (math 37% / reading 50%, grade F, #248 of 667 statewide, top 38%, 2,599 students, 46% FRL) — zoned schools at 54% FRL track the district average.
- Market conditions: Rents rising (+2.0%/yr); 376 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 50d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 457 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
- 3 sale attempts since 5y ago; this cycle's ask has dropped $52k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
- Current owner paid $236k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.
Risks & watch-outs
- Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$246,312
(12.0% below list)
Questions for the listing agent
- 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?
- It's been on market 457 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.90% ✗
- Cap rate
- 5.58%
- Cash-on-cash
- -2.56%
- DSCR
- 0.89
- GRM
- 9.3
CMA / ARV
- ARV (median comp)
- $331,209
- List price
- $279,900
- Delta
- -15.49%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 5 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 10967 Quickwater Ct | 0.10mi | 3/2.5 | 1,680 (+0%) | 2mo | $290,000 | $173 | 92 |
| 10421 Rivercrest Dr | 0.46mi | 3/2.5 | 1,764 (+5%) | 2mo | $273,000 | $155 | 67 |
| 10536 Shady Falls Ct | 0.39mi | 3/2.5 | 1,838 (+10%) | 0mo | $240,000 | $131 | 64 |
| 10676 Lake Montauk Dr | 0.72mi | 3/2.5 | 1,928 (+15%) | 0mo | $242,000 | $126 | 40 |
| 10439 Lake Montauk Dr | 0.74mi | 3/2.5 | 1,928 (+15%) | 13mo | $300,000 | $156 | 28 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-3.0% appreciation · 2.0% rent growth · sell at horizon
5-year hold
- IRR
- -21.7%
- Equity multiple
- 0.26×
- Total profit
- $-58,319
- Equity at exit
- $41,734
10-year hold
- IRR
- -18.2%
- Equity multiple
- 0.06×
- Total profit
- $-73,834
- Equity at exit
- $24,201
Cash invested: $78,372 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 15 active · 12 under contract
- Months of supply
- 18.0 mo (6%/mo absorbed)
- Median asking
- $284,900 ($159/sqft)
- Median days on market
- 69 d
- This list price
- 40% of active listings are priced below it
- ARV vs active asking
- +23.9% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33569
- Home prices YoY
- -16.7%
- Rents YoY
- 2.0%
- Active inventory
- 376
- Price-to-rent
- 9.3×
Monthly cashflow live
↻
- Estimated rent
- $2,507 high interval (Pro) →
- Mortgage (P&I)
- −$1,468
- Tax from tax record
- −$363 /mo · $4,353/yr
- Insurance
- −$117
- HOA
- −$200
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$526
- Net cashflow
- $-167
Break-even live
Break-even rent
$2,718
Max offer price
$250,404
Occupancy floor
—
Sensitivity live
| Price | -10% $-9 | -5% $-88 | +0% $-167 | +5% $-246 | +10% $-325 |
|---|---|---|---|---|---|
| Rent | -10% $-365 | -5% $-266 | +0% $-167 | +5% $-68 | +10% $31 |
| Rate | -1.0pp $-26 | -0.5pp $-96 | base $-167 | +0.5pp $-239 | +1.0pp $-313 |
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
- $69,975
- Closing costs
- $8,397
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 10912 Quickwater Ct Riverview, FL | 3.0 | 2.5 | 1675 | $2,300 | $1.37 | 6d | 1 | 0.07mi |
| 10907 Quickwater Ct Riverview, FL | 4.0 | 3.0 | 2121 | $2,499 | $1.18 | 10d | 1 | 0.07mi |
| 10914 Quickwater Ct Riverview, FL | 3.0 | 2.5 | 1852 | $2,195 | $1.19 | 10d | 1 | 0.07mi |
| 9669 Sweetwell Pl Riverview, FL | 4.0 | 3.0 | 2141 | $2,500 | $1.17 | 10d | 1 | 0.10mi |
| 9668 Sweetwell Pl Riverview, FL | 4.0 | 3.0 | 2141 | $2,675 | $1.25 | 90d | 1 | 0.11mi |
