12512 Spottswood Dr · Riverview, FL 33579

$279,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 6 Days on market

Built 2020 0.74 ac 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 +8.9/30.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• 1% rule +2.5/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Special. .. .Nice 3/4 acre parcel with older Mobile Home. Mobile Home has a current tenant, please do not disturb or walk property with out appointment. Interior of Mobile Home is not available to be shown. All showing are limited to outside only. Would make great investment/rental property with TLC. Has 180ft frontage on paved county road.

Key facts

• Mature surroundings
• No cdd restrictions
• Partial fencing

Tags

• NO HOA
• NO CDD RESTRICTIONS
• SPACIOUS LOT
• FIRE PIT
• PARTIAL FENCING
• MATURE SURROUNDINGS

Property features AI

Finance

• Other: Property zoned AS-1; Lot approximately 0.74 acre (about 1/2 to less than 1 acre); Asphalt road access; Unfurnished; No lease restrictions indicated
• HOA & community: Pets allowed

Exterior

• Utilities: Public water; Septic tank sewer; Public utilities
• Home design: Manufactured home (single wide); One level; Faces southwest
• Construction: Frame construction; Shingle roof; Crawlspace foundation; Built on 1 level
• Exterior features: Fire pit; Other exterior features

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $279k.

Deal economics

• At list price, monthly cash flow is $-225 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (24.7% below list).
• Recommended offer: $210k (24.7% 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: East Bay High School (math 24% / reading 35%, grade F, #447 of 667 statewide, top 68%, 1,995 students, 51% FRL) — zoned schools at 51% FRL track the district average.
• Zoned-school proficiency averages 30% at this address vs 48% district-wide (-19 pts) — the specific schools serving this property underperform the Hillsborough average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.2%/yr); 457 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $4k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $69k; list at $279k implies a 304% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,031 (24.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.75% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.46%
• DSCR: 0.85
• GRM: 11.1

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: -13.9%
• Equity multiple: 0.43×
• Total profit: $-44,376
• Equity at exit: $61,752

10-year hold

• IRR: -8.8%
• Equity multiple: 0.30×
• Total profit: $-54,620
• Equity at exit: $60,189

Cash invested: $78,120 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$305 /mo · $3,660/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-225

Break-even live

Break-even rent $2,385

Max offer price $239,238

Occupancy floor —

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13346 Prestwick Dr Riverview, FL	3.0	2.0	1086	$1,849	$1.70	3d	1	1.26mi
11708 Balm Riverview Rd Riverview, FL	2.0	1.0	650	$1,500	$2.31	24d	1	1.31mi

Listing history 10 events

1. 2026-06-07
   statusdays on market $279,000 Pending 6 DOM
2. 2026-06-01
   days on market $279,000 Active 5 DOM
3. 2026-05-31
   days on market $279,000 Active 4 DOM
4. 2026-05-27
   listed $279,000 Active
5. 2020-02-19
   soldstatus $69,000
6. 2020-02-17
   soldstatus $69,000 Sold 351-char remark

   Show marketing remark (351 chars)

   Investor Special. .. .Nice 3/4 acre parcel with older Mobile Home. Mobile Home has a current tenant, please do not disturb or walk property with out appointment. Interior of Mobile Home is not available to be shown. All showing are limited to outside only. Would make great investment/rental property with TLC. Has 180ft frontage on paved county road.

7. 2019-12-12
   status Pending 351-char remark

   Show marketing remark (351 chars)

   Investor Special. .. .Nice 3/4 acre parcel with older Mobile Home. Mobile Home has a current tenant, please do not disturb or walk property with out appointment. Interior of Mobile Home is not available to be shown. All showing are limited to outside only. Would make great investment/rental property with TLC. Has 180ft frontage on paved county road.

8. 2019-10-25
   price $79,900 351-char remark

   Show marketing remark (351 chars)

   Investor Special. .. .Nice 3/4 acre parcel with older Mobile Home. Mobile Home has a current tenant, please do not disturb or walk property with out appointment. Interior of Mobile Home is not available to be shown. All showing are limited to outside only. Would make great investment/rental property with TLC. Has 180ft frontage on paved county road.

9. 2019-08-15
   listed $89,900 Active 351-char remark

   Show marketing remark (351 chars)

   Investor Special. .. .Nice 3/4 acre parcel with older Mobile Home. Mobile Home has a current tenant, please do not disturb or walk property with out appointment. Interior of Mobile Home is not available to be shown. All showing are limited to outside only. Would make great investment/rental property with TLC. Has 180ft frontage on paved county road.

10. 1992-07-01
    soldstatus $8,100

ⓘ 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: $3,660 · $305/mo
• Projected year-2 tax: $3,660 · $305/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 4/10 Moderate
• 🌡 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: $25,204
• − Mortgage interest: −$15,628
• − Property taxes: −$3,660
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$8,116
• Taxable loss: −$7,628
• Est. tax savings @ 24.0%: +$1,831
• After-tax cash flow: $-870/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

+3344.4% since first listed

7 events — show timeline

• 2026-05-27 Listed $279,000 Stellar MLS as Distributed by MLS Grid
• 2020-02-19 Sold (Public Records) $69,000 Public Records
• 2020-02-17 Sold (MLS) $69,000 Stellar MLS as Distributed by MLS Grid
• 2019-12-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-10-25 Price Changed $79,900 Stellar MLS as Distributed by MLS Grid
• 2019-08-15 Listed $89,900 Stellar MLS as Distributed by MLS Grid
• 1992-07-01 Sold (Public Records) $8,100 Public Records

Property tax history

+12.7%/yr

Latest (2025): $3,660 · +11.4% YoY. Source: county tax records.