13208 Graham Yarden Dr · Riverview, FL 33579

$380,000

4 bd · 3.0 ba · 2,286 sqft · SingleFamily public records · 5 Days on market

Built 2009 7,453 sqft lot $12/mo HOA

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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 +8.4/30.0
• 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 +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks MLS

This home features a Lovely Stone Front and an Oversized Deisgner Kitchen. Home is available for quick closing as soon as 20 days. Seller Paid Closing Costs and Financing Incentives are available.

Key facts

• Great room layout
• Walk-in closet
• Soaking tub

Tags

• GREAT ROOM LAYOUT
• OPEN LAYOUT
• KITCHEN COUNTER SPACE
• PRIVATE EN-SUITE BATH
• WALK-IN CLOSET
• SOAKING TUB

Property features AI

Finance

• Other: Total acreage: less than 1/4 acre (approx. 0.17 acres)
• Financial info: CDD present; Homestead exemption indicated; Lease restrictions apply
• HOA & community: Has HOA (monthly approx. $12.33; association fee $74 semi-annually); Association approval required; Community clubhouse; Community pool; Playground; Deed restrictions; Pets allowed

Exterior

• Parking: Attached garage with 3 spaces
• Utilities: Public water; Public sewer; Broadband/high-speed internet available
• Home design: Single-family residence; One story; Faces west; Located in a planned unit development (PD)
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built with approximately 2286 sq ft living area
• Exterior features: Patio; Rear porch; Screened porch; Vinyl fencing; In-county lot; Paved road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Kitchen reverse osmosis system; Water softener; Stone counters; Eat-in kitchen
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Stone countertops; Blinds on windows; French doors
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-342 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (23.4% below list).
• Recommended offer: $291k (23.4% 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); Jule F Sumner High School (math 43% / reading 43%, grade F, #255 of 667 statewide, top 39%, 3,827 students, 43% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents rising (+1.2%/yr); 457 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent runs 30% 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 $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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y 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 $214k; list at $380k implies a 78% 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→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $291,139 (23.4% 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: 0.77% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.86%
• DSCR: 0.83
• GRM: 10.9

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: -14.5%
• Equity multiple: 0.41×
• Total profit: $-62,766
• Equity at exit: $84,107

10-year hold

• IRR: -9.5%
• Equity multiple: 0.25×
• Total profit: $-79,525
• Equity at exit: $81,978

Cash invested: $106,400 (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 33579

• Home prices YoY: -0.6%
• Rents YoY: 1.2%
• Active inventory: 457
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,911 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$479 /mo · $5,752/yr
• Insurance: −$158
• HOA: −$12
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $-342

Break-even live

Break-even rent $3,345

Max offer price $319,513

Occupancy floor —

Sensitivity live

Price	-10% $-127	-5% $-235	+0% $-342	+5% $-450	+10% $-558
Rent	-10% $-572	-5% $-457	+0% $-342	+5% $-227	+10% $-112
Rate	-1.0pp $-151	-0.5pp $-246	base $-342	+0.5pp $-441	+1.0pp $-541