| 9668 Sweetwell Pl Riverview, FL | 4.0 | 3.0 | 2141 | $2,675 | $1.25 | 10d | 1 | 0.11mi |
| 10965 Quickwater Ct Riverview, FL | 3.0 | 2.5 | 1679 | $2,480 | $1.48 | 165d | 1 | 0.13mi |
| 10972 Brightleaf Ct Riverview, FL | 3.0 | 2.5 | 1756 | $2,300 | $1.31 | 10d | 1 | 0.19mi |
| 10955 Brightleaf Ct Riverview, FL | 4.0 | 3.0 | 2121 | $2,500 | $1.18 | 1d | 1 | 0.20mi |
| 10625 Shady Falls Ct Riverview, FL | 3.0 | 2.5 | 1838 | $1,950 | $1.06 | 37d | 1 | 0.29mi |
| 10621 Shady Falls Ct Riverview, FL | 3.0 | 2.5 | 1640 | $2,750 | $1.68 | 165d | 1 | 0.29mi |
| 9333 Stone River Pl Riverview, FL | 3.0 | 2.5 | 1930 | $1,850 | $0.96 | 117d | 1 | 0.44mi |
| 10434 Rivercrest Dr Riverview, FL | 3.0 | 2.5 | 1573 | $2,000 | $1.27 | 7d | 1 | 0.45mi |
| 9631 Tocobaga Pl Riverview, FL | 4.0 | 2.5 | 1627 | $2,000 | $1.23 | 90d | 1 | 0.47mi |
| 11313 Andy Dr Riverview, FL | 3.0 | 2.0 | 1811 | $2,750 | $1.52 | 165d | 1 | 0.48mi |
| 10210 Falcon Gate Loop Riverview, FL | 1.0–3.0 | 1.0–2.0 | 974 | $2,327 | $2.39 | 0d | 29 | 0.56mi |
| 10210 Falcon Gate Loop Riverview, FL | 1.0–2.0 | 1.0–2.0 | 902 | $2,310 | $2.56 | 90d | 39 | 0.56mi |
| 10114 Allenwood Dr Riverview, FL | 3.0 | 2.5 | 1383 | $2,190 | $1.58 | 155d | 1 | 0.61mi |
| 9812 Cristina Dr Riverview, FL | 3.0 | 2.0 | 1828 | $2,511 | $1.37 | 36d | 1 | 0.61mi |
| 11316 Maybrook Ave Riverview, FL | 3.0 | 2.0 | 1454 | $2,395 | $1.65 | 164d | 1 | 0.66mi |
| 11330 Jim Ct Riverview, FL | 3.0 | 2.0 | 1550 | $2,112 | $1.36 | 31d | 1 | 0.69mi |
| 10519 Bridgewood Dr Riverview, FL | 3.0 | 2.5 | 1683 | $2,500 | $1.49 | 50d | 1 | 0.71mi |
| 10669 Lake Montauk Dr Riverview, FL | 3.0 | 2.0 | 1928 | $1,850 | $0.96 | 10d | 1 | 0.75mi |
| 10243 Allenwood Dr Riverview, FL | 3.0 | 2.0 | 1454 | $2,195 | $1.51 | 145d | 1 | 0.76mi |
| 11403 Andy Dr Riverview, FL | 3.0 | 2.0 | 1435 | $1,565 | $1.09 | 10d | 1 | 0.76mi |
| 10407 Lake Montauk Dr Riverview, FL | 3.0 | 2.5 | 1884 | $2,150 | $1.14 | 144d | 1 | 0.77mi |
| 10643 Lake Montauk Dr Riverview, FL | 3.0 | 2.5 | 1928 | $2,150 | $1.12 | 165d | 1 | 0.77mi |
| 10405 Summer Azure Dr Riverview, FL | 3.0 | 2.0 | 2065 | $2,395 | $1.16 | 10d | 1 | 0.80mi |
| 10503 White Peacock Pl Riverview, FL | 4.0 | 2.0 | 1763 | $2,150 | $1.22 | 55d | 1 | 0.88mi |
| 10322 Virginia Pine Ct Riverview, FL | 4.0 | 2.5 | 1870 | $2,604 | $1.39 | 3d | 1 | 0.95mi |
| 8240 Stoner Rd Riverview, FL | 3.0 | 2.0 | 1680 | $2,091 | $1.24 | 145d | 1 | 0.96mi |
| 10318 Virginia Pine Ct Riverview, FL | 3.0 | 2.0 | 1461 | $2,175 | $1.49 | 0d | 1 | 0.96mi |
| 10525 Summer Azure Dr Riverview, FL | 4.0 | 2.5 | 2098 | $2,270 | $1.08 | 36d | 1 | 0.98mi |
| 10607 Sweet Sapling St Riverview, FL | 3.0 | 2.0 | 1461 | $2,294 | $1.57 | 38d | 1 | 1.00mi |
| 10611 Sweet Sapling St Riverview, FL | 3.0 | 2.0 | 1461 | $2,224 | $1.52 | 134d | 1 | 1.01mi |
| 10611 Summer Azure Dr Riverview, FL | 4.0 | 2.5 | 1805 | $2,390 | $1.32 | 154d | 1 | 1.01mi |
| 10615 Sweet Sapling St Riverview, FL | 3.0 | 2.0 | 1461 | $2,224 | $1.52 | 165d | 1 | 1.02mi |
| 10621 Sweet Sapling St Riverview, FL | 3.0 | 2.0 | 1461 | $2,224 | $1.52 | 165d | 1 | 1.04mi |
| 10254 Strawberry Tetra Dr Riverview, FL | 3.0 | 2.0 | 1561 | $2,225 | $1.43 | 72d | 1 | 1.05mi |
| 10627 Sweet Sapling St Riverview, FL | 3.0 | 2.0 | 1461 | $2,175 | $1.49 | 0d | 1 | 1.06mi |
Property features AI
Finance
- Other
- No lease restrictions indicated
- Financial info
- Total monthly fees $200; total annual fees $2,400
- HOA & community
