12909 Darla Dr · Riverview, FL 33579

$159,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 1 Days on market

Built 1999

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0

Listing remarks

This is a Handyman Special. Welcome to your ultimate Florida oasis at 12909 Darla Drive in Riverview! This beautiful 3-bedroom, 2-bathroom property spans 1,152 square feet and sits on an expansive, highly coveted 1.01-acre lot. Nestled in the peaceful Tropical Acres South neighborhood, this home offers the rare combination of massive outdoor space, privacy, and absolute freedom & acirc; & euro; & rdquo; all with no HOA or CDD fees to hold you back. Key Property Features Three Spacious Bedrooms: Bright, versatile rooms perfect for a growing family, a home office, or a hobby space. Two Full Bathrooms: Generously sized and layouts optimized for morning routines and comfort. 1.01-Ac

Key facts

• Outdoor paradise
• No hoa cdd
• 1.01 acre lot

Tags

• 1.01 ACRE LOT
• NO HOA CDD
• SPLIT BEDROOM FLOOR PLAN
• OUTDOOR PARADISE
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).

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; 11 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).

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k 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 (-1.4% appreciation + 1.2% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $29k; list at $160k implies a 451% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $159,900

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: 1.49% ✓
• Cap rate: 11.37%
• Cash-on-cash: 18.12%
• DSCR: 1.81
• GRM: 5.6

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: 12.3%
• Equity multiple: 1.53×
• Total profit: $23,821
• Equity at exit: $35,391

10-year hold

• IRR: 17.4%
• Equity multiple: 2.55×
• Total profit: $69,601
• Equity at exit: $34,496

Cash invested: $44,772 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,386 high
• Mortgage (P&I): −$839
• Tax from tax record: −$304 /mo · $3,644/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $676

Break-even live

Break-even rent $1,530

Max offer price $159,900

Occupancy floor 67%

Sensitivity live

Price	-10% $767	-5% $721	+0% $676	+5% $631	+10% $586
Rent	-10% $488	-5% $582	+0% $676	+5% $770	+10% $865
Rate	-1.0pp $757	-0.5pp $717	base $676	+0.5pp $635	+1.0pp $593

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12111 Anderson Dr Riverview, FL	3.0	2.0	1298	$2,400	$1.85	25d	1	0.14mi
12525 Lovers Ln Riverview, FL	4.0	2.0	1344	$1,650	$1.23	25d	1	0.56mi
12643 Maple Bonsai Dr Riverview, FL	3.0	2.0	1451	$2,700	$1.86	0d	1	0.69mi
12401 Streambed Dr Riverview, FL	3.0	2.0	1458	$2,600	$1.78	0d	1	0.88mi
13228 Pike Lake Dr Riverview, FL	3.0	2.0	1129	$1,889	$1.67	5d	1	1.10mi
13346 Prestwick Dr Riverview, FL	3.0	2.0	1086	$1,849	$1.70	3d	1	1.18mi
12116 Feldwood Creek Ln Riverview, FL	3.0	2.0	1289	$1,825	$1.42	21d	1	1.26mi
12115 Feldwood Creek Ln Riverview, FL	3.0	2.0	1234	$1,850	$1.50	5d	1	1.26mi
13314 Prestwick Dr Riverview, FL	3.0	2.0	1465	$1,895	$1.29	15d	1	1.29mi
11931 Lark Song Loop Riverview, FL	3.0	2.0	1302	$2,050	$1.57	25d	1	1.33mi
13230 Prestwick Dr Riverview, FL	3.0	2.0	1270	$1,830	$1.44	18d	1	1.34mi

Listing history 2 events

1. 2026-06-19
   remarks 687-char remark
2. 2026-06-19
   listed $159,900 Active 1 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: $3,644 · $304/mo
• Projected year-2 tax: $3,644 · $304/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 26 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: $28,633
• − Mortgage interest: −$8,957
• − Property taxes: −$3,644
• − Insurance: −$800
• − Repairs & maintenance: −$2,291
• − Management: −$2,291
• − Depreciation: −$4,652
• Taxable income: $6,000
• Est. tax owed @ 24.0%: −$1,440
• After-tax cash flow: $6,674/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

+542.2% since first listed

4 events — show timeline

• 2026-06-19 Listed $159,900 FSBO.com
• 1988-01-01 Sold (Public Records) $29,000 Public Records
• 1987-11-01 Sold (Public Records) $22,100 Public Records
• 1985-12-01 Sold (Public Records) $24,900 Public Records

Property tax history

+11.6%/yr

Latest (2025): $3,644 · +7.9% YoY. Source: county tax records.