11642 Addison Chase Dr · Riverview, FL 33579

$274,000

4 bd · 3.0 ba · 2,520 sqft · SingleFamily public records · 23 Days on market

Built 2008 5,933 sqft lot $47/mo HOA · 2% of rent

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Why this score? — see what drove the C- 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 +16.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• DSCR +5.0/10.0
• Appreciation +4.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to Riverview's Summerfield Village Community! With 2520 Square feet, 4 bedrooms/2.5 bathrooms and 2 car garage, this 2-story home on a corner lot has lots to offer. Step inside to a combination formal living and dining room directly to your right. The kitchen and family room can be found directly beyond - perfect set up for entertaining. Kitchen features ample cabinetry, granite counters, center island, closet pantry and eat in area. Sliding doors off the dining space lead to an oversized covered patio overlooking serene pond and conservation views. The spacious family room and half bathroom complete the first floor. Upstairs find the 3 secondary bathrooms sharing a full bathroom an

Key facts

• Serene pond views
• Conservation views
• Ample cabinetry

Tags

• CORNER LOT
• OVERSIZED COVERED PATIO
• SERENE POND VIEWS
• CONSERVATION VIEWS
• AMPLE CABINETRY
• GRANITE COUNTERS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $274k.

Deal economics

• At list price, monthly cash flow is $-287 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (18.5% below list).
• Meets the 1% rule at list price ($3k rent vs $274k).
• Recommended offer: $223k (18.5% 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: Summerfield Elementary School (math 39% / reading 47%, grade F, #1,366 of 2,144 statewide, top 64%, 807 students, 60% 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 55% FRL track the district average.
• Zoned-school proficiency averages 36% at this address vs 48% district-wide (-12 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); 463 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 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 $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

• It's been on market 23 days — a 2% lower offer ($270k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,268 (18.5% 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.08% ✓
• Cap rate: 6.90%
• Cash-on-cash: 2.18%
• DSCR: 1.10
• GRM: 7.7

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: -15.8%
• Equity multiple: 0.36×
• Total profit: $-48,907
• Equity at exit: $60,645

10-year hold

• IRR: -11.6%
• Equity multiple: 0.11×
• Total profit: $-68,059
• Equity at exit: $59,111

Cash invested: $76,720 (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: 463
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,952 high
• Mortgage (P&I): −$1,437
• Tax from tax record: −$595 /mo · $7,139/yr
• Insurance: −$114
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$47
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $-287

Break-even live

Break-even rent $3,316

Max offer price $223,268

Occupancy floor —

Sensitivity live

Price	-10% $-132	-5% $-210	+0% $-287	+5% $-365	+10% $-442
Rent	-10% $-520	-5% $-404	+0% $-287	+5% $-171	+10% $-54
Rate	-1.0pp $-149	-0.5pp $-217	base $-287	+0.5pp $-358	+1.0pp $-430

