11829 Clare Hill Ave · Riverview, FL 33579

$349,000

3 bd · 3.0 ba · 1,738 sqft · SingleFamily public records · 210 Days on market

Built 2021 4,800 sqft lot

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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 +7.7/30.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0

Listing remarks MLS

Welcome to modern Florida living at its finest. This beautiful two-story home, built in 2021, combines stylish design with thoughtful functionality to create a space that’s both sophisticated and comfortable. With 1,738 square feet, 3 bedrooms, and 2.5 bathrooms, every inch of this residence has been crafted for today’s lifestyle. Inside you immediately notice the bright, open-concept layout—a perfect balance of form and flow. Sunlight pours through generous windows, illuminating the tasteful finishes, neutral tones, and smart design that make this home feel fresh, airy, and inviting. The modern kitchen is the centerpiece of the main living area, offering sleek cabinetry, quality appliances, and plenty of prep and storage space—ideal for both weekday dinners and weekend entertaining. Upstairs, enjoy a comfortable owner’s suite with a private ensuite bath, along with two additional bedrooms that provide flexibility for family, guests, or a home office. The inside laundry room and ample storage throughout make everyday living as convenient as it is enjoyable. Outside, the custom paver driveway welcomes you home, while the large backyard offers endless possibilities for play, relaxation, or your dream outdoor living space. Situated in Flood Zone X—meaning no flood insurance is required—this home provides peace of mind along with great style. Located in the heart of Riverview, you are close to everything—shopping, dining, top-rated schools, and easy access to Tampa Bay’s vibrant lifestyle. Beautifully maintained and move-in ready, this home is an exceptional opportunity to live where comfort and convenience meet modern Florida design.

Key facts

• Modern kitchen
• Owner's suite
• Inside laundry room

Tags

• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• OWNER'S SUITE
• PRIVATE ENSUITE BATH
• INSIDE LAUNDRY ROOM
• AMPLE STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $-407 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (19.9% below list).
• Recommended offer: $277k (20.6% 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); 461 active listings in the ZIP; 16 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 $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 210 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
• 5 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; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $277,067 (20.6% 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 210 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. 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: 0.80% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.00%
• DSCR: 0.78
• GRM: 10.4

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: -16.1%
• Equity multiple: 0.35×
• Total profit: $-63,651
• Equity at exit: $77,245

10-year hold

• IRR: -11.3%
• Equity multiple: 0.12×
• Total profit: $-86,252
• Equity at exit: $75,291

Cash invested: $97,720 (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: 461
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,794 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$639 /mo · $7,669/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $-407

Break-even live

Break-even rent $3,310

Max offer price $277,067

Occupancy floor —

Sensitivity live

Price	-10% $-210	-5% $-308	+0% $-407	+5% $-506	+10% $-605
Rent	-10% $-628	-5% $-518	+0% $-407	+5% $-297	+10% $-186
Rate	-1.0pp $-231	-0.5pp $-318	base $-407	+0.5pp $-498	+1.0pp $-590

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11838 Blackeyed Susan Dr Riverview, FL	4.0	2.0	1816	$2,800	$1.54	21d	1	0.39mi
13456 Palmera Vista Dr Riverview, FL	3.0	2.0	1752	$2,500	$1.43	18d	1	0.69mi
13515 Palmera Vista Dr Riverview, FL	4.0	2.0	1832	$3,800	$2.07	0d	1	0.70mi
13515 Palmera Vista Dr Riverview, FL	4.0	2.0	1850	$3,800	$2.05	18d	1	0.70mi
11618 Ashton Field Ave Riverview, FL	4.0	3.0	2114	$2,400	$1.14	0d	1	0.84mi
11810 Tetrafin Dr Riverview, FL	4.0	2.0	2184	$2,750	$1.26	25d	1	0.93mi
13465 Fladgate Mark Dr Riverview, FL	4.0	2.0	1544	$2,045	$1.32	0d	1	0.95mi
13465 Fladgate Mark Dr Riverview, FL	4.0	2.0	1544	$2,045	$1.32	6d	1	0.95mi
13204 Waterleaf Garden Cir Riverview, FL	4.0	2.0	2046	$3,600	$1.76	6d	1	0.96mi
11519 Misty Isle Ln Riverview, FL	4.0	2.0	1936	$2,600	$1.34	25d	1	1.06mi
13263 Evening Sunset Ln Riverview, FL	4.0	2.0	1959	$2,200	$1.12	6d	1	1.14mi
11424 Misty Isle Ln Riverview, FL	3.0	2.0	1839	$2,165	$1.18	13d	1	1.21mi
11427 Misty Isle Ln Riverview, FL	4.0	2.0	1916	$2,310	$1.21	6d	1	1.22mi
11859 Dumaine Valley Rd Riverview, FL	2.0	2.5	1513	$1,950	$1.29	21d	1	1.29mi
11736 Dumaine Valley Rd Riverview, FL	3.0	2.5	1670	$2,000	$1.20	15d	1	1.33mi
13185 Green Violet Dr Riverview, FL	4.0	3.0	1908	$2,459	$1.29	6d	1	1.43mi

