11324 Palm Island Ave · Riverview, FL 33569

$330,000

4 bd · 2.0 ba · 1,655 sqft · SingleFamily public records · 19 Days on market

Built 2005 4,797 sqft lot $18/mo HOA · 1% of rent

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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 +12.0/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Rent growth +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NOT A SHORT SALE OR BANK OWNED. Remodeled 4 bedroom/2 bathroom home located in Rivercrest. Home features an open floor plan great for entertaining and upgraded eat-in kitchen with brand new granite countertops, brand new kitchen cabinets and new stainless steel appliances. Interior features include new modern brushed nickel fixtures and ceiling fans. Master bedroom has private master bath with new granite countertops and garden tub. Exterior features include attached 2 car garage, exceptional landscaping and no rear neighbors. Located just off of Symmes Road in Riverview, Rivercrest is a wonderful community with low HOA dues. This home is in immaculate condition.

Key facts

• Proximity to parks
• Brand new roof
• Spacious lot

Tags

• BRAND NEW ROOF
• FRESH FENCE
• FRESH DRIVEWAY
• SPACIOUS LOT
• WATERFRONT SPOTS
• PROXIMITY TO PARKS

Property features AI

Finance

• Other: Zoning: PD; Lot dimensions 42.83 x 112; Lot size about 0.11 acres
• Financial info: Lease restrictions apply
• HOA & community: HOA: Rivercrest Community Dev. District; HOA fees required (annual $222 / $18.50 monthly); Association approval required; Community street lights; Pets allowed

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available
• Home design: Single family residence; Residential property; One story; Faces north; Homestead exempt
• Construction: Stucco construction; Tile roof; Slab foundation; Built area approximately 2,090 square feet
• Exterior features: Private mailbox; Sidewalk; Paved road access

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-77 ($-918/yr) — negative.
• To cash-flow at today's rent, offer at most $316k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (20.7% below list).
• Recommended offer: $262k (20.7% below list) — sets the bar for 1% rule.

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: Riverview High School (math 37% / reading 50%, grade F, #248 of 667 statewide, top 38%, 2,599 students, 46% FRL).
• Market conditions: Rents rising (+2.0%/yr); 228 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 19 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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.
• Current owner paid $120k; list at $330k implies a 175% gain — meaningful room to come down on a strong offer.

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 $261,556 (20.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.79% ✗
• Cap rate: 6.01%
• Cash-on-cash: -0.99%
• DSCR: 0.96
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.0% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.34×
• Total profit: $-60,998
• Equity at exit: $49,204

10-year hold

• IRR: -13.6%
• Equity multiple: 0.24×
• Total profit: $-70,053
• Equity at exit: $28,532

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 33569

• Home prices YoY: -16.7%
• Rents YoY: 2.0%
• Active inventory: 228
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,616 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$257 /mo · $3,081/yr
• Insurance: −$138
• HOA: −$18
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $-77

