11216 Scotchwood Dr · Riverview, FL 33579

$365,000

3 bd · 3.0 ba · 2,424 sqft · SingleFamily public records · 13 Days on market

Built 1995 6,300 sqft lot $47/mo HOA · 2% of rent

---

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 +10.1/30.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks

Under contract-accepting backup offers. One or more photo(s) has been virtually staged. Welcome to this beautifully maintained 3-bedroom, 2.5-bathroom home with a 2-car garage located in the established Summerfield community in Riverview. This home offers a functional layout with an upstairs bonus room, perfect for a home office, playroom, or additional living space. Inside, you'll find thoughtful updates throughout, including cherry laminate flooring (2016), Luxury vinyl plank on the second floor and stairs (2020) and a fully updated kitchen (2019) with QUARTZ countertops, soft-closing wood cabinets, tile backsplash and newer appliances: new refrigerator (2025), dishwasher (2018) and micro

Key facts

• Quartz countertops
• Upstairs bonus room
• Tile backsplash

Tags

• UPSTAIRS BONUS ROOM
• FULLY UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• SOFT CLOSING WOOD CABINETS
• TILE BACKSPLASH
• NEW ROOF

Property features AI

Finance

• Other: Homestead exempt; Zoned PD
• HOA & community: Part of Summerfield community; Quarterly association fee ($141); Monthly HOA amount $47 (equivalent); Community clubhouse, pool, playground, tennis courts, basketball and pickleball courts; Pets allowed

Exterior

• Parking: Driveway; Attached 2-car garage
• Utilities: Public water; Public sewer; Public utilities
• Home design: Single family residence; Two levels; Faces south
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built using masonry and wood fencing
• Exterior features: Sidewalk; Paved lot; Mature landscaping with trees

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Stone counters
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Stone counters; Walk-in closets; Double-pane windows; Bonus room
• Laundry & utility: Washer; Dryer; Inside laundry room (upper level)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $327k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (27.6% below list).
• Recommended offer: $264k (27.6% 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: Summerfield Crossings Elementary School (math 43% / reading 45%, grade F, #1,330 of 2,144 statewide, top 63%, 869 students, 53% FRL); East Bay High School (math 24% / reading 35%, grade F, #447 of 667 statewide, top 68%, 1,995 students, 51% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents rising (+1.2%/yr); 463 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $3k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

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 $264,386 (27.6% 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. 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: 0.72% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 11.5

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: -12.6%
• Equity multiple: 0.48×
• Total profit: $-52,806
• Equity at exit: $80,787

10-year hold

• IRR: -7.3%
• Equity multiple: 0.41×
• Total profit: $-59,912
• Equity at exit: $78,742

Cash invested: $102,200 (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: 463
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,644 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$189 /mo · $2,266/yr
• Insurance: −$152
• HOA: −$47
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-213

Break-even live

Break-even rent $2,914

Max offer price $327,302

Occupancy floor —

Sensitivity live

Price	-10% $-7	-5% $-110	+0% $-213	+5% $-317	+10% $-420
Rent	-10% $-422	-5% $-318	+0% $-213	+5% $-109	+10% $-5
Rate	-1.0pp $-30	-0.5pp $-121	base $-213	+0.5pp $-308	+1.0pp $-404