Listing history 31 events

1. 2026-06-21
   days on market $349,000 Active 210 DOM
2. 2026-06-18
   days on market $349,000 Active 207 DOM
3. 2026-06-17
   price $349,000 Active 206 DOM
4. 2026-06-17
   days on market $355,000 Active 206 DOM
5. 2026-06-16
   days on market $355,000 Active 205 DOM
6. 2026-06-15
   days on market $355,000 Active 204 DOM
7. 2026-06-13
   days on market $355,000 Active 202 DOM
8. 2026-06-13
   days on market $355,000 Active 201 DOM
9. 2026-06-09
   days on market $355,000 Active 198 DOM
10. 2026-06-08
    days on market $355,000 Active 197 DOM
11. 2026-06-07
    days on market $355,000 Active 196 DOM
12. 2026-06-04
    days on market $355,000 Active 193 DOM
13. 2026-06-03
    days on market $355,000 Active 192 DOM
14. 2026-06-02
    days on market $355,000 Active 191 DOM
15. 2026-06-01
    days on market $355,000 Active 190 DOM
16. 2026-05-31
    days on market $355,000 Active 189 DOM
17. 2026-03-24
    price $355,000 1712-char remark

    Show marketing remark (1712 chars)

    Welcome to modern Florida living at its finest. This beautiful two-story home, built in 2021, combines stylish design with thoughtful functionality to create a space that’s both sophisticated and comfortable. With 1,738 square feet, 3 bedrooms, and 2.5 bathrooms, every inch of this residence has been crafted for today’s lifestyle. Inside you immediately notice the bright, open-concept layout—a perfect balance of form and flow. Sunlight pours through generous windows, illuminating the tasteful finishes, neutral tones, and smart design that make this home feel fresh, airy, and inviting. The modern kitchen is the centerpiece of the main living area, offering sleek cabinetry, quality appliances, and plenty of prep and storage space—ideal for both weekday dinners and weekend entertaining. Upstairs, enjoy a comfortable owner’s suite with a private ensuite bath, along with two additional bedrooms that provide flexibility for family, guests, or a home office. The inside laundry room and ample storage throughout make everyday living as convenient as it is enjoyable. Outside, the custom paver driveway welcomes you home, while the large backyard offers endless possibilities for play, relaxation, or your dream outdoor living space. Situated in Flood Zone X—meaning no flood insurance is required—this home provides peace of mind along with great style. Located in the heart of Riverview, you are close to everything—shopping, dining, top-rated schools, and easy access to Tampa Bay’s vibrant lifestyle. Beautifully maintained and move-in ready, this home is an exceptional opportunity to live where comfort and convenience meet modern Florida design.

18. 2026-02-12
    status Active 1712-char remark

    Show marketing remark (1712 chars)

    Welcome to modern Florida living at its finest. This beautiful two-story home, built in 2021, combines stylish design with thoughtful functionality to create a space that’s both sophisticated and comfortable. With 1,738 square feet, 3 bedrooms, and 2.5 bathrooms, every inch of this residence has been crafted for today’s lifestyle. Inside you immediately notice the bright, open-concept layout—a perfect balance of form and flow. Sunlight pours through generous windows, illuminating the tasteful finishes, neutral tones, and smart design that make this home feel fresh, airy, and inviting. The modern kitchen is the centerpiece of the main living area, offering sleek cabinetry, quality appliances, and plenty of prep and storage space—ideal for both weekday dinners and weekend entertaining. Upstairs, enjoy a comfortable owner’s suite with a private ensuite bath, along with two additional bedrooms that provide flexibility for family, guests, or a home office. The inside laundry room and ample storage throughout make everyday living as convenient as it is enjoyable. Outside, the custom paver driveway welcomes you home, while the large backyard offers endless possibilities for play, relaxation, or your dream outdoor living space. Situated in Flood Zone X—meaning no flood insurance is required—this home provides peace of mind along with great style. Located in the heart of Riverview, you are close to everything—shopping, dining, top-rated schools, and easy access to Tampa Bay’s vibrant lifestyle. Beautifully maintained and move-in ready, this home is an exceptional opportunity to live where comfort and convenience meet modern Florida design.

19. 2026-01-22
    historical 1712-char remark

    Show marketing remark (1712 chars)

    Welcome to modern Florida living at its finest. This beautiful two-story home, built in 2021, combines stylish design with thoughtful functionality to create a space that’s both sophisticated and comfortable. With 1,738 square feet, 3 bedrooms, and 2.5 bathrooms, every inch of this residence has been crafted for today’s lifestyle. Inside you immediately notice the bright, open-concept layout—a perfect balance of form and flow. Sunlight pours through generous windows, illuminating the tasteful finishes, neutral tones, and smart design that make this home feel fresh, airy, and inviting. The modern kitchen is the centerpiece of the main living area, offering sleek cabinetry, quality appliances, and plenty of prep and storage space—ideal for both weekday dinners and weekend entertaining. Upstairs, enjoy a comfortable owner’s suite with a private ensuite bath, along with two additional bedrooms that provide flexibility for family, guests, or a home office. The inside laundry room and ample storage throughout make everyday living as convenient as it is enjoyable. Outside, the custom paver driveway welcomes you home, while the large backyard offers endless possibilities for play, relaxation, or your dream outdoor living space. Situated in Flood Zone X—meaning no flood insurance is required—this home provides peace of mind along with great style. Located in the heart of Riverview, you are close to everything—shopping, dining, top-rated schools, and easy access to Tampa Bay’s vibrant lifestyle. Beautifully maintained and move-in ready, this home is an exceptional opportunity to live where comfort and convenience meet modern Florida design.

