13383 Great Plains Dr · Riverview, FL 33579

$330,000

3 bd · 2.0 ba · 1,540 sqft · SingleFamily public records · 46 Days on market

Built 2022 Good condition 6,000 sqft lot $8/mo HOA ↓ 11% 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).

• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +2.8/5.0
• DSCR +2.5/10.0

Listing remarks MLS

Under Construction. This single-story home optimizes space and prioritizes ease of living. An open concept design includes the family room and nook as well as the kitchen with a center island. An attached patio provides outdoor space. Nearby, the cozy owner’s suite includes a private bathroom and spacious walk-in closet. Interior photos disclosed are different from the actual model being built.

Key facts

• 6,000 sq ft lot
• 2 garage spots
• Built 2022

Property features AI

Finance

• Other: CDD present; Homestead exemption indicated
• HOA & community: Member of Triple Creek HOA; HOA dues required (approximately $100.34 annually / $8.36 monthly); Association approval required; Pets allowed (cats and dogs)

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable connected
• Home design: Single family residence; One-story; Faces north; Living area reported as 1,555 sq ft
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Total building area reported as 1,955 sq ft
• Exterior features: Sidewalk; Paved road access; Lot dimensions approximately 50 x 120

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Walk-in closets
• Laundry & utility: Washer; Dryer; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (12.6% below list).
• Recommended offer: $284k (13.9% 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: Warren Hope Dawson Elementary (math 43% / reading 48%, grade D-, #1,247 of 2,144 statewide, top 59%, 948 students, 41% FRL); East Bay High School (math 24% / reading 35%, grade F, #447 of 667 statewide, top 68%, 1,995 students, 51% FRL).
• Market conditions: Rents rising (+1.2%/yr); 461 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $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 46 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $284,221 (13.9% 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 46 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.87% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.37%
• DSCR: 0.85
• GRM: 9.5

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: -14.0%
• Equity multiple: 0.43×
• Total profit: $-52,561
• Equity at exit: $73,040

10-year hold

• IRR: -9.1%
• Equity multiple: 0.28×
• Total profit: $-66,143
• Equity at exit: $71,192

Cash invested: $92,400 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,885 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$662 /mo · $7,950/yr
• Insurance: −$138
• HOA: −$8
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $-259

Break-even live

Break-even rent $3,213

Max offer price $284,221

Occupancy floor —

Sensitivity live

Price	-10% $-72	-5% $-166	+0% $-259	+5% $-353	+10% $-446
Rent	-10% $-487	-5% $-373	+0% $-259	+5% $-145	+10% $-31
Rate	-1.0pp $-93	-0.5pp $-175	base $-259	+0.5pp $-345	+1.0pp $-432

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12767 Weston Oaks Ln Riverview, FL	4.0	2.0	1935	$3,450	$1.78	0d	1	0.19mi
13204 Great Plains Dr Riverview, FL	4.0	2.0	1935	$2,990	$1.55	6d	1	0.24mi
13337 Woodworth Way Riverview, FL	4.0	2.5	1920	$2,850	$1.48	18d	1	0.28mi
12544 Shining Willow St Riverview, FL	4.0	3.0	2035	$3,000	$1.47	4d	1	0.33mi
12544 Shining Willow St Riverview, FL	4.0	2.5	2045	$3,000	$1.47	0d	1	0.33mi
12643 Maple Bonsai Dr Riverview, FL	3.0	2.0	1451	$2,700	$1.86	0d	1	0.37mi
13144 Peachleaf Ave Riverview, FL	4.0	2.0	1850	$2,995	$1.62	6d	1	0.42mi
12525 Lovers Ln Riverview, FL	4.0	2.0	1344	$1,650	$1.23	25d	1	0.51mi
12967 Wildflower Meadow Dr Riverview, FL	4.0	2.0	1935	$2,400	$1.24	25d	1	0.58mi
12964 Wildflower Meadow Dr Riverview, FL	4.0	2.0	1935	$2,300	$1.19	21d	1	0.61mi
12964 Wildflower Meadow Dr Riverview, FL	4.0	2.0	1935	$2,300	$1.19	6d	1	0.61mi
13009 Majestic Garden Ln Riverview, FL	3.0	2.0	1561	$2,800	$1.79	25d	1	0.68mi
12401 Streambed Dr Riverview, FL	3.0	2.0	1458	$2,600	$1.78	0d	1	0.99mi
12111 Anderson Dr Riverview, FL	3.0	2.0	1298	$2,400	$1.85	25d	1	1.05mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 24 events

1. 2026-06-21
   statusdays on market $330,000 Pending 46 DOM
2. 2026-06-18
   days on market $330,000 Active 44 DOM
3. 2026-06-17
   days on market $330,000 Active 43 DOM
4. 2026-06-16
   days on market $330,000 Active 42 DOM
5. 2026-06-15
   days on market $330,000 Active 41 DOM
6. 2026-06-13
   days on market $330,000 Active 39 DOM
7. 2026-06-13
   days on market $330,000 Active 38 DOM
8. 2026-06-09
   days on market $330,000 Active 35 DOM
9. 2026-06-08
   days on market $330,000 Active 34 DOM
10. 2026-06-07
    days on market $330,000 Active 33 DOM
11. 2026-06-04
    pricedays on market $330,000 Active 30 DOM
12. 2026-06-03
    days on market $345,000 Active 29 DOM
13. 2026-06-02
    days on market $345,000 Active 28 DOM
14. 2026-06-01
    days on market $345,000 Active 27 DOM
15. 2026-05-31
    days on market $345,000 Active 26 DOM
16. 2026-05-05
    listed $345,000 Active 1296-char remark
17. 2023-01-10
    soldstatus $329,990 Closed 403-char remark

    Show marketing remark (403 chars)

    Under Construction. This single-story home optimizes space and prioritizes ease of living. An open concept design includes the family room and nook as well as the kitchen with a center island. An attached patio provides outdoor space. Nearby, the cozy owner’s suite includes a private bathroom and spacious walk-in closet. Interior photos disclosed are different from the actual model being built.

