11826 Dumaine Valley Rd · Riverview, FL 33579

$259,000

3 bd · 3.0 ba · 1,670 sqft · Townhouse public records · 34 Days on market

Built 2021 Good condition 1,763 sqft lot $351/mo HOA · 15% of rent ↓ 6% since listing

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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 +7.5/15.0
• Cash flow +7.2/30.0
• Appreciation +4.3/10.0
• 1% rule +4.2/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.8/5.0
• DSCR +1.4/10.0

Listing remarks MLS

Under Construction. This contemporary two-story townhome enjoys a free-flowing layout among the main-floor kitchen, Great Room and covered patio. The top floor features the spacious owner’s suite, two secondary bedrooms and a versatile loft space perfect as a home office or additional shared living area. Interior photos disclosed are different from the actual model being built.

Key facts

• Dual sinks
• Walk-in closet
• Community amenities

Tags

• POND VIEWS
• COVERED LANAI
• WALK-IN CLOSET
• DUAL SINKS
• WALK-IN SHOWER
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: Total annual fees: $4,216; Total monthly fees: $351.33
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (Townes At Summerfield Creek Assoc. INC and Summerfield Master Community Assoc.); Monthly HOA: $304; Quarterly association fee: $142; Association fees cover pool, building maintenance, grounds maintenance, recreational facilities and water; Pets allowed: cats and dogs; Community amenities: clubhouse, playground, pool, sidewalks, tennis courts

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Residential townhouse; Two stories; Faces southeast; Entry level: Two-level home
• Construction: Block, concrete, stucco and other construction materials; Shingle roof; Other roof material; Concrete perimeter and slab foundation; Built with durable materials
• Exterior features: Hurricane shutters; Sidewalk; Sliding doors; Pond view

Interior

• Kitchen: Dishwasher; Disposal; Range; Microwave; Refrigerator; Other appliance(s)
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Thermostat; Walk-in closet(s)
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $259k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-356 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (24.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (7.9% below list).
• Recommended offer: $196k (24.3% below list) — sets the bar for cash-flow.

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: East Bay High School (math 24% / reading 35%, grade F, #447 of 667 statewide, top 68%, 1,995 students, 51% FRL) — zoned schools at 51% FRL track the district average.
• Zoned-school proficiency averages 30% at this address vs 48% district-wide (-19 pts) — the specific schools serving this property underperform the Hillsborough average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.2%/yr); 461 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $2k of loan paydown is wiped out by about $4k 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 ($251k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,074 (24.3% below list)

Questions for the listing agent

1. 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?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.89%
• DSCR: 0.74
• GRM: 9.1

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: -17.5%
• Equity multiple: 0.30×
• Total profit: $-51,047
• Equity at exit: $57,325

10-year hold

• IRR: -13.2%
• Equity multiple: -0.01×
• Total profit: $-73,201
• Equity at exit: $55,875

Cash invested: $72,520 (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: 461
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,384 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$423 /mo · $5,071/yr
• Insurance: −$108
• HOA: −$351
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $-356

Break-even live

Break-even rent $2,835

Max offer price $196,074

Occupancy floor —

Sensitivity live

Price	-10% $-210	-5% $-283	+0% $-356	+5% $-430	+10% $-503
Rent	-10% $-545	-5% $-450	+0% $-356	+5% $-262	+10% $-168
Rate	-1.0pp $-226	-0.5pp $-290	base $-356	+0.5pp $-423	+1.0pp $-492

