10917 Brickside Ct · Riverview, FL 33579

$186,000

3 bd · 3.0 ba · 1,408 sqft · Townhouse public records · 93 Days on market

Built 2006 1,185 sqft lot $398/mo HOA · 18% of rent

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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 +14.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +4.4/10.0
• 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 MLS

Investment Opportunity Property is Leased until March 2027 - Stunning Townhome in Summerfield! Discover your dream home in this beautiful 3-bedroom, 2.5-bath townhome located in the desirable community of Summerfield. Enjoy cooking in the upgraded kitchen featuring granite countertops, cherry cabinetry, and stainless steel appliances, including a built-in microwave and side-by-side refrigerator. The tiled floors throughout all wet areas add both style and convenience. Conveniently located just 25 minutes from downtown Tampa and MacDill AFB, you’ll have easy access to everything you need. The Summerfield community offers fantastic amenities, including a pool, parks, tennis courts, ball fields, and an on-site golf club. Plus, you're only a short drive from the stunning Sarasota/Bradenton beaches and beautiful Anna Maria Island. This gem won’t last long! Call today to find out how easy it is to make this home yours!

Key facts

• Tiled floors
• Community amenities
• Upgraded kitchen

Tags

• UPGRADED KITCHEN
• GRANITE COUNTERTOPS
• CHERRY CABINETRY
• STAINLESS STEEL APPLIANCES
• TILED FLOORS
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $186k.

Deal economics

• At list price, monthly cash flow is $41 ($495/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $186k).
• Recommended offer: $169k (9.0% below list) — sets the bar for market timing.

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); 463 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 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 $3k 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 93 days — a 9% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 18y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,260 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 7.1

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: -8.6%
• Equity multiple: 0.64×
• Total profit: $-18,519
• Equity at exit: $41,168

10-year hold

• IRR: -3.7%
• Equity multiple: 0.70×
• Total profit: $-15,490
• Equity at exit: $40,126

Cash invested: $52,080 (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: 463
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,173 high
• Mortgage (P&I): −$975
• Tax from tax record: −$224 /mo · $2,689/yr
• Insurance: −$78
• HOA: −$398
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $41

Break-even live

Break-even rent $2,120

Max offer price $186,000

Occupancy floor 93%

Sensitivity live

Price	-10% $147	-5% $94	+0% $41	+5% $-11	+10% $-64
Rent	-10% $-130	-5% $-45	+0% $41	+5% $127	+10% $213
Rate	-1.0pp $135	-0.5pp $89	base $41	+0.5pp $-7	+1.0pp $-56