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11618 Ashton Field Ave Riverview, FL	4.0	3.0	2114	$2,400	$1.14	0d	1	0.15mi
11519 Misty Isle Ln Riverview, FL	4.0	2.0	1936	$2,600	$1.34	25d	1	0.25mi
11716 Navajo Sandstone St Riverview, FL	4.0	2.5	2450	$2,900	$1.18	5d	1	0.35mi
11328 Misty Isle Ln Riverview, FL	4.0	3.5	2532	$2,600	$1.03	10d	1	0.36mi
11211 Flora Springs Dr Riverview, FL	5.0	3.0	2320	$2,723	$1.17	24d	1	0.40mi
11412 Misty Isle Ln Riverview, FL	5.0	4.0	2523	$3,200	$1.27	25d	1	0.43mi
13423 Beechberry Dr Riverview, FL	4.0	2.5	2322	$2,800	$1.21	3d	1	0.46mi
13655 Artesa Bell Dr Riverview, FL	4.0	3.0	2351	$3,075	$1.31	5d	1	0.46mi
11514 Brighton Knoll Loop Riverview, FL	3.0	2.5	2759	$2,900	$1.05	13d	1	0.47mi
11424 Misty Isle Ln Riverview, FL	3.0	2.0	1839	$2,165	$1.18	13d	1	0.48mi
11427 Misty Isle Ln Riverview, FL	4.0	2.0	1916	$2,310	$1.21	5d	1	0.50mi
11510 Harlan Eddy Ct Riverview, FL	4.0	2.0	2351	$2,700	$1.15	25d	1	0.51mi
13263 Evening Sunset Ln Riverview, FL	4.0	2.0	1959	$2,200	$1.12	5d	1	0.54mi
13305 Silvercreek Dr Riverview, FL	3.0	2.0	1743	$2,099	$1.20	5d	1	0.63mi
11543 Addison Chase Dr Riverview, FL	5.0	3.0	3118	$3,300	$1.06	18d	1	0.64mi
13204 Waterleaf Garden Cir Riverview, FL	4.0	2.0	2046	$3,600	$1.76	5d	1	0.81mi
13625 Silver Charm Ct Riverview, FL	4.0	2.5	1907	$2,350	$1.23	25d	1	0.87mi
11736 Dumaine Valley Rd Riverview, FL	3.0	2.5	1670	$2,000	$1.20	15d	1	0.88mi
13515 Palmera Vista Dr Riverview, FL	4.0	2.0	1850	$3,800	$2.05	18d	1	0.90mi
13515 Palmera Vista Dr Riverview, FL	4.0	2.0	1832	$3,800	$2.07	0d	1	0.90mi
11838 Blackeyed Susan Dr Riverview, FL	4.0	2.0	1816	$2,800	$1.54	21d	1	0.90mi
11164 Golden Silence Dr Riverview, FL	3.0	2.0	1930	$2,050	$1.06	25d	1	0.93mi
11810 Tetrafin Dr Riverview, FL	4.0	2.0	2184	$2,750	$1.26	25d	1	0.97mi
13456 Palmera Vista Dr Riverview, FL	3.0	2.0	1752	$2,500	$1.43	18d	1	0.99mi
11025 Golden Silence Dr Riverview, FL	3.0	2.5	1785	$2,210	$1.24	14d	1	1.05mi
13016 Prestwick Dr Riverview, FL	4.0	3.0	2506	$3,500	$1.40	25d	1	1.05mi
11009 Golden Silence Dr Riverview, FL	4.0	2.5	2154	$2,800	$1.30	25d	1	1.11mi
12026 Bridge Point Ln Riverview, FL	3.0	2.5	1780	$2,180	$1.22	25d	1	1.11mi
11176 Leland Groves Dr Riverview, FL	4.0	2.5	2318	$2,700	$1.16	5d	1	1.16mi
14207 Poke Ridge Dr Riverview, FL	3.0	2.5	1897	$2,600	$1.37	0d	1	1.16mi
14207 Poke Ridge Dr Riverview, FL	3.0	3.0	1897	$2,350	$1.24	24d	1	1.16mi
11322 Torrey Pines Dr Riverview, FL	4.0	2.0	2194	$2,300	$1.05	25d	1	1.17mi
14217 Poke Ridge Dr Riverview, FL	3.0	2.5	1913	$2,511	$1.31	5d	1	1.19mi
11167 Leland Groves Dr Riverview, FL	5.0	3.0	2526	$3,500	$1.39	25d	1	1.20mi
12019 Butler Woods Cir Riverview, FL	3.0	2.0	1693	$2,230	$1.32	2d	1	1.21mi
13924 Arbor Pines Dr Riverview, FL	4.0	2.5	1920	$2,545	$1.33	25d	1	1.26mi
10925 Subtle Trail Dr Riverview, FL	3.0	2.0	1716	$2,000	$1.17	25d	1	1.29mi
13316 Palmera Vista Dr Riverview, FL	3.0	2.5	2497	$3,200	$1.28	20d	1	1.29mi
13316 Palmera Vista Dr Riverview, FL	3.0	2.5	2497	$3,200	$1.28	25d	1	1.29mi
10905 Capstan Lake Dr Riverview, FL	5.0	3.0	3011	$2,800	$0.93	25d	1	1.30mi

HOA detail

• Monthly dues: $12 · $144/yr

Listing history 5 events

1. 2026-06-16
   statusdays on market $380,000 Pending 5 DOM
2. 2026-06-15
   days on market $380,000 Active 4 DOM
3. 2026-06-13
   days on market $380,000 Active 2 DOM
4. 2026-06-13
   remarks 699-char remark
5. 2026-06-13
   listed $380,000 Active 1 DOM

ⓘ 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: $5,752 · $479/mo
• Projected year-2 tax: $5,752 · $479/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 · 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: $34,937
• − Mortgage interest: −$21,286
• − Property taxes: −$5,752
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,795
• − Management: −$2,795
• − HOA: −$144
• − Depreciation: −$11,055
• Taxable loss: −$10,789
• Est. tax savings @ 24.0%: +$2,589
• After-tax cash flow: $-1,519/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

-82.4% since first listed

5 events — show timeline

• 2026-06-11 Listed $380,000 Stellar MLS as Distributed by MLS Grid
• 2009-12-30 Sold (MLS) $213,990 Stellar MLS as Distributed by MLS Grid
• 2009-11-02 Listed $222,000 Stellar MLS as Distributed by MLS Grid
• 2007-12-03 Sold (Public Records) $10,411,400 Public Records
• 2005-06-27 Sold (Public Records) $2,155,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $5,752 · +5.6% YoY. Source: county tax records.