None · Riverview, FL 33579

$325,000

6 bd · 3.0 ba · 3,129 sqft · SingleFamily public records · 101 Days on market

Built 2011 5,633 sqft lot $10/mo HOA

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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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• 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

Short Sale. Beautiful 6 bedroom home in South Fork with a community pool. With a little TLC this home can truly shine.

Key facts

• 5,633 sq ft lot
• 2 garage spots
• Built 2011

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $615 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $325k).
• Recommended offer: $296k (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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 35% 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 101 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $243k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $295,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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: 1.06% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 7.9

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: 0.6%
• Equity multiple: 1.03×
• Total profit: $2,367
• Equity at exit: $71,933

10-year hold

• IRR: 6.2%
• Equity multiple: 1.53×
• Total profit: $48,209
• Equity at exit: $70,113

Cash invested: $91,000 (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: 463
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,430 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$245 /mo · $2,938/yr
• Insurance: −$135
• HOA: −$10
• Vacancy / Maint / Mgmt: −$720
• Net cashflow: $615

Break-even live

Break-even rent $2,651

Max offer price $325,000

Occupancy floor 77%

Sensitivity live

Price	-10% $799	-5% $707	+0% $615	+5% $523	+10% $431
Rent	-10% $344	-5% $480	+0% $615	+5% $751	+10% $886
Rate	-1.0pp $779	-0.5pp $698	base $615	+0.5pp $531	+1.0pp $445

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11412 Misty Isle Ln Riverview, FL	5.0	4.0	2523	$3,200	$1.27	26d	1	0.22mi
11543 Addison Chase Dr Riverview, FL	5.0	3.0	3118	$3,300	$1.06	19d	1	0.44mi
11211 Flora Springs Dr Riverview, FL	5.0	3.0	2320	$2,723	$1.17	25d	1	0.50mi
11721 Sunburst Marble Rd Riverview, FL	5.0	3.0	3704	$3,200	$0.86	26d	1	0.55mi
11701 Brighton Knoll Loop Riverview, FL	6.0	4.0	4169	$4,750	$1.14	26d	1	0.83mi
14112 Poke Ridge Dr Riverview, FL	5.0	3.5	3467	$3,200	$0.92	26d	1	1.14mi
10905 Capstan Lake Dr Riverview, FL	6.0	3.0	3011	$2,800	$0.93	3d	1	1.21mi
10905 Capstan Lake Dr Riverview, FL	5.0	3.0	3011	$2,800	$0.93	26d	1	1.21mi
11167 Leland Groves Dr Riverview, FL	5.0	3.0	2526	$3,500	$1.39	26d	1	1.32mi
14153 Arbor Pines Dr Riverview, FL	5.0	2.5	2889	$3,586	$1.24	26d	1	1.45mi
11201 Hudson Hills Ln Riverview, FL	5.0	2.5	2254	$2,450	$1.09	16d	1	1.48mi

HOA detail

• Monthly dues: $10 · $120/yr
• Likely covers: pool

Listing history 9 events

1. 2026-05-18
   status Pending 118-char remark

   Show marketing remark (118 chars)

   Short Sale. Beautiful 6 bedroom home in South Fork with a community pool. With a little TLC this home can truly shine.

2. 2026-04-17
   price $325,000 118-char remark

   Show marketing remark (118 chars)

   Short Sale. Beautiful 6 bedroom home in South Fork with a community pool. With a little TLC this home can truly shine.

3. 2026-04-01
   price $340,000 118-char remark

   Show marketing remark (118 chars)

   Short Sale. Beautiful 6 bedroom home in South Fork with a community pool. With a little TLC this home can truly shine.

4. 2026-03-17
   price $350,000 118-char remark

   Show marketing remark (118 chars)

   Short Sale. Beautiful 6 bedroom home in South Fork with a community pool. With a little TLC this home can truly shine.

5. 2026-02-25
   price $360,000 118-char remark

   Show marketing remark (118 chars)

   Short Sale. Beautiful 6 bedroom home in South Fork with a community pool. With a little TLC this home can truly shine.

6. 2026-02-06
   listed $370,000 Active 118-char remark

   Show marketing remark (118 chars)

   Short Sale. Beautiful 6 bedroom home in South Fork with a community pool. With a little TLC this home can truly shine.

7. 2011-05-25
   soldstatus $242,900 1-char remark

   Show marketing remark (1 chars)

   .

8. 2007-12-03
   soldstatus $10,411,400
9. 2005-06-27
   soldstatus $2,155,500

ⓘ 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: $2,938 · $245/mo
• Projected year-2 tax: $2,938 · $245/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 3/10 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: $41,159
• − Mortgage interest: −$18,205
• − Property taxes: −$2,938
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,293
• − Management: −$3,293
• − HOA: −$120
• − Depreciation: −$9,455
• Taxable income: $2,231
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $6,846/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

-84.9% since first listed

9 events — show timeline

• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $340,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $350,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Price Changed $360,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Listed $370,000 Stellar MLS as Distributed by MLS Grid
• 2011-05-25 Sold (MLS) $242,900 Stellar MLS as Distributed by MLS Grid
• 2007-12-03 Sold (Public Records) $10,411,400 Public Records
• 2005-06-27 Sold (Public Records) $2,155,500 Public Records

Property tax history

-4.7%/yr

Latest (2025): $2,938 · +3.1% YoY. Source: county tax records.