13025 Pennybrook Dr · Riverview, FL 33579

$349,000

4 bd · 3.0 ba · 1,860 sqft · SingleFamily public records · 30 Days on market

Built 2020 4,400 sqft lot $8/mo HOA ↓ 13% since listing

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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 +8.0/30.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. Welcome to this stunning property with a natural color palette that harmoniously blends with its surroundings. The kitchen showcases a center island, perfect for meal prep and entertaining, along with a beautiful backsplash that adds a touch of elegance. The master bedroom boasts a spacious walk-in closet, providing ample storage space for your wardrobe. Additional rooms throughout the home offer versatile living options, allowing you to create the perfect space for your needs. The primary bathroom features double sinks and good under sink storage to ensure organization and functionality. Step outside to a fenced-in backyard, complete with a serene sitting area where you can relax and enjoy the outdoors. Don't miss the chance to make this fantastic property your own.

Key facts

• Quartz countertops
• Modern cabinetry
• 4,400 sq ft lot

Tags

• QUARTZ COUNTERTOPS
• MODERN CABINETRY
• STAINLESS STEEL APPLIANCES
• SPACIOUS CENTER ISLAND
• DEDICATED PANTRY STORAGE
• UPGRADED STONE TILE BACKSPLASH

Property features AI

Finance

• Other: Community amenities: clubhouse, community mailbox, deed restrictions, dog park, fitness center, park, playground, pool, sidewalks, tennis courts, street lights; Pets allowed
• Financial info: Community Development District (CDD) present; Lease restrictions apply
• HOA & community: Has HOA (annual association fee $100; approx. $8.33/month); Association includes pool, management and recreational facilities; Association approval required

Exterior

• Parking: Driveway; Attached garage (2 spaces) with garage facing rear
• Utilities: Public water; Public sewer; Electricity connected; Cable available; High-speed internet available; Water connected; Sewer connected
• Home design: Single-family residence; Two levels; Northeast facing
• Construction: Block, stucco and frame construction; Shingle roof; Slab foundation; Built by Casa Fresca
• Exterior features: Sidewalks; Landscaped yard; Paved surfaces

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Crown molding; In-wall pest control system; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Stone countertops; Walk-in closets; Blinds
• Laundry & utility: Upper-level laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $-362 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (14.0% below list).
• Recommended offer: $285k (18.3% 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.
• Zoned schools: Warren Hope Dawson Elementary (math 43% / reading 48%, grade D-, #1,247 of 2,144 statewide, top 59%, 948 students, 41% FRL); Jule F Sumner High School (math 43% / reading 43%, grade F, #255 of 667 statewide, top 39%, 3,827 students, 43% FRL).
• Market conditions: Rents rising (+1.2%/yr); 461 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 31% 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 $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 30 days — a 2% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $285,121 (18.3% 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: 0.86% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.44%
• DSCR: 0.80
• GRM: 9.7

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: -15.4%
• Equity multiple: 0.38×
• Total profit: $-61,042
• Equity at exit: $77,245

10-year hold

• IRR: -10.7%
• Equity multiple: 0.17×
• Total profit: $-81,400
• 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: 9.7×

Monthly cashflow live

• Estimated rent: $3,000 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$748 /mo · $8,975/yr
• Insurance: −$145
• HOA: −$8
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $-362

Break-even live

Break-even rent $3,458

Max offer price $285,121

Occupancy floor —

Sensitivity live

Price	-10% $-164	-5% $-263	+0% $-362	+5% $-460	+10% $-559
Rent	-10% $-599	-5% $-480	+0% $-362	+5% $-243	+10% $-125
Rate	-1.0pp $-186	-0.5pp $-273	base $-362	+0.5pp $-452	+1.0pp $-544

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 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13037 Pennybrook Dr Riverview, FL	4.0	2.5	2301	$2,900	$1.26	25d	1	0.05mi
12892 Tannencrest Dr Riverview, FL	5.0	3.0	2530	$2,881	$1.14	0d	1	0.19mi
13009 Majestic Garden Ln Riverview, FL	3.0	2.0	1561	$2,800	$1.79	25d	1	0.19mi
12967 Wildflower Meadow Dr Riverview, FL	4.0	2.0	1935	$2,400	$1.24	25d	1	0.33mi
12964 Wildflower Meadow Dr Riverview, FL	4.0	2.0	1935	$2,300	$1.19	21d	1	0.33mi
12964 Wildflower Meadow Dr Riverview, FL	4.0	2.0	1935	$2,300	$1.19	6d	1	0.33mi
12767 Weston Oaks Ln Riverview, FL	4.0	2.0	1935	$3,450	$1.78	0d	1	0.39mi
12737 Tannencrest Dr Riverview, FL	5.0	3.0	2470	$3,350	$1.36	19d	1	0.42mi
12401 Streambed Dr Riverview, FL	3.0	2.0	1458	$2,600	$1.78	0d	1	0.61mi
13204 Great Plains Dr Riverview, FL	4.0	2.0	1935	$2,990	$1.55	6d	1	0.63mi
12377 Streambed Dr Riverview, FL	4.0	2.5	2414	$2,800	$1.16	25d	1	0.65mi
12643 Maple Bonsai Dr Riverview, FL	3.0	2.0	1451	$2,700	$1.86	0d	1	0.76mi
12330 Streambed Dr Riverview, FL	4.0	3.0	2357	$3,300	$1.40	6d	1	0.83mi
13337 Woodworth Way Riverview, FL	4.0	2.5	1920	$2,850	$1.48	19d	1	0.85mi
12525 Lovers Ln Riverview, FL	4.0	2.0	1344	$1,650	$1.23	25d	1	0.85mi
12544 Shining Willow St Riverview, FL	4.0	3.0	2035	$3,000	$1.47	4d	1	0.88mi
12544 Shining Willow St Riverview, FL	4.0	2.5	2045	$3,000	$1.47	0d	1	0.88mi
13144 Peachleaf Ave Riverview, FL	4.0	2.0	1850	$2,995	$1.62	6d	1	0.90mi
12111 Anderson Dr Riverview, FL	3.0	2.0	1298	$2,400	$1.85	25d	1	1.09mi
12109 Night Jasmine Cv Riverview, FL	4.0	3.0	2364	$3,150	$1.33	11d	1	1.13mi
11927 Streambed Dr Riverview, FL	3.0	2.5	2320	$3,100	$1.34	6d	1	1.14mi
13185 Green Violet Dr Riverview, FL	4.0	3.0	1908	$2,459	$1.29	6d	1	1.39mi
12036 Cardinal Flower Dr Riverview, FL	4.0	2.5	2542	$2,590	$1.02	13d	1	1.45mi
13316 Palmera Vista Dr Riverview, FL	3.0	2.5	2497	$3,200	$1.28	25d	1	1.49mi
13316 Palmera Vista Dr Riverview, FL	3.0	2.5	2497	$3,200	$1.28	21d	1	1.49mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 23 events