Break-even live

Break-even rent $2,712

Max offer price $316,486

Occupancy floor 98%

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 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11351 Coconut Island Dr Riverview, FL	3.0	2.0	1519	$2,015	$1.33	5d	1	0.12mi
10310 Lakeside Vista Dr Riverview, FL	4.0	2.0	1462	$2,099	$1.44	5d	1	0.19mi
11124 Running Pine Dr Riverview, FL	4.0	2.0	2074	$2,300	$1.11	10d	1	0.32mi
11420 Bay Gardens Loop Riverview, FL	5.0	3.5	2171	$2,760	$1.27	24d	1	0.32mi
11573 Hammocks Glade Dr Riverview, FL	3.0	2.0	1430	$2,765	$1.93	12d	1	0.34mi
11415 Mountain Bay Dr Riverview, FL	4.0	2.0	1504	$2,400	$1.60	17d	1	0.43mi
11106 Havasu Ct Riverview, FL	4.0	2.0	1343	$2,100	$1.56	24d	1	0.45mi
11865 Mile Marsh Dr Riverview, FL	3.0	2.0	2051	$3,500	$1.71	24d	1	0.59mi
11865 Mile Marsh Dr Riverview, FL	3.0	2.0	2053	$3,500	$1.70	17d	1	0.59mi
11821 Stone Pine St Riverview, FL	3.0	2.0	1492	$2,190	$1.47	24d	1	0.70mi
11815 Stone Pine St Riverview, FL	3.0	2.0	1492	$2,450	$1.64	5d	1	0.71mi
11943 Stone Pine St Riverview, FL	3.0	2.0	1990	$2,400	$1.21	5d	1	0.80mi
10243 Allenwood Dr Riverview, FL	3.0	2.0	1454	$2,195	$1.51	5d	1	0.92mi
11904 Stoneport Pl Riverview, FL	3.0	2.5	1673	$2,399	$1.43	12d	1	1.00mi
11855 Mountain Retreat Ln Riverview, FL	3.0	2.5	1673	$2,399	$1.43	12d	1	1.00mi
11888 Mountain Retreat Ln Riverview, FL	3.0	2.5	1673	$2,299	$1.37	20d	1	1.01mi
10638 Laguna Plains Dr Riverview, FL	3.0	2.0	2014	$2,300	$1.14	17d	1	1.04mi
11316 Maybrook Ave Riverview, FL	3.0	2.0	1454	$2,395	$1.65	23d	1	1.06mi
10611 Summer Azure Dr Riverview, FL	4.0	2.5	1805	$2,390	$1.32	14d	1	1.06mi
10114 Allenwood Dr Riverview, FL	3.0	2.5	1383	$2,190	$1.58	14d	1	1.07mi
11991 Stoneport Pl Riverview, FL	3.0	2.5	1758	$2,699	$1.54	12d	1	1.08mi
11607 Storywood Dr Riverview, FL	4.0	2.5	2079	$2,500	$1.20	24d	1	1.11mi
10115 Newel Valley Loop Riverview, FL	3.0	2.5	1716	$2,275	$1.33	17d	1	1.17mi
10643 Lake Montauk Dr Riverview, FL	3.0	2.5	1928	$2,150	$1.12	24d	1	1.19mi
10631 Sweet Sapling St Riverview, FL	3.0	2.0	1461	$2,224	$1.52	24d	1	1.24mi
10407 Lake Montauk Dr Riverview, FL	3.0	2.5	1884	$2,150	$1.14	3d	1	1.25mi
10976 Verawood Dr Unit Lake Riverview, FL	3.0	2.5	1536	$2,149	$1.40	5d	1	1.25mi
10976 Verawood Dr Riverview, FL	3.0	2.5	1536	$2,149	$1.40	14d	1	1.25mi
10621 Sweet Sapling St Riverview, FL	3.0	2.0	1461	$2,224	$1.52	24d	1	1.26mi
10615 Sweet Sapling St Riverview, FL	3.0	2.0	1461	$2,224	$1.52	24d	1	1.27mi
12250 Blue Pacific Dr Riverview, FL	4.0	3.0	2022	$2,950	$1.46	17d	1	1.32mi
10710 Verawood Dr Riverview, FL	3.0	2.5	1818	$1,300	$0.72	14d	1	1.32mi
10903 Verawood Dr Riverview, FL	3.0	2.5	1536	$2,000	$1.30	20d	1	1.33mi
10540 Whispering Hammock Dr Riverview, FL	3.0	2.0	1535	$2,180	$1.42	2d	1	1.40mi
11147 Rodeo Ln Riverview, FL	4.0	2.0	2056	$2,350	$1.14	24d	1	1.48mi
11220 Beeswing Pl Riverview, FL	4.0	2.0	1935	$2,400	$1.24	24d	1	1.49mi
11313 Andy Dr Riverview, FL	3.0	2.0	1811	$2,750	$1.52	24d	1	1.49mi

HOA detail

• Monthly dues: $18 · $216/yr
• Likely covers: landscaping

Listing history 22 events

1. 2026-06-08
   statusdays on market $330,000 Pending 19 DOM
2. 2026-06-07
   days on market $330,000 Active 18 DOM
3. 2026-06-04
   days on market $330,000 Active 15 DOM
4. 2026-06-03
   days on market $330,000 Active 14 DOM
5. 2026-06-02
   days on market $330,000 Active 13 DOM
6. 2026-06-01
   days on market $330,000 Active 12 DOM
7. 2026-05-31
   days on market $330,000 Active 11 DOM
8. 2026-05-20
   listed $330,000 Active
9. 2026-03-23
   historical $2,200
10. 2026-03-14
    price $2,200
11. 2026-03-10
    listed $2,000
12. 2012-07-04
    soldstatus $120,000 671-char remark

    Show marketing remark (671 chars)

    NOT A SHORT SALE OR BANK OWNED. Remodeled 4 bedroom/2 bathroom home located in Rivercrest. Home features an open floor plan great for entertaining and upgraded eat-in kitchen with brand new granite countertops, brand new kitchen cabinets and new stainless steel appliances. Interior features include new modern brushed nickel fixtures and ceiling fans. Master bedroom has private master bath with new granite countertops and garden tub. Exterior features include attached 2 car garage, exceptional landscaping and no rear neighbors. Located just off of Symmes Road in Riverview, Rivercrest is a wonderful community with low HOA dues. This home is in immaculate condition.

