9507 Amberdale Ct #201 · Riverview, FL 33578

$165,000

3 bd · 2.0 ba · 1,151 sqft · Condo public records · 100 Days on market

Built 2006 $439/mo HOA · 22% of rent

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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 +10.0/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this stunning condo located on the desirable top floor of a secure, gated community in Riverview. This spacious 3-bedroom, 2 bathroom unit features an open floor plan with no carpet - enjoy beautiful hardwood flooring throughout. Relax on your private balcony or enjoy the resort-style community amenities, including a pool, fitness center, playground, and clubhouse. Perfectly situated near I-75 and US-301, you are minutes away from top-tier shopping, dining, and an easy commute to downtown Tampa and Tampa International Airport. Schedule your showing today!

Key facts

• Gated community
• Fitness center
• Private balcony

Tags

• TOP FLOOR
• GATED COMMUNITY
• PRIVATE BALCONY
• COMMUNITY AMENITIES
• POOL
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (10.8% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $147k (10.8% 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: Ippolito Elementary School (math 35% / reading 34%, grade F, #1,709 of 2,144 statewide, top 81%, 553 students, 70% FRL); Giunta Middle School (math 22% / reading 28%, grade F, #517 of 571 statewide, top 91%, 857 students, 74% FRL); Spoto High School (math 25% / reading 36%, grade F, #434 of 667 statewide, top 66%, 1,823 students, 57% FRL).
• Zoned-school proficiency averages 30% at this address vs 48% district-wide (-18 pts) — the specific schools serving this property underperform the Hillsborough average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.9%/yr); 572 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 100 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 18y 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: HOA is 22% of rent.
• 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 $147,191 (10.8% 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. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.7%
• Equity multiple: 0.16×
• Total profit: $-38,747
• Equity at exit: $24,602

10-year hold

• IRR: -49.5%
• Equity multiple: -0.38×
• Total profit: $-63,533
• Equity at exit: $14,266

Cash invested: $46,200 (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 33578

• Home prices YoY: -12.9%
• Rents YoY: -0.9%
• Active inventory: 572
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,037 high
• Mortgage (P&I): −$865
• Tax from tax record: −$337 /mo · $4,046/yr
• Insurance: −$69
• HOA: −$439
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-101

Break-even live

Break-even rent $2,165

Max offer price $147,191

Occupancy floor 100%

Sensitivity live

Price	-10% $-7	-5% $-54	+0% $-101	+5% $-148	+10% $-194
Rent	-10% $-262	-5% $-181	+0% $-101	+5% $-20	+10% $60
Rate	-1.0pp $-18	-0.5pp $-59	base $-101	+0.5pp $-144	+1.0pp $-187

