12507 Icewood Ct · Riverview, FL 33579

$350,000

4 bd · 2.0 ba · 2,355 sqft · Manufactured public records · 34 Days on market

Built 1994 0.67 ac lot

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Why this score? — see what drove the C- 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 +17.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Appreciation +4.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0

Listing remarks

This beautifully updated property is situated on a sprawling, nearly ¾-acre homesite on a dead-end, low-traffic street with no HOA and no CDD, offering the space, freedom, and flexibility you have been looking for. Approaching the home, you’ll find a new wood deck with metal railing, a perfect welcome for this charming home. Step inside to a bright, open floor plan featuring fresh interior paint and new flooring throughout with no carpet, creating a clean, modern feel that is both stylish and low-maintenance. The home offers generously sized living areas, including an oversized living room and a large kitchen designed for both everyday living and entertaining. The kitchen featu

Key facts

• No cdd
• New flooring
• No hoa

Tags

• NEARLY ¾ ACRE HOMESITE
• NO HOA
• NO CDD
• BRIGHT OPEN FLOOR PLAN
• NEW FLOORING
• OVERSIZED LIVING ROOM

Property features AI

Finance

• Other: Homestead exempt; Zoned AS-1
• HOA & community: No association

Exterior

• Parking: 2-car garage; 3-space carport; Boat parking; RV access/parking and RV carport
• Utilities: Well water; Septic tank; Electricity connected; Water connected; Cable available; Broadband/high-speed internet available
• Home design: Manufactured home (double wide); Residential property; Completed condition; Single-story (one level); Northwest facing
• Construction: Vinyl siding; Metal roof; Crawlspace foundation; Built as double wide
• Exterior features: Deck and porch; Private mailbox; Chain link fencing; Above-ground spa; Other storage structure on property; Paved lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan with living room/dining room combo; Split bedroom layout; Blinds on windows
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $350k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (13.5% below list).
• Recommended offer: $303k (13.5% below list) — sets the bar for 1% rule.

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: Summerfield Crossings Elementary School (math 43% / reading 45%, grade F, #1,330 of 2,144 statewide, top 63%, 869 students, 53% FRL); East Bay High School (math 24% / reading 35%, grade F, #447 of 667 statewide, top 68%, 1,995 students, 51% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents rising (+1.2%/yr); 457 active listings in the ZIP; 29 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).
• 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 34 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $19k; list at $350k implies a 1742% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $302,640 (13.5% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.47%
• DSCR: 1.15
• GRM: 9.6

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: -5.0%
• Equity multiple: 0.79×
• Total profit: $-20,509
• Equity at exit: $77,467

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $5,071
• Equity at exit: $75,506

Cash invested: $98,000 (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: 9.6×

Monthly cashflow live

• Estimated rent: $3,026 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$126 /mo · $1,518/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $283

