13514 Palmera Vista Dr · Riverview, FL 33579

$399,000

5 bd · 3.0 ba · 2,608 sqft · SingleFamily public records · 2 Days on market

Built 2022 6,600 sqft lot $16/mo HOA

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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 +7.9/30.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks

Experience elevated living in this elegant two-story home, where open-concept design meets refined finishes. The gourmet kitchen features 42" Crema Pearl cabinetry, granite countertops, a farmhouse island sink, and stainless steel appliances all flowing seamlessly into the main living space with rich luxury vinyl flooring. Retreat to the expansive primary suite, complete with a spa-inspired bath, oversized walk-in waterfall shower, and generous closet. A first-floor guest suite, airy loft, and additional bedrooms provide comfort and flexibility for any lifestyle. Step outside to your large enclosed backyard, offering a private sanctuary perfect for entertaining or unwinding in style. W

Key facts

• 6,600 sq ft lot
• 2 garage spots
• Built 2022

Property features AI

Finance

• Other: Located within a Community Development District (CDD)
• HOA & community: Has HOA; annual fee $193 (approx. $16.08/month); Association fee required; Community mailbox, deed restrictions, dog park, playground, sidewalks; Pets allowed

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected
• Home design: Single family residence; Two levels; North facing; Located in a planned development (PD)
• Construction: Block, stucco, and frame construction; Shingle roof; Block foundation; Built by Beazer
• Exterior features: Covered rear porch; Hurricane shutters; Vinyl fencing; Mature landscaping; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 5 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Kitchen open to family room; Open floorplan; Stone counters; Walk-in closets; Blinds
• Laundry & utility: Inside laundry; Inside utility room

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-424 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $324k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $341k (14.5% below list).
• Recommended offer: $324k (18.8% 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.
• Market conditions: Rents rising (+1.2%/yr); 457 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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).
• 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 $3k of loan paydown is wiped out by about $6k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $324,081 (18.8% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.85% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.56%
• DSCR: 0.80
• GRM: 9.8

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: -15.6%
• Equity multiple: 0.37×
• Total profit: $-70,436
• Equity at exit: $88,312

10-year hold

• IRR: -10.8%
• Equity multiple: 0.16×
• Total profit: $-94,376
• Equity at exit: $86,077

Cash invested: $111,720 (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: 9.8×

Monthly cashflow live

• Estimated rent: $3,410 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$843 /mo · $10,119/yr
• Insurance: −$166
• HOA: −$16
• Vacancy / Maint / Mgmt: −$716
• Net cashflow: $-424

Break-even live

Break-even rent $3,947

Max offer price $324,081

Occupancy floor —

Sensitivity live

Price	-10% $-198	-5% $-311	+0% $-424	+5% $-537	+10% $-650
Rent	-10% $-693	-5% $-559	+0% $-424	+5% $-289	+10% $-155
Rate	-1.0pp $-223	-0.5pp $-323	base $-424	+0.5pp $-527	+1.0pp $-633

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13515 Palmera Vista Dr Riverview, FL	4.0	2.0	1850	$3,800	$2.05	18d	1	0.01mi
13515 Palmera Vista Dr Riverview, FL	4.0	2.0	1832	$3,800	$2.07	0d	1	0.01mi
11810 Tetrafin Dr Riverview, FL	4.0	2.0	2184	$2,750	$1.26	25d	1	0.24mi
11838 Blackeyed Susan Dr Riverview, FL	4.0	2.0	1816	$2,800	$1.54	21d	1	0.32mi
13204 Waterleaf Garden Cir Riverview, FL	4.0	2.0	2046	$3,600	$1.76	5d	1	0.35mi
11716 Navajo Sandstone St Riverview, FL	4.0	2.5	2450	$2,900	$1.18	5d	1	0.55mi
11721 Sunburst Marble Rd Riverview, FL	5.0	3.0	3704	$3,200	$0.86	25d	1	0.61mi
12036 Cardinal Flower Dr Riverview, FL	4.0	2.5	2542	$2,590	$1.02	12d	1	0.67mi
11328 Misty Isle Ln Riverview, FL	4.0	3.5	2532	$2,600	$1.03	11d	1	0.74mi
13185 Green Violet Dr Riverview, FL	4.0	3.0	1908	$2,459	$1.29	5d	1	0.75mi
13263 Evening Sunset Ln Riverview, FL	4.0	2.0	1959	$2,200	$1.12	5d	1	0.76mi
11618 Ashton Field Ave Riverview, FL	4.0	3.0	2114	$2,400	$1.14	0d	1	0.76mi
12109 Night Jasmine Cv Riverview, FL	4.0	3.0	2364	$3,150	$1.33	11d	1	0.76mi
11412 Misty Isle Ln Riverview, FL	5.0	4.0	2523	$3,200	$1.27	25d	1	0.86mi
11543 Addison Chase Dr Riverview, FL	5.0	3.0	3118	$3,300	$1.06	18d	1	0.88mi
11519 Misty Isle Ln Riverview, FL	4.0	2.0	1936	$2,600	$1.34	25d	1	0.89mi
11427 Misty Isle Ln Riverview, FL	4.0	2.0	1916	$2,310	$1.21	5d	1	0.89mi
12330 Streambed Dr Riverview, FL	4.0	3.0	2357	$3,300	$1.40	5d	1	1.08mi
12377 Streambed Dr Riverview, FL	4.0	2.5	2414	$2,800	$1.16	25d	1	1.25mi
13423 Beechberry Dr Riverview, FL	4.0	2.5	2322	$2,800	$1.21	3d	1	1.25mi
13714 Artesa Bell Dr Riverview, FL	4.0	4.5	3453	$3,300	$0.96	25d	1	1.27mi
11211 Flora Springs Dr Riverview, FL	5.0	3.0	2320	$2,723	$1.17	24d	1	1.30mi
13655 Artesa Bell Dr Riverview, FL	4.0	3.0	2351	$3,075	$1.31	5d	1	1.31mi
11510 Harlan Eddy Ct Riverview, FL	4.0	2.0	2351	$2,700	$1.15	25d	1	1.39mi
13016 Prestwick Dr Riverview, FL	4.0	3.0	2506	$3,500	$1.40	25d	1	1.47mi

HOA detail

• Monthly dues: $16 · $192/yr
• Likely covers: water

Listing history 4 events

1. 2026-06-18
   remarks 694-char remark
2. 2026-06-18
   days on market $399,000 Active 2 DOM
3. 2026-06-16
   remarks 627-char remark
4. 2026-06-16
   listed $399,000 Active 1 DOM

ⓘ 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: $10,119 · $843/mo
• Projected year-2 tax: $10,119 · $843/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 27 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: $40,918
• − Mortgage interest: −$22,350
• − Property taxes: −$10,119
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,273
• − Management: −$3,273
• − HOA: −$192
• − Depreciation: −$11,607
• Taxable loss: −$11,892
• Est. tax savings @ 24.0%: +$2,854
• After-tax cash flow: $-2,235/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

1 event — show timeline

• 2026-06-16 Listed $399,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+31.8%/yr

Latest (2025): $10,119 · +6.0% YoY. Source: county tax records.