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: $46,500
• Closing costs: $5,580
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10932 Keys Gate Dr Riverview, FL	3.0	2.5	1408	$1,750	$1.24	4d	1	0.06mi
12906 Trade Port Pl Riverview, FL	2.0	2.5	1532	$1,800	$1.17	26d	1	0.08mi
10943 Keys Gate Dr Riverview, FL	2.0	2.5	1532	$1,800	$1.17	4d	1	0.09mi
10811 Brickside Ct Riverview, FL	3.0	2.5	1408	$1,675	$1.19	19d	1	0.09mi
10811 Brickside Ct Riverview, FL	3.0	2.5	1408	$1,675	$1.19	26d	1	0.09mi
10806 Brickside Ct Riverview, FL	2.0	2.5	1448	$1,650	$1.14	4d	1	0.10mi
12942 Utopia Gardens Way Riverview, FL	3.0	2.5	1668	$2,350	$1.41	4d	1	0.21mi
12942 Utopia Gardens Way Riverview, FL	3.0	2.5	1668	$2,390	$1.43	1d	1	0.21mi
12961 Utopia Gardens Way Riverview, FL	3.0	2.5	1668	$1,890	$1.13	18d	1	0.25mi
12938 Fennway Ridge Dr Riverview, FL	3.0	2.5	1541	$2,000	$1.30	1d	1	0.32mi
13114 Fennway Ridge Dr Riverview, FL	3.0	2.5	1556	$2,225	$1.43	0d	1	0.48mi
13130 Fennway Ridge Dr Riverview, FL	4.0	2.5	1736	$2,219	$1.28	4d	1	0.53mi
12820 Belvedere Song Way Riverview, FL	3.0	2.5	1513	$2,000	$1.32	26d	1	0.58mi
12612 Ocelot Pl Riverview, FL	3.0	2.0	1296	$2,100	$1.62	7d	1	0.61mi
12604 Montford Ln Riverview, FL	4.0	2.0	1499	$1,950	$1.30	5d	1	0.65mi
12805 Avelar Manor Pl Riverview, FL	3.0	2.0	1832	$2,375	$1.30	25d	1	0.67mi
10221 Summerview Cir Riverview, FL	3.0	2.0	1481	$1,969	$1.33	26d	1	0.67mi
13106 Dobree Pl Riverview, FL	2.0	2.0	1404	$2,350	$1.67	26d	1	0.68mi
12712 Longcrest Dr Riverview, FL	4.0	2.0	1608	$2,200	$1.37	26d	1	0.69mi
11030 Whittney Chase Dr Riverview, FL	3.0	2.0	1270	$2,295	$1.81	1d	1	0.72mi
11025 Whittney Chase Dr Riverview, FL	4.0	2.0	1544	$2,170	$1.41	0d	1	0.74mi
10334 Summerview Cir Riverview, FL	4.0	2.0	1425	$2,180	$1.53	1d	1	0.74mi
11218 Scotchwood Dr Riverview, FL	3.0	2.0	1546	$2,150	$1.39	16d	1	0.74mi
10428 Orchid Mist Ct Riverview, FL	3.0	2.5	1789	$2,035	$1.14	7d	1	0.75mi
12722 Evington Point Dr Riverview, FL	4.0	2.0	1750	$2,150	$1.23	7d	1	0.76mi
12722 Evington Point Dr Riverview, FL	4.0	2.0	1754	$2,150	$1.23	26d	1	0.76mi
10425 Red Carpet Ct Riverview, FL	3.0	3.0	1688	$2,150	$1.27	22d	1	0.77mi
12605 Longcrest Dr Riverview, FL	4.0	2.0	1500	$2,150	$1.43	5d	1	0.80mi
11105 Cherrywood Ln Riverview, FL	4.0	2.0	1364	$2,110	$1.55	26d	1	0.82mi
11110 Cherrywood Ln Riverview, FL	3.0	2.0	1264	$2,045	$1.62	7d	1	0.84mi
12845 Longcrest Dr Riverview, FL	3.0	2.0	1812	$2,215	$1.22	0d	1	0.87mi
13311 Laraway Dr Riverview, FL	3.0	2.0	1136	$1,779	$1.57	4d	1	0.88mi
12906 Longcrest Dr Riverview, FL	4.0	2.0	1596	$2,290	$1.43	3d	1	0.88mi
12327 Healey Summit Ln Riverview, FL	2.0	2.5	1390	$1,750	$1.26	26d	1	0.91mi
13344 Laraway Dr Riverview, FL	3.0	2.0	1190	$1,829	$1.54	4d	1	0.92mi
13332 Laraway Dr Riverview, FL	3.0	2.0	1136	$2,021	$1.78	7d	1	0.94mi
12514 Early Run Ln Riverview, FL	3.0	2.0	1856	$2,225	$1.20	26d	1	0.95mi
12322 Foxmoor Peak Dr Riverview, FL	2.0	2.5	1390	$2,200	$1.58	26d	1	0.97mi
12914 Astorwood Pl Riverview, FL	4.0	2.0	1808	$2,395	$1.32	1d	1	0.97mi
10925 Subtle Trail Dr Riverview, FL	3.0	2.0	1716	$2,000	$1.17	26d	1	0.98mi

HOA detail

• Monthly dues: $398 · $4,776/yr
• Likely covers: pool

Listing history 49 events

1. 2026-06-21
   days on market $186,000 Active 93 DOM
2. 2026-06-18
   days on market $186,000 Active 90 DOM
3. 2026-06-17
   days on market $186,000 Active 89 DOM
4. 2026-06-16
   days on market $186,000 Active 88 DOM
5. 2026-06-15
   days on market $186,000 Active 87 DOM
6. 2026-06-13
   days on market $186,000 Active 85 DOM
7. 2026-06-13
   days on market $186,000 Active 84 DOM
8. 2026-06-09
   days on market $186,000 Active 81 DOM
9. 2026-06-08
   days on market $186,000 Active 80 DOM
10. 2026-06-07
    days on market $186,000 Active 79 DOM
11. 2026-06-04
    days on market $186,000 Active 76 DOM
12. 2026-06-03
    days on market $186,000 Active 75 DOM
13. 2026-06-02
    days on market $186,000 Active 74 DOM
14. 2026-06-01
    days on market $186,000 Active 73 DOM
15. 2026-05-31
    days on market $186,000 Active 72 DOM
16. 2026-04-30
    price $186,000 938-char remark

    Show marketing remark (938 chars)

    Investment Opportunity Property is Leased until March 2027 - Stunning Townhome in Summerfield! Discover your dream home in this beautiful 3-bedroom, 2.5-bath townhome located in the desirable community of Summerfield. Enjoy cooking in the upgraded kitchen featuring granite countertops, cherry cabinetry, and stainless steel appliances, including a built-in microwave and side-by-side refrigerator. The tiled floors throughout all wet areas add both style and convenience. Conveniently located just 25 minutes from downtown Tampa and MacDill AFB, you’ll have easy access to everything you need. The Summerfield community offers fantastic amenities, including a pool, parks, tennis courts, ball fields, and an on-site golf club. Plus, you're only a short drive from the stunning Sarasota/Bradenton beaches and beautiful Anna Maria Island. This gem won’t last long! Call today to find out how easy it is to make this home yours!