13. 2012-05-03
    soldstatus $120,000
14. 2012-03-09
    listed $109,900 671-char remark

    Show marketing remark (671 chars)

    NOT A SHORT SALE OR BANK OWNED. Remodeled 4 bedroom/2 bathroom home located in Rivercrest. Home features an open floor plan great for entertaining and upgraded eat-in kitchen with brand new granite countertops, brand new kitchen cabinets and new stainless steel appliances. Interior features include new modern brushed nickel fixtures and ceiling fans. Master bedroom has private master bath with new granite countertops and garden tub. Exterior features include attached 2 car garage, exceptional landscaping and no rear neighbors. Located just off of Symmes Road in Riverview, Rivercrest is a wonderful community with low HOA dues. This home is in immaculate condition.

15. 2012-02-09
    soldstatus $70,000
16. 2012-02-07
    soldstatus $70,000 317-char remark

    Show marketing remark (317 chars)

    Short sale, RIvercrest is a planned community with schools, day care and recreational facilities in the area. The floor plan features high vaulted ceilings, and recessed lighting. Backyard has a nice pond view. Easy commute on Hwy 301 to I75,Crosstown expressway to downtown and McDill AFB and I4. Does need some TLC

17. 2011-09-20
    listed $79,000 317-char remark

    Show marketing remark (317 chars)

    Short sale, RIvercrest is a planned community with schools, day care and recreational facilities in the area. The floor plan features high vaulted ceilings, and recessed lighting. Backyard has a nice pond view. Easy commute on Hwy 301 to I75,Crosstown expressway to downtown and McDill AFB and I4. Does need some TLC

18. 2011-06-29
    historical
19. 2011-03-21
    listed $85,000
20. 2007-01-18
    historical
21. 2006-11-14
    listed $235,000
22. 2002-07-25
    soldstatus $4,427,100

ⓘ 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: $3,081 · $257/mo
• Projected year-2 tax: $3,081 · $257/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: $31,387
• − Mortgage interest: −$18,485
• − Property taxes: −$3,081
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,511
• − Management: −$2,511
• − HOA: −$216
• − Depreciation: −$9,600
• Taxable loss: −$6,667
• Est. tax savings @ 24.0%: +$1,600
• After-tax cash flow: $682/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): 27,867
• Household income: $105,275
• Rent vs Own: 15.5% rent · 84.5% own
• Severe rent burden: 562.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Hispanic / Latino 21% Black 12% Two or more races 11% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Cuban 5% Dominican 3%
• Common ancestry: Romanian 2% Iranian 1% Lithuanian 1%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 14% Other Indo-European 3% Other Asian/Pacific 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: ▼ -59.47%
• Current HPI: 296.9169
• Rent YoY: ▲ 2.00%
• 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

-92.5% since first listed

15 events — show timeline

• 2026-05-20 Listed $330,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Rental Removed $2,200 STELLARMLS
• 2026-03-14 Price Changed $2,200 STELLARMLS
• 2026-03-10 Listed for Rent $2,000 STELLARMLS
• 2012-07-04 Sold (MLS) $120,000 Stellar MLS as Distributed by MLS Grid
• 2012-05-03 Sold (Public Records) $120,000 Public Records
• 2012-03-09 Listed $109,900 Stellar MLS as Distributed by MLS Grid
• 2012-02-09 Sold (Public Records) $70,000 Public Records
• 2012-02-07 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2011-09-20 Listed $79,000 Stellar MLS as Distributed by MLS Grid
• 2011-06-29 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-03-21 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 2007-01-18 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2006-11-14 Listed $235,000 Stellar MLS as Distributed by MLS Grid
• 2002-07-25 Sold (Public Records) $4,427,100 Public Records

Property tax history

-0.2%/yr

Latest (2025): $3,081 · +8.5% YoY. Source: county tax records.