18. 2022-10-31
    status Pending 403-char remark

    Show marketing remark (403 chars)

    Under Construction. This single-story home optimizes space and prioritizes ease of living. An open concept design includes the family room and nook as well as the kitchen with a center island. An attached patio provides outdoor space. Nearby, the cozy owner’s suite includes a private bathroom and spacious walk-in closet. Interior photos disclosed are different from the actual model being built.

19. 2022-10-26
    price $329,990 403-char remark

    Show marketing remark (403 chars)

    Under Construction. This single-story home optimizes space and prioritizes ease of living. An open concept design includes the family room and nook as well as the kitchen with a center island. An attached patio provides outdoor space. Nearby, the cozy owner’s suite includes a private bathroom and spacious walk-in closet. Interior photos disclosed are different from the actual model being built.

20. 2022-10-21
    status Active 403-char remark

    Show marketing remark (403 chars)

    Under Construction. This single-story home optimizes space and prioritizes ease of living. An open concept design includes the family room and nook as well as the kitchen with a center island. An attached patio provides outdoor space. Nearby, the cozy owner’s suite includes a private bathroom and spacious walk-in closet. Interior photos disclosed are different from the actual model being built.

21. 2022-10-21
    price $372,650 403-char remark

    Show marketing remark (403 chars)

    Under Construction. This single-story home optimizes space and prioritizes ease of living. An open concept design includes the family room and nook as well as the kitchen with a center island. An attached patio provides outdoor space. Nearby, the cozy owner’s suite includes a private bathroom and spacious walk-in closet. Interior photos disclosed are different from the actual model being built.

22. 2022-09-19
    status Pending 403-char remark

    Show marketing remark (403 chars)

    Under Construction. This single-story home optimizes space and prioritizes ease of living. An open concept design includes the family room and nook as well as the kitchen with a center island. An attached patio provides outdoor space. Nearby, the cozy owner’s suite includes a private bathroom and spacious walk-in closet. Interior photos disclosed are different from the actual model being built.

23. 2022-09-15
    price $349,990 403-char remark

    Show marketing remark (403 chars)

    Under Construction. This single-story home optimizes space and prioritizes ease of living. An open concept design includes the family room and nook as well as the kitchen with a center island. An attached patio provides outdoor space. Nearby, the cozy owner’s suite includes a private bathroom and spacious walk-in closet. Interior photos disclosed are different from the actual model being built.

24. 2022-09-09
    listed $372,650 Active 403-char remark

    Show marketing remark (403 chars)

    Under Construction. This single-story home optimizes space and prioritizes ease of living. An open concept design includes the family room and nook as well as the kitchen with a center island. An attached patio provides outdoor space. Nearby, the cozy owner’s suite includes a private bathroom and spacious walk-in closet. 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: $7,950 · $662/mo
• Projected year-2 tax: $7,950 · $662/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 6/10 Major
• 🌡 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: $34,624
• − Mortgage interest: −$18,485
• − Property taxes: −$7,950
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,770
• − Management: −$2,770
• − HOA: −$96
• − Depreciation: −$9,600
• Taxable loss: −$8,697
• Est. tax savings @ 24.0%: +$2,087
• After-tax cash flow: $-1,022/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 75/100 Cosmetic rehab

This well-maintained, good-condition home in a sought-after community is ready for a new owner. Minor updates to the exterior and kitchen would significantly enhance its resale value.

Value-add opportunities

• Resale Paint exterior shutters — Enhances curb appeal and adds a fresh look
• Resale Update kitchen backsplash — Modernizes the kitchen and adds value
• Resale Replace window treatments — Freshens the look and adds value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior shutters — Enhances curb appeal and adds a fresh look ↑
• Resale Update kitchen backsplash — Modernizes the kitchen and adds value ↑
• Resale Replace window treatments — Freshens the look and adds value ↑

ⓘ 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

-11.4% since first listed

10 events — show timeline

• 2026-06-03 Price Changed $330,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Listed $345,000 Stellar MLS as Distributed by MLS Grid
• 2023-01-10 Sold (MLS) $329,990 Stellar MLS as Distributed by MLS Grid
• 2022-10-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-10-26 Price Changed $329,990 Stellar MLS as Distributed by MLS Grid
• 2022-10-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2022-10-21 Price Changed $372,650 Stellar MLS as Distributed by MLS Grid
• 2022-09-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-09-15 Price Changed $349,990 Stellar MLS as Distributed by MLS Grid
• 2022-09-09 Listed $372,650 Stellar MLS as Distributed by MLS Grid

Property tax history

-5.7%/yr

Latest (2025): $7,950 · +8.9% YoY. Source: county tax records.