17. 2026-03-20
    listed $190,000 Active 938-char remark

    Show marketing remark (938 chars)

    Investment Opportunity Property is Leased until March 2027 - Stunning Townhome in Summerfield! Discover your dream home in this beautiful 3-bedroom, 2.5-bath townhome located in the desirable community of Summerfield. Enjoy cooking in the upgraded kitchen featuring granite countertops, cherry cabinetry, and stainless steel appliances, including a built-in microwave and side-by-side refrigerator. The tiled floors throughout all wet areas add both style and convenience. Conveniently located just 25 minutes from downtown Tampa and MacDill AFB, you’ll have easy access to everything you need. The Summerfield community offers fantastic amenities, including a pool, parks, tennis courts, ball fields, and an on-site golf club. Plus, you're only a short drive from the stunning Sarasota/Bradenton beaches and beautiful Anna Maria Island. This gem won’t last long! Call today to find out how easy it is to make this home yours!

18. 2025-12-31
    historical
19. 2025-02-13
    listed $209,900 Active
20. 2025-02-12
    historical
21. 2025-02-05
    status Active
22. 2025-01-08
    price $209,900
23. 2024-12-26
    price $214,900
24. 2024-11-22
    listed $219,000 Active
25. 2024-11-20
    historical
26. 2024-11-08
    status Active
27. 2024-11-04
    status Pending
28. 2024-10-31
    price $217,000
29. 2024-10-24
    price $225,000
30. 2024-09-21
    listed $239,000 Active
31. 2021-10-15
    soldstatus $192,000
32. 2021-10-14
    soldstatus $192,000 Closed
33. 2021-09-06
    status Pending
34. 2021-09-01
    listed $186,900 Active
35. 2018-01-29
    soldstatus $129,500
36. 2018-01-22
    soldstatus $129,500 Sold
37. 2017-12-28
    status Pending
38. 2017-12-17
    historical
39. 2017-11-24
    listed $128,000 Active
40. 2016-05-25
    soldstatus $107,000
41. 2016-05-23
    soldstatus $107,000 Sold
42. 2016-05-16
    status Pending
43. 2016-04-15
    historical Active with Contract
44. 2016-04-14
    status Pending
45. 2016-04-13
    listed $108,000 Active
46. 2008-08-28
    historical
47. 2008-03-08
    listed $105,000
48. 2006-06-26
    soldstatus $440,000
49. 2005-09-29
    soldstatus $3,258,000

ⓘ 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: $2,689 · $224/mo
• Projected year-2 tax: $2,689 · $224/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 · 28 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: $26,070
• − Mortgage interest: −$10,419
• − Property taxes: −$2,689
• − Insurance: −$930
• − Repairs & maintenance: −$2,086
• − Management: −$2,086
• − HOA: −$4,776
• − Depreciation: −$5,411
• Taxable loss: −$2,326
• Est. tax savings @ 24.0%: +$558
• After-tax cash flow: $1,053/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

-94.3% since first listed

34 events — show timeline

• 2026-04-30 Price Changed $186,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Listed $190,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-13 Listed $209,900 Stellar MLS as Distributed by MLS Grid
• 2025-02-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-05 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-01-08 Price Changed $209,900 Stellar MLS as Distributed by MLS Grid
• 2024-12-26 Price Changed $214,900 Stellar MLS as Distributed by MLS Grid
• 2024-11-22 Listed $219,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-20 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-11-08 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-11-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-10-31 Price Changed $217,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-24 Price Changed $225,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-21 Listed $239,000 Stellar MLS as Distributed by MLS Grid
• 2021-10-15 Sold (Public Records) $192,000 Public Records
• 2021-10-14 Sold (MLS) $192,000 Stellar MLS as Distributed by MLS Grid
• 2021-09-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-01 Listed $186,900 Stellar MLS as Distributed by MLS Grid
• 2018-01-29 Sold (Public Records) $129,500 Public Records
• 2018-01-22 Sold (MLS) $129,500 Stellar MLS as Distributed by MLS Grid
• 2017-12-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-12-17 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2017-11-24 Listed $128,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-25 Sold (Public Records) $107,000 Public Records
• 2016-05-23 Sold (MLS) $107,000 Stellar MLS as Distributed by MLS Grid
• 2016-05-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-04-15 Contingent — Stellar MLS as Distributed by MLS Grid
• 2016-04-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-04-13 Listed $108,000 Stellar MLS as Distributed by MLS Grid
• 2008-08-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-03-08 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2006-06-26 Sold (Public Records) $440,000 Public Records
• 2005-09-29 Sold (Public Records) $3,258,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $2,689 · +8.9% YoY. Source: county tax records.