- HOA required, $200 monthly (includes pool, maintenance, grounds, common area taxes, internet, private road, escrow reserves fund)Community features: pool, dog park, community mailbox, street lights, deed restrictionsPets allowed with restrictions (cats and dogs OK, breed restrictions, size limit, max pet weight 30 lbs)
Exterior
- Parking
- DrivewayGarage door openerAttached garage (1 garage space)Has carport (no carport spaces listed)Ground-level parking
- Security
- Owned security systemSmoke detectors
- Utilities
- Public waterPublic sewerElectricity available and connectedCable available and connectedBB/HS internet availableFiber opticsPhone availableUnderground utilitiesSprinkler meterWater availableSewer available and connected
- Home design
- Residential townhouseTwo-storyFaces southHomestead exempt
- Construction
- Block foundationBuilt with block, stucco, and wood sidingShingle roof
- Exterior features
- Covered front and rear porchesPatioPorchSliding doorsHurricane shuttersExterior lightingSidewalkSprinkler meterVinyl fencingPaved road
Interior
- Kitchen
- DishwasherDisposalExhaust fanMicrowaveRangeRefrigeratorWater filtration systemElectric water heater
- Bedrooms
- 3 bedrooms
- Flooring
- CarpetCeramic tile
- Bathrooms
- 2 full bathrooms1 half bathroom
- Heating & cooling
- Central heating (electric)Central air conditioning
- Interior features
- Ceiling fansEat-in kitchenHigh ceilingsIn-wall pest systemKitchen/family room comboLiving room/dining room comboOpen floorplanPest guard systemSolid wood cabinetsStone countersThermostatWalk-in closets
- Laundry & utility
- Washer hook-upDryer hook-upElectric dryer hook-upLaundry room (inside, upper level)
HOA detail $200/mo · $2,400/yr
- Likely covers
- pool
Listing history 50 events
-
2026-11-08days on market $279,900 Active 457 DOM
-
2026-11-07days on market $279,900 Active 456 DOM
-
2026-11-06days on market $279,900 Active 455 DOM
-
2026-11-05days on market $279,900 Active 454 DOM
-
2026-11-04pricedays on market $279,900 Active 453 DOM
-
2026-11-02days on market $289,900 Active 451 DOM
-
2026-11-01days on market $289,900 Active 450 DOM
-
2026-10-31days on market $289,900 Active 449 DOM
-
2026-10-30days on market $289,900 Active 448 DOM
-
2026-10-29days on market $289,900 Active 447 DOM
-
2026-10-28days on market $289,900 Active 446 DOM
-
2026-10-27days on market $289,900 Active 445 DOM
-
2026-10-26days on market $289,900 Active 444 DOM
-
2026-10-25days on market $289,900 Active 443 DOM
-
2026-10-24days on market $289,900 Active 442 DOM
-
2026-10-23days on market $289,900 Active 441 DOM
-
2026-10-22days on market $289,900 Active 440 DOM
-
2026-10-21days on market $289,900 Active 439 DOM
-
2026-10-20days on market $289,900 Active 438 DOM
-
2026-10-19days on market $289,900 Active 437 DOM
-
2026-10-18days on market $289,900 Active 436 DOM
-
2026-10-17days on market $289,900 Active 435 DOM
-
2026-10-16days on market $289,900 Active 434 DOM
-
2026-10-15days on market $289,900 Active 433 DOM
-
2026-10-14days on market $289,900 Active 432 DOM
-
2026-10-13days on market $289,900 Active 431 DOM
-
2026-10-12days on market $289,900 Active 430 DOM
-
2026-10-11days on market $289,900 Active 429 DOM
-
2026-10-10days on market $289,900 Active 428 DOM
-
2026-10-09days on market $289,900 Active 427 DOM
-
2026-10-08days on market $289,900 Active 426 DOM
-
2026-10-07days on market $289,900 Active 425 DOM
-
2026-10-06days on market $289,900 Active 424 DOM
-
2026-10-05days on market $289,900 Active 423 DOM
-
2026-10-03days on market $289,900 Active 421 DOM
-
2026-10-02days on market $289,900 Active 420 DOM
-
2026-10-01days on market $289,900 Active 419 DOM
-