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: $68,500
• Closing costs: $8,220
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12026 Bridge Point Ln Riverview, FL	3.0	2.5	1780	$2,180	$1.22	26d	1	0.23mi
11543 Addison Chase Dr Riverview, FL	5.0	3.0	3118	$3,300	$1.06	19d	1	0.26mi
13263 Evening Sunset Ln Riverview, FL	4.0	2.0	1959	$2,200	$1.12	6d	1	0.38mi
11427 Misty Isle Ln Riverview, FL	4.0	2.0	1916	$2,310	$1.21	6d	1	0.41mi
11424 Misty Isle Ln Riverview, FL	3.0	2.0	1839	$2,165	$1.18	14d	1	0.44mi
11412 Misty Isle Ln Riverview, FL	5.0	4.0	2523	$3,200	$1.27	26d	1	0.48mi
11328 Misty Isle Ln Riverview, FL	4.0	3.5	2532	$2,600	$1.03	12d	1	0.56mi
13016 Prestwick Dr Riverview, FL	4.0	3.0	2506	$3,500	$1.40	26d	1	0.57mi
13204 Waterleaf Garden Cir Riverview, FL	4.0	2.0	2046	$3,600	$1.76	6d	1	0.62mi
11519 Misty Isle Ln Riverview, FL	4.0	2.0	1936	$2,600	$1.34	26d	1	0.66mi
12914 Astorwood Pl Riverview, FL	4.0	2.0	1808	$2,395	$1.32	1d	1	0.68mi
11716 Navajo Sandstone St Riverview, FL	4.0	2.5	2450	$2,900	$1.18	6d	1	0.80mi
11810 Tetrafin Dr Riverview, FL	4.0	2.0	2184	$2,750	$1.26	26d	1	0.80mi
11618 Ashton Field Ave Riverview, FL	4.0	3.0	2114	$2,400	$1.14	1d	1	0.81mi
12845 Longcrest Dr Riverview, FL	3.0	2.0	1812	$2,210	$1.22	0d	1	0.81mi
13423 Beechberry Dr Riverview, FL	4.0	2.5	2322	$2,800	$1.21	4d	1	0.82mi
11322 Torrey Pines Dr Riverview, FL	4.0	2.0	2194	$2,300	$1.05	26d	1	0.83mi
12036 Cardinal Flower Dr Riverview, FL	4.0	2.5	2542	$2,590	$1.02	13d	1	0.93mi
13515 Palmera Vista Dr Riverview, FL	4.0	2.0	1850	$3,800	$2.05	19d	1	0.95mi
13515 Palmera Vista Dr Riverview, FL	4.0	2.0	1832	$3,800	$2.07	1d	1	0.95mi
13185 Green Violet Dr Riverview, FL	4.0	3.0	1908	$2,459	$1.29	6d	1	0.97mi
12219 Fairlawn Dr Riverview, FL	4.0	2.5	2498	$2,650	$1.06	19d	1	1.00mi
13456 Palmera Vista Dr Riverview, FL	3.0	2.0	1752	$2,500	$1.43	19d	1	1.04mi
12722 Evington Point Dr Riverview, FL	4.0	2.0	1754	$2,150	$1.23	26d	1	1.08mi
12722 Evington Point Dr Riverview, FL	4.0	2.0	1750	$2,150	$1.23	6d	1	1.08mi
13316 Palmera Vista Dr Riverview, FL	3.0	2.5	2497	$3,200	$1.28	26d	1	1.08mi
13316 Palmera Vista Dr Riverview, FL	3.0	2.5	2497	$3,200	$1.28	22d	1	1.08mi
11721 Sunburst Marble Rd Riverview, FL	5.0	3.0	3704	$3,200	$0.86	26d	1	1.08mi
11211 Flora Springs Dr Riverview, FL	5.0	3.0	2320	$2,723	$1.17	25d	1	1.12mi
11729 Winterset Cove Dr Riverview, FL	4.0	3.0	2040	$2,745	$1.35	4d	1	1.15mi
11121 Kempton Vista Dr Riverview, FL	4.0	2.0	1983	$2,350	$1.19	26d	1	1.17mi
13714 Artesa Bell Dr Riverview, FL	4.0	4.5	3453	$3,300	$0.96	26d	1	1.21mi
11838 Blackeyed Susan Dr Riverview, FL	4.0	2.0	1816	$2,800	$1.54	22d	1	1.22mi
10905 Capstan Lake Dr Riverview, FL	5.0	3.0	3011	$2,800	$0.93	26d	1	1.24mi
11106 Kempton Vista Dr Riverview, FL	4.0	2.5	3300	$3,100	$0.94	1d	1	1.25mi
12337 Ballentrae Forest Dr Riverview, FL	4.0	3.0	1910	$2,200	$1.15	1d	1	1.28mi
12337 Ballentrae Forest Dr Riverview, FL	4.0	3.0	1910	$2,200	$1.15	6d	1	1.28mi
13625 Silver Charm Ct Riverview, FL	4.0	2.5	1907	$2,350	$1.23	26d	1	1.31mi
12423 Ballentrae Forest Dr Riverview, FL	4.0	3.0	2032	$2,500	$1.23	26d	1	1.31mi
11322 Hascroft Forest Ct Riverview, FL	5.0	3.0	3686	$3,800	$1.03	6d	1	1.31mi

HOA detail

• Monthly dues: $47 · $564/yr

Listing history 4 events

1. 2026-03-23
   status Pending
2. 2026-03-12
   status Active
3. 2026-02-25
   status Pending
4. 2026-02-13
   listed $274,000 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: $7,139 · $595/mo
• Projected year-2 tax: $7,139 · $595/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥109°F today · 22 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: $35,428
• − Mortgage interest: −$15,348
• − Property taxes: −$7,139
• − Insurance: −$6,488
• − Repairs & maintenance: −$2,834
• − Management: −$2,834
• − HOA: −$564
• − Depreciation: −$7,971
• Taxable loss: −$7,751
• Est. tax savings @ 24.0%: +$1,860
• After-tax cash flow: $-1,586/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

4 events — show timeline

• 2026-03-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-02-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-02-13 Listed $274,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.4%/yr

Latest (2025): $7,139 · +11.3% YoY. Source: county tax records.