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11859 Dumaine Valley Rd Riverview, FL	2.0	2.5	1513	$1,950	$1.29	21d	1	0.03mi
11736 Dumaine Valley Rd Riverview, FL	3.0	2.5	1670	$2,000	$1.20	16d	1	0.06mi
13228 Pike Lake Dr Riverview, FL	3.0	2.0	1129	$1,889	$1.67	6d	1	0.24mi
12115 Feldwood Creek Ln Riverview, FL	3.0	2.0	1234	$1,850	$1.50	6d	1	0.32mi
12201 Matchfield Way Riverview, FL	4.0	2.0	1522	$1,595	$1.05	19d	1	0.32mi
12116 Feldwood Creek Ln Riverview, FL	3.0	2.0	1289	$1,825	$1.42	21d	1	0.35mi
13230 Prestwick Dr Riverview, FL	3.0	2.0	1270	$1,830	$1.44	19d	1	0.37mi
13263 Evening Sunset Ln Riverview, FL	4.0	2.0	1959	$2,200	$1.12	6d	1	0.38mi
13204 Waterleaf Garden Cir Riverview, FL	4.0	2.0	2046	$3,600	$1.76	6d	1	0.39mi
12026 Bridge Point Ln Riverview, FL	3.0	2.5	1780	$2,180	$1.22	25d	1	0.42mi
13346 Prestwick Dr Riverview, FL	3.0	2.0	1086	$1,849	$1.70	4d	1	0.43mi
13314 Prestwick Dr Riverview, FL	3.0	2.0	1465	$1,895	$1.29	16d	1	0.49mi
11427 Misty Isle Ln Riverview, FL	4.0	2.0	1916	$2,310	$1.21	6d	1	0.49mi
12019 Butler Woods Cir Riverview, FL	3.0	2.0	1693	$2,230	$1.32	3d	1	0.50mi
11424 Misty Isle Ln Riverview, FL	3.0	2.0	1839	$2,165	$1.18	13d	1	0.52mi
12008 Butler Woods Cir Riverview, FL	4.0	2.0	1544	$2,210	$1.43	4d	1	0.53mi
11810 Tetrafin Dr Riverview, FL	4.0	2.0	2184	$2,750	$1.26	25d	1	0.56mi
11931 Lark Song Loop Riverview, FL	3.0	2.0	1302	$2,050	$1.57	25d	1	0.65mi
11519 Misty Isle Ln Riverview, FL	4.0	2.0	1936	$2,600	$1.34	25d	1	0.70mi
13515 Palmera Vista Dr Riverview, FL	4.0	2.0	1832	$3,800	$2.07	0d	1	0.72mi
13515 Palmera Vista Dr Riverview, FL	4.0	2.0	1850	$3,800	$2.05	19d	1	0.72mi
12932 Fieldmoor Ct Riverview, FL	3.0	2.0	1355	$1,895	$1.40	19d	1	0.74mi
12932 Fieldmoor Ct Riverview, FL	3.0	2.0	1355	$1,895	$1.40	16d	1	0.74mi
13185 Green Violet Dr Riverview, FL	4.0	3.0	1908	$2,459	$1.29	6d	1	0.74mi
11618 Ashton Field Ave Riverview, FL	4.0	3.0	2114	$2,400	$1.14	0d	1	0.78mi
11802 Lynmoor Dr Riverview, FL	3.0	2.0	1335	$1,950	$1.46	16d	1	0.80mi
13456 Palmera Vista Dr Riverview, FL	3.0	2.0	1752	$2,500	$1.43	19d	1	0.81mi
11759 Lynmoor Dr Riverview, FL	3.0	2.0	1355	$2,019	$1.49	6d	1	0.84mi
12914 Astorwood Pl Riverview, FL	4.0	2.0	1808	$2,395	$1.32	0d	1	0.91mi
12906 Longcrest Dr Riverview, FL	4.0	2.0	1596	$2,290	$1.43	3d	1	1.00mi
13305 Silvercreek Dr Riverview, FL	3.0	2.0	1743	$2,099	$1.20	6d	1	1.00mi
11838 Blackeyed Susan Dr Riverview, FL	4.0	2.0	1816	$2,800	$1.54	21d	1	1.02mi
13465 Fladgate Mark Dr Riverview, FL	4.0	2.0	1544	$2,045	$1.32	0d	1	1.05mi
13465 Fladgate Mark Dr Riverview, FL	4.0	2.0	1544	$2,045	$1.32	6d	1	1.05mi
12845 Longcrest Dr Riverview, FL	3.0	2.0	1812	$2,205	$1.22	0d	1	1.05mi
11322 Torrey Pines Dr Riverview, FL	4.0	2.0	2194	$2,300	$1.05	25d	1	1.08mi
12605 Longcrest Dr Riverview, FL	4.0	2.0	1500	$2,150	$1.43	4d	1	1.10mi
12111 Anderson Dr Riverview, FL	3.0	2.0	1298	$2,400	$1.85	25d	1	1.17mi
12712 Longcrest Dr Riverview, FL	4.0	2.0	1608	$2,200	$1.37	25d	1	1.20mi
11729 Winterset Cove Dr Riverview, FL	4.0	3.0	2040	$2,745	$1.35	4d	1	1.23mi