20. 2025-11-03
    listed $362,000 Active 1712-char remark

    Show marketing remark (1712 chars)

    Welcome to modern Florida living at its finest. This beautiful two-story home, built in 2021, combines stylish design with thoughtful functionality to create a space that’s both sophisticated and comfortable. With 1,738 square feet, 3 bedrooms, and 2.5 bathrooms, every inch of this residence has been crafted for today’s lifestyle. Inside you immediately notice the bright, open-concept layout—a perfect balance of form and flow. Sunlight pours through generous windows, illuminating the tasteful finishes, neutral tones, and smart design that make this home feel fresh, airy, and inviting. The modern kitchen is the centerpiece of the main living area, offering sleek cabinetry, quality appliances, and plenty of prep and storage space—ideal for both weekday dinners and weekend entertaining. Upstairs, enjoy a comfortable owner’s suite with a private ensuite bath, along with two additional bedrooms that provide flexibility for family, guests, or a home office. The inside laundry room and ample storage throughout make everyday living as convenient as it is enjoyable. Outside, the custom paver driveway welcomes you home, while the large backyard offers endless possibilities for play, relaxation, or your dream outdoor living space. Situated in Flood Zone X—meaning no flood insurance is required—this home provides peace of mind along with great style. Located in the heart of Riverview, you are close to everything—shopping, dining, top-rated schools, and easy access to Tampa Bay’s vibrant lifestyle. Beautifully maintained and move-in ready, this home is an exceptional opportunity to live where comfort and convenience meet modern Florida design.

21. 2025-09-26
    historical $2,095
22. 2025-09-18
    listed $2,095
23. 2025-09-06
    historical $2,095
24. 2025-08-29
    price $2,095
25. 2025-08-22
    price $2,145
26. 2025-07-26
    listed $2,175
27. 2022-11-20
    historical
28. 2022-03-22
    soldstatus $400,000
29. 2022-03-21
    soldstatus $400,000 Closed 516-char remark

    Show marketing remark (516 chars)

    Rare opportunity to own this two story single family home in this highly-sought after community. This home offers 3 bedrooms, 2.5 baths, 2 car garage and laundry room equipped with washer and dryer. The outdoor oasis is perfect for entertaining family and social gatherings. LOW HOA! Riverview is conveniently located near I-75, US-41, US-301 for an effortless commute. Easily accessible restaurants, schools, shopping centers, VA clinic, parkas and only a shoer drive to the Gulf beaches! Schedule your tour today!

30. 2022-02-22
    listed $389,000 Active 516-char remark

    Show marketing remark (516 chars)

    Rare opportunity to own this two story single family home in this highly-sought after community. This home offers 3 bedrooms, 2.5 baths, 2 car garage and laundry room equipped with washer and dryer. The outdoor oasis is perfect for entertaining family and social gatherings. LOW HOA! Riverview is conveniently located near I-75, US-41, US-301 for an effortless commute. Easily accessible restaurants, schools, shopping centers, VA clinic, parkas and only a shoer drive to the Gulf beaches! Schedule your tour today!

31. 2019-11-15
    soldstatus $3,969,000

ⓘ 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: $7,669 · $639/mo
• Projected year-2 tax: $7,669 · $639/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 27 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: $33,531
• − Mortgage interest: −$19,549
• − Property taxes: −$7,669
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,682
• − Management: −$2,682
• − Depreciation: −$10,153
• Taxable loss: −$10,950
• Est. tax savings @ 24.0%: +$2,628
• After-tax cash flow: $-2,258/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

-91.1% since first listed

15 events — show timeline

• 2026-03-24 Price Changed $355,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-03 Listed $362,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-26 Rental Removed $2,095 RENTLY
• 2025-09-18 Listed for Rent $2,095 RENTLY
• 2025-09-06 Rental Removed $2,095 RENTLY
• 2025-08-29 Price Changed $2,095 RENTLY
• 2025-08-22 Price Changed $2,145 RENTLY
• 2025-07-26 Listed for Rent $2,175 RENTLY
• 2022-11-20 Rental Removed — RENT.
• 2022-03-22 Sold (Public Records) $400,000 Public Records
• 2022-03-21 Sold (MLS) $400,000 MARMLS
• 2022-02-22 Listed $389,000 MARMLS
• 2019-11-15 Sold (Public Records) $3,969,000 Public Records

Property tax history

+24.8%/yr

Latest (2025): $7,669 · +5.8% YoY. Source: county tax records.