2026-09-30days on market $289,900 Active 418 DOM
-
2026-09-29days on market $289,900 Active 417 DOM
-
2026-09-28days on market $289,900 Active 416 DOM
-
2026-09-27days on market $289,900 Active 415 DOM
-
2026-09-25days on market $289,900 Active 413 DOM
-
2026-09-24days on market $289,900 Active 412 DOM
-
2026-09-23days on market $289,900 Active 411 DOM
-
2026-09-22days on market $289,900 Active 410 DOM
-
2026-09-21days on market $289,900 Active 409 DOM
-
2026-09-20days on market $289,900 Active 408 DOM
-
2026-09-19days on market $289,900 Active 407 DOM
-
2026-09-18days on market $289,900 Active 406 DOM
-
2026-09-17days on market $289,900 Active 405 DOM
ⓘ 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
- $4,353 · $363/mo
- Projected year-2 tax
- $4,353 · $363/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 5/10 Major FEMA zone X (unshaded) · 26% chance over 30 yrs
- Wildfire 3/10 Moderate
- Heat 9/10 Extreme 5 d/yr ≥109°F today · 17 d/yr by 30 yrs out
- Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
- Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $30,079
- − Mortgage interest
- −$15,679
- − Property taxes
- −$4,353
- − Insurance
- −$1,400
- − Repairs & maintenance
- −$2,406
- − Management
- −$2,406
- − HOA
- −$2,400
- − Depreciation
- −$8,143
- Taxable loss
- −$6,707
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,610
- After-tax cash flow
- $-394/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
75/100
Cosmetic rehab
Est. rehab $8,395–$25,185 screening
This well-maintained townhome in Calusa Creek offers a good condition with minimal repairs needed. Upgrades like quartz countertops and energy-efficient features make it a solid investment.
Value-add opportunities
- Both Paint exterior siding — Enhances curb appeal and value ↑
- Both Replace air conditioning unit — Improves comfort and energy efficiency ↑
- Both Landscaping improvements — Enhances curb appeal and value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 42/100
Zoned Schools
Elementary
Riverview Elementary School
F
FL #1,403/2,144
Nat'l #17,861/41,679
Middle
Rodgers Middle Magnet School
F
FL #353/571
Nat'l #5,727/14,009
High
Riverview High School
F
FL #248/667
Nat'l #7,376/17,239
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
B
Composite livability gradescore 79/100
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 · 1,607,022 people
- City population
- 137,988
- Metro
- Tampa-St. Petersburg-Clearwater, FL
- Population (ZIP)
- 27,867
- Household income
- $105,275
- Rent vs Own
- Severe rent burden
- 15% of renters
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%
- 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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
+27.3% since first listed10 events — show timeline
- 2026-05-20 Relisted — Stellar MLS as Distributed by MLS Grid
- 2026-04-08 Pending — Stellar MLS as Distributed by MLS Grid
- 2025-12-22 Price Changed $298,000 Stellar MLS as Distributed by MLS Grid
- 2025-10-13 Price Changed $305,000 Stellar MLS as Distributed by MLS Grid
- 2025-07-29 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
- 2025-06-27 Listed $332,000 Stellar MLS as Distributed by MLS Grid
- 2021-09-02 Sold (MLS) $235,860 Stellar MLS as Distributed by MLS Grid
- 2021-03-23 Pending — Stellar MLS as Distributed by MLS Grid
- 2021-02-01 Pending — Stellar MLS as Distributed by MLS Grid
- 2021-01-08 Listed $234,010 Stellar MLS as Distributed by MLS Grid
Property tax history
+98.7%/yrLatest (2025): $4,353 · +8.5% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…