HOA detail

• Monthly dues: $351 · $4,212/yr

Listing history 22 events

1. 2026-06-21
   days on market $259,000 Active 34 DOM
2. 2026-06-18
   days on market $259,000 Active 31 DOM
3. 2026-06-17
   days on market $259,000 Active 30 DOM
4. 2026-06-16
   days on market $259,000 Active 29 DOM
5. 2026-06-15
   days on market $259,000 Active 28 DOM
6. 2026-06-13
   days on market $259,000 Active 26 DOM
7. 2026-06-13
   days on market $259,000 Active 25 DOM
8. 2026-06-09
   days on market $259,000 Active 22 DOM
9. 2026-06-08
   days on market $259,000 Active 21 DOM
10. 2026-06-07
    days on market $259,000 Active 20 DOM
11. 2026-06-04
    days on market $259,000 Active 17 DOM
12. 2026-06-03
    days on market $259,000 Active 16 DOM
13. 2026-06-02
    days on market $259,000 Active 15 DOM
14. 2026-06-01
    days on market $259,000 Active 14 DOM
15. 2026-05-31
    days on market $259,000 Active 13 DOM
16. 2026-05-18
    listed $259,000 Active
17. 2024-03-14
    historical $2,000
18. 2024-01-12
    price $2,000
19. 2023-12-15
    listed $2,100
20. 2021-11-30
    soldstatus $276,040 Closed 386-char remark

    Show marketing remark (386 chars)

    Under Construction. This contemporary two-story townhome enjoys a free-flowing layout among the main-floor kitchen, Great Room and covered patio. The top floor features the spacious owner’s suite, two secondary bedrooms and a versatile loft space perfect as a home office or additional shared living area. Interior photos disclosed are different from the actual model being built.

21. 2021-09-24
    status Pending 386-char remark

    Show marketing remark (386 chars)

    Under Construction. This contemporary two-story townhome enjoys a free-flowing layout among the main-floor kitchen, Great Room and covered patio. The top floor features the spacious owner’s suite, two secondary bedrooms and a versatile loft space perfect as a home office or additional shared living area. Interior photos disclosed are different from the actual model being built.

22. 2021-09-23
    listed $276,040 Active 386-char remark

    Show marketing remark (386 chars)

    Under Construction. This contemporary two-story townhome enjoys a free-flowing layout among the main-floor kitchen, Great Room and covered patio. The top floor features the spacious owner’s suite, two secondary bedrooms and a versatile loft space perfect as a home office or additional shared living area. Interior photos disclosed are different from the actual model being built.

ⓘ 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: $5,071 · $423/mo
• Projected year-2 tax: $5,071 · $423/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 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 24 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: $28,610
• − Mortgage interest: −$14,508
• − Property taxes: −$5,071
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,289
• − Management: −$2,289
• − HOA: −$4,212
• − Depreciation: −$7,535
• Taxable loss: −$8,588
• Est. tax savings @ 24.0%: +$2,061
• After-tax cash flow: $-2,213/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

Good 80/100 Cosmetic rehab

This well-maintained townhouse in Riverview, Florida, offers a good condition with minimal repairs needed. It's ready for immediate occupancy and can be enhanced with minor updates to boost its value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet with tile in living areas — Improves durability and appearance
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet with tile in living areas — Improves durability and appearance ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-6.2% since first listed

7 events — show timeline

• 2026-05-18 Listed $259,000 Stellar MLS as Distributed by MLS Grid
• 2024-03-14 Rental Removed $2,000 APPFOLIO
• 2024-01-12 Price Changed $2,000 APPFOLIO
• 2023-12-15 Listed for Rent $2,100 APPFOLIO
• 2021-11-30 Sold (MLS) $276,040 Stellar MLS as Distributed by MLS Grid
• 2021-09-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-09-23 Listed $276,040 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.2%/yr

Latest (2025): $5,071 · +3.6% YoY. Source: county tax records.