1. 2026-06-21
   days on market $349,000 Active 30 DOM
2. 2026-06-18
   days on market $349,000 Active 27 DOM
3. 2026-06-17
   days on market $349,000 Active 26 DOM
4. 2026-06-16
   days on market $349,000 Active 25 DOM
5. 2026-06-15
   days on market $349,000 Active 24 DOM
6. 2026-06-13
   days on market $349,000 Active 22 DOM
7. 2026-06-13
   days on market $349,000 Active 21 DOM
8. 2026-06-09
   days on market $349,000 Active 18 DOM
9. 2026-06-08
   days on market $349,000 Active 17 DOM
10. 2026-06-07
    days on market $349,000 Active 16 DOM
11. 2026-06-04
    days on market $349,000 Active 13 DOM
12. 2026-06-03
    days on market $349,000 Active 12 DOM
13. 2026-06-02
    days on market $349,000 Active 11 DOM
14. 2026-06-01
    days on market $349,000 Active 10 DOM
15. 2026-05-31
    days on market $349,000 Active 9 DOM
16. 2026-05-22
    listed $349,000 Active
17. 2024-02-12
    soldstatus $361,100
18. 2024-02-09
    soldstatus $361,050 Closed 825-char remark

    Show marketing remark (825 chars)

    One or more photo(s) has been virtually staged. Welcome to this stunning property with a natural color palette that harmoniously blends with its surroundings. The kitchen showcases a center island, perfect for meal prep and entertaining, along with a beautiful backsplash that adds a touch of elegance. The master bedroom boasts a spacious walk-in closet, providing ample storage space for your wardrobe. Additional rooms throughout the home offer versatile living options, allowing you to create the perfect space for your needs. The primary bathroom features double sinks and good under sink storage to ensure organization and functionality. Step outside to a fenced-in backyard, complete with a serene sitting area where you can relax and enjoy the outdoors. Don't miss the chance to make this fantastic property your own.

19. 2024-01-19
    status Pending 825-char remark

    Show marketing remark (825 chars)

    One or more photo(s) has been virtually staged. Welcome to this stunning property with a natural color palette that harmoniously blends with its surroundings. The kitchen showcases a center island, perfect for meal prep and entertaining, along with a beautiful backsplash that adds a touch of elegance. The master bedroom boasts a spacious walk-in closet, providing ample storage space for your wardrobe. Additional rooms throughout the home offer versatile living options, allowing you to create the perfect space for your needs. The primary bathroom features double sinks and good under sink storage to ensure organization and functionality. Step outside to a fenced-in backyard, complete with a serene sitting area where you can relax and enjoy the outdoors. Don't miss the chance to make this fantastic property your own.

20. 2023-11-16
    listed $385,000 Active 825-char remark

    Show marketing remark (825 chars)

    One or more photo(s) has been virtually staged. Welcome to this stunning property with a natural color palette that harmoniously blends with its surroundings. The kitchen showcases a center island, perfect for meal prep and entertaining, along with a beautiful backsplash that adds a touch of elegance. The master bedroom boasts a spacious walk-in closet, providing ample storage space for your wardrobe. Additional rooms throughout the home offer versatile living options, allowing you to create the perfect space for your needs. The primary bathroom features double sinks and good under sink storage to ensure organization and functionality. Step outside to a fenced-in backyard, complete with a serene sitting area where you can relax and enjoy the outdoors. Don't miss the chance to make this fantastic property your own.

21. 2023-11-09
    soldstatus $334,100
22. 2022-11-16
    historical
23. 2022-10-21
    listed $400,000 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: $8,975 · $748/mo
• Projected year-2 tax: $8,975 · $748/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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 26 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: $35,998
• − Mortgage interest: −$19,549
• − Property taxes: −$8,975
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − HOA: −$96
• − Depreciation: −$10,153
• Taxable loss: −$10,279
• Est. tax savings @ 24.0%: +$2,467
• After-tax cash flow: $-1,872/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

-12.8% since first listed

8 events — show timeline

• 2026-05-22 Listed $349,000 Stellar MLS as Distributed by MLS Grid
• 2024-02-12 Sold (Public Records) $361,100 Public Records
• 2024-02-09 Sold (MLS) $361,050 Stellar MLS as Distributed by MLS Grid
• 2024-01-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-11-16 Listed $385,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-09 Sold (Public Records) $334,100 Public Records
• 2022-11-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2022-10-21 Listed $400,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2025): $8,975 · +5.2% YoY. Source: county tax records.