Break-even live

Break-even rent $2,668

Max offer price $350,000

Occupancy floor 86%

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13144 Peachleaf Ave Riverview, FL	4.0	2.0	1850	$2,995	$1.62	4d	1	0.57mi
13204 Great Plains Dr Riverview, FL	4.0	2.0	1935	$2,990	$1.55	4d	1	0.69mi
13259 Palmerston Rd Riverview, FL	4.0	2.5	2633	$2,900	$1.10	24d	1	0.76mi
12544 Shining Willow St Riverview, FL	4.0	3.0	2035	$3,000	$1.47	3d	1	0.78mi
12737 Tannencrest Dr Riverview, FL	5.0	3.0	2470	$3,350	$1.36	17d	1	0.79mi
13337 Woodworth Way Riverview, FL	4.0	2.5	1920	$2,850	$1.48	17d	1	0.89mi
12811 Twin Bridges Dr Unit Labs Riverview, FL	5.0	3.0	2937	$3,250	$1.11	17d	1	0.90mi
12423 Ballentrae Forest Dr Riverview, FL	4.0	3.0	2032	$2,500	$1.23	24d	1	0.99mi
13185 Green Violet Dr Riverview, FL	4.0	3.0	1908	$2,459	$1.29	4d	1	1.00mi
12330 Streambed Dr Riverview, FL	4.0	3.0	2357	$3,300	$1.40	4d	1	1.00mi
12892 Tannencrest Dr Riverview, FL	5.0	3.0	2530	$2,931	$1.16	16d	1	1.02mi
12036 Cardinal Flower Dr Riverview, FL	4.0	2.5	2542	$2,590	$1.02	11d	1	1.07mi
12377 Streambed Dr Riverview, FL	4.0	2.5	2414	$2,800	$1.16	24d	1	1.10mi
12337 Ballentrae Forest Dr Riverview, FL	4.0	3.0	1910	$2,200	$1.15	4d	1	1.14mi
11729 Winterset Cove Dr Riverview, FL	4.0	3.0	2040	$2,745	$1.35	2d	1	1.19mi
12311 Ballentrae Forest Dr Riverview, FL	4.0	3.0	2575	$2,600	$1.01	14d	1	1.20mi
12311 Ballentrae Forest Dr Riverview, FL	4.0	2.5	2575	$2,600	$1.01	24d	1	1.20mi
12109 Night Jasmine Cv Riverview, FL	4.0	3.0	2364	$3,150	$1.33	10d	1	1.22mi
13037 Pennybrook Dr Riverview, FL	4.0	2.5	2301	$2,900	$1.26	24d	1	1.24mi
11927 Streambed Dr Riverview, FL	3.0	2.5	2320	$3,100	$1.34	4d	1	1.25mi
13316 Palmera Vista Dr Riverview, FL	3.0	2.5	2497	$3,200	$1.28	24d	1	1.38mi
13316 Palmera Vista Dr Riverview, FL	3.0	2.5	2497	$3,200	$1.28	19d	1	1.38mi
12975 Wildflower Meadow Dr Riverview, FL	5.0	2.5	2896	$2,600	$0.90	24d	1	1.38mi
11404 Sweet Fern Dr Riverview, FL	4.0	2.0	1864	$1,500	$0.80	17d	1	1.40mi
12967 Wildflower Meadow Dr Riverview, FL	4.0	2.0	1935	$2,400	$1.24	24d	1	1.42mi
13235 Wildflower Meadow Dr Riverview, FL	3.0	3.0	2632	$3,333	$1.27	10d	1	1.42mi
12964 Wildflower Meadow Dr Riverview, FL	4.0	2.0	1935	$2,300	$1.19	20d	1	1.44mi
12964 Wildflower Meadow Dr Riverview, FL	4.0	2.0	1935	$2,300	$1.19	4d	1	1.44mi
12219 Fairlawn Dr Riverview, FL	4.0	2.5	2498	$2,650	$1.06	17d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $350,000 Active 34 DOM
2. 2026-06-17
   days on market $350,000 Active 33 DOM
3. 2026-06-16
   days on market $350,000 Active 32 DOM
4. 2026-06-15
   days on market $350,000 Active 31 DOM
5. 2026-06-13
   days on market $350,000 Active 29 DOM
6. 2026-06-13
   days on market $350,000 Active 28 DOM
7. 2026-06-09
   days on market $350,000 Active 25 DOM
8. 2026-06-08
   days on market $350,000 Active 24 DOM
9. 2026-06-07
   days on market $350,000 Active 23 DOM
10. 2026-06-04
    days on market $350,000 Active 20 DOM
11. 2026-06-03
    days on market $350,000 Active 19 DOM
12. 2026-06-02
    days on market $350,000 Active 18 DOM
13. 2026-06-01
    days on market $350,000 Active 17 DOM
14. 2026-05-31
    days on market $350,000 Active 16 DOM
15. 2026-05-14
    status Pending
16. 2026-05-01
    listed $350,000 Active
17. 1997-03-26
    soldstatus $19,000
18. 1990-07-01
    soldstatus $15,390

ⓘ 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: $1,518 · $126/mo
• Projected year-2 tax: $2,905 · $242/mo
• Expected delta: +$1,387/yr (+$116/mo · 91.4%)

ⓘ 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 · 23 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: $36,317
• − Mortgage interest: −$19,605
• − Property taxes: −$1,518
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,905
• − Management: −$2,905
• − Depreciation: −$10,182
• Taxable loss: −$2,549
• Est. tax savings @ 24.0%: +$612
• After-tax cash flow: $4,009/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

+2174.2% since first listed

4 events — show timeline

• 2026-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 1997-03-26 Sold (Public Records) $19,000 Public Records
• 1990-07-01 Sold (Public Records) $15,390 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,518 · +9.9% YoY. Source: county tax records.