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10904 Summerton Dr Riverview, FL	4.0	3.0	2977	$3,150	$1.06	5d	1	0.37mi
13130 Fennway Ridge Dr Riverview, FL	4.0	2.5	1736	$2,219	$1.28	4d	1	0.39mi
13305 Silvercreek Dr Riverview, FL	3.0	2.0	1743	$2,099	$1.20	7d	1	0.42mi
11025 Golden Silence Dr Riverview, FL	3.0	2.5	1785	$2,210	$1.24	16d	1	0.44mi
13625 Silver Charm Ct Riverview, FL	4.0	2.5	1907	$2,350	$1.23	26d	1	0.44mi
11121 Kempton Vista Dr Riverview, FL	4.0	2.0	1983	$2,350	$1.19	26d	1	0.45mi
11009 Golden Silence Dr Riverview, FL	4.0	2.5	2154	$2,800	$1.30	26d	1	0.46mi
11322 Torrey Pines Dr Riverview, FL	4.0	2.0	2194	$2,300	$1.05	26d	1	0.50mi
11106 Kempton Vista Dr Riverview, FL	4.0	2.5	3300	$3,100	$0.94	1d	1	0.50mi
10925 Subtle Trail Dr Riverview, FL	3.0	2.0	1716	$2,000	$1.17	26d	1	0.51mi
12962 Fennway Ridge Dr Riverview, FL	4.0	2.5	2098	$2,950	$1.41	26d	1	0.53mi
11164 Golden Silence Dr Riverview, FL	3.0	2.0	1930	$2,050	$1.06	26d	1	0.53mi
13423 Beechberry Dr Riverview, FL	4.0	2.5	2322	$2,795	$1.20	0d	1	0.58mi
13016 Prestwick Dr Riverview, FL	4.0	3.0	2506	$3,500	$1.40	26d	1	0.66mi
10805 Australian Pine Dr Riverview, FL	3.0	2.0	1897	$2,350	$1.24	26d	1	0.72mi
12942 Utopia Gardens Way Riverview, FL	3.0	2.5	1668	$2,390	$1.43	1d	1	0.80mi
12942 Utopia Gardens Way Riverview, FL	3.0	2.5	1668	$2,350	$1.41	4d	1	0.80mi
12961 Utopia Gardens Way Riverview, FL	3.0	2.5	1668	$1,890	$1.13	18d	1	0.84mi
11424 Misty Isle Ln Riverview, FL	3.0	2.0	1839	$2,165	$1.18	14d	1	0.90mi
10505 Opus Dr Riverview, FL	4.0	2.5	1942	$2,550	$1.31	26d	1	0.91mi
11427 Misty Isle Ln Riverview, FL	4.0	2.0	1916	$2,310	$1.21	7d	1	0.91mi
11519 Misty Isle Ln Riverview, FL	4.0	2.0	1936	$2,600	$1.34	26d	1	0.92mi
11510 Harlan Eddy Ct Riverview, FL	4.0	2.0	2351	$2,700	$1.15	26d	1	0.96mi
12712 Longcrest Dr Riverview, FL	4.0	2.0	1608	$2,200	$1.37	26d	1	0.98mi
12906 Longcrest Dr Riverview, FL	4.0	2.0	1596	$2,290	$1.43	3d	1	1.02mi
11328 Misty Isle Ln Riverview, FL	4.0	3.5	2532	$2,600	$1.03	12d	1	1.05mi
12845 Longcrest Dr Riverview, FL	3.0	2.0	1812	$2,215	$1.22	0d	1	1.05mi
11176 Leland Groves Dr Riverview, FL	4.0	2.5	2318	$2,700	$1.16	7d	1	1.05mi
13263 Evening Sunset Ln Riverview, FL	4.0	2.0	1959	$2,200	$1.12	7d	1	1.06mi
12914 Astorwood Pl Riverview, FL	4.0	2.0	1808	$2,395	$1.32	1d	1	1.06mi
13655 Artesa Bell Dr Riverview, FL	4.0	3.0	2351	$3,000	$1.28	0d	1	1.07mi
11618 Ashton Field Ave Riverview, FL	4.0	3.0	2114	$2,400	$1.14	1d	1	1.11mi
10825 Newbridge Dr Riverview, FL	4.0	2.5	2021	$3,500	$1.73	1d	1	1.12mi
12722 Evington Point Dr Riverview, FL	4.0	2.0	1750	$2,150	$1.23	7d	1	1.13mi
12722 Evington Point Dr Riverview, FL	4.0	2.0	1754	$2,150	$1.23	26d	1	1.13mi
11514 Brighton Knoll Loop Riverview, FL	3.0	2.5	2759	$2,900	$1.05	14d	1	1.14mi
12026 Bridge Point Ln Riverview, FL	3.0	2.5	1780	$2,180	$1.22	26d	1	1.16mi
12762 Standbridge Dr Riverview, FL	3.0	2.5	2404	$2,316	$0.96	26d	1	1.22mi
12019 Butler Woods Cir Riverview, FL	3.0	2.0	1693	$2,230	$1.32	4d	1	1.22mi
11736 Dumaine Valley Rd Riverview, FL	3.0	2.5	1670	$2,000	$1.20	16d	1	1.28mi

HOA detail

• Monthly dues: $47 · $564/yr

Listing history 2 events

1. 2026-05-14
   status Pending
2. 2026-05-01
   listed $365,000 Active

ⓘ 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: $2,266 · $189/mo
• Projected year-2 tax: $3,030 · $252/mo
• Expected delta: +$763/yr (+$64/mo · 33.7%)

ⓘ 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 4/10 Moderate
• 🌡 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: $31,726
• − Mortgage interest: −$20,446
• − Property taxes: −$2,266
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,538
• − Management: −$2,538
• − HOA: −$564
• − Depreciation: −$10,618
• Taxable loss: −$9,069
• Est. tax savings @ 24.0%: +$2,177
• After-tax cash flow: $-384/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

2 events — show timeline

• 2026-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-01 Listed $365,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2025): $2,266 · +10.4% YoY. Source: county tax records.