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9515 Grovedale Cir #101 Riverview, FL	3.0	2.0	1151	$1,800	$1.56	26d	1	0.07mi
9520 Amberdale Ct #101 Riverview, FL	3.0	2.0	1151	$2,150	$1.87	7d	1	0.08mi
6425 Cypressdale Dr #101 Riverview, FL	3.0	2.0	1151	$1,950	$1.69	26d	1	0.19mi
9538 Newdale Way #101 Riverview, FL	3.0	2.0	1151	$1,895	$1.65	26d	1	0.31mi
9519 Newdale Way #201 Riverview, FL	3.0	2.0	1151	$1,650	$1.43	26d	1	0.32mi
9520 Newdale Way Riverview, FL	3.0	2.0	1151	$1,700	$1.48	3d	1	0.34mi
9122 Moonlit Meadows Loop Unit 1 Riverview, FL	2.0	2.0	1018	$1,800	$1.77	0d	1	0.44mi
9120 Moonlit Meadows Loop Riverview, FL	2.0	2.5	1260	$1,850	$1.47	26d	1	0.44mi
9621 Lakedale Way #202 Riverview, FL	3.0	2.0	1151	$1,900	$1.65	26d	1	0.45mi
9092 Moonlit Meadows Loop Riverview, FL	2.0	2.0	1018	$1,850	$1.82	15d	1	0.45mi
6022 Portsdale Pl #102 Riverview, FL	3.0	2.0	1151	$1,679	$1.46	26d	1	0.47mi
6007 Skydale Way #202 Riverview, FL	3.0	2.0	1151	$1,595	$1.39	26d	1	0.48mi
6014 Portsdale Pl #102 Riverview, FL	3.0	2.0	1151	$1,800	$1.56	26d	1	0.50mi
6004 Portsdale Pl #101 Riverview, FL	3.0	2.0	1151	$1,700	$1.48	26d	1	0.53mi
6768 Breezy Palm Dr Riverview, FL	2.0	2.0	1298	$1,800	$1.39	22d	1	0.60mi
9707 Tranquility Lake Cir Riverview, FL	1.0–3.0	1.0–2.0	940	$2,138	$2.27	0d	37	0.62mi
5611 Legacy Crescent Pl #304 Riverview, FL	2.0	2.0	1068	$1,500	$1.40	16d	1	0.67mi
5501 Legacy Crescent Pl Riverview, FL	1.0–2.0	1.0–2.0	1006	$1,797	$1.79	1d	9	0.72mi
9104 Canopy Oak Ln Riverview, FL	1.0–3.0	1.0–2.0	1029	$2,086	$2.03	0d	18	0.73mi
5703 Legacy Crescent Pl #304 Riverview, FL	2.0	1.0	927	$1,500	$1.62	24d	1	0.73mi
5817 Legacy Crescent Pl #302 Riverview, FL	2.0	1.0	927	$1,575	$1.70	26d	1	0.75mi
9303 Cobalt Dr Riverview, FL	1.0–3.0	1.0–2.0	1085	$2,510	$2.31	1d	47	0.78mi
6215 Cannoli Pl Riverview, FL	3.0	2.0	1208	$2,090	$1.73	4d	1	0.79mi
6101 Innovation Way Tampa, FL	1.0–3.0	1.0–2.0	1089	$2,250	$2.07	6d	12	0.79mi
9246 Headwaters Ave Riverview, FL	1.0–3.0	1.0–3.0	1014	$2,727	$2.69	0d	28	0.80mi
5905 Trace Meadow Loop Riverview, FL	1.0–3.0	1.0–2.0	1030	$2,590	$2.51	0d	13	0.85mi
6925 Towering Spruce Dr Riverview, FL	2.0	2.5	1176	$1,795	$1.53	16d	1	0.90mi
6925 Towering Spruce Dr Unit 1 Riverview, FL	2.0	2.5	1176	$1,895	$1.61	26d	1	0.90mi
5959 Bandera Springs Cir Riverview, FL	3.0	1.0–2.0	1007	$2,291	$2.27	0d	22	0.96mi
6705 Holly Heath Dr Riverview, FL	3.0	2.5	1420	$2,150	$1.51	16d	1	0.98mi
6959 Towne Lake Rd Riverview, FL	3.0	2.5	1400	$2,050	$1.46	0d	1	1.03mi
10103 Sherwood Ln Riverview, FL	2.0	1.0–2.0	650	$1,614	$2.48	1d	26	1.04mi
7007 Towne Lake Rd Riverview, FL	3.0	2.5	1400	$3,800	$2.71	26d	1	1.06mi
6824 Holly Heath Dr Riverview, FL	3.0	2.5	1400	$2,095	$1.50	1d	1	1.10mi
8220 Midnight Sun Ct Riverview, FL	3.0	2.0	1275	$1,900	$1.49	26d	1	1.10mi
4836 Chatterton Way Riverview, FL	2.0	2.5	1280	$1,850	$1.45	26d	1	1.15mi
6229 Osprey Lake Cir Riverview, FL	3.0	3.0	1412	$2,000	$1.42	26d	1	1.16mi
6252 Osprey Lake Cir Riverview, FL	3.0	3.0	1412	$1,699	$1.20	7d	1	1.18mi
6252 Osprey Lake Cir Riverview, FL	3.0	3.0	1412	$1,700	$1.20	1d	1	1.18mi
10305 Zackary Cir Riverview, FL	2.0–3.0	2.0	1025	$1,507	$1.47	26d	8	1.19mi

HOA detail condo

• Monthly dues: $439 · $5,268/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-21
   days on market $165,000 Active 100 DOM
2. 2026-06-18
   days on market $165,000 Active 97 DOM
3. 2026-06-17
   days on market $165,000 Active 96 DOM
4. 2026-06-16
   days on market $165,000 Active 95 DOM
5. 2026-06-15
   days on market $165,000 Active 94 DOM
6. 2026-06-13
   days on market $165,000 Active 92 DOM
7. 2026-06-13
   days on market $165,000 Active 91 DOM
8. 2026-06-09
   days on market $165,000 Active 88 DOM
9. 2026-06-08
   days on market $165,000 Active 87 DOM
10. 2026-06-07
    days on market $165,000 Active 86 DOM
11. 2026-06-04
    days on market $165,000 Active 83 DOM
12. 2026-06-03
    days on market $165,000 Active 82 DOM
13. 2026-06-02
    days on market $165,000 Active 81 DOM
14. 2026-06-01
    days on market $165,000 Active 80 DOM
15. 2026-05-31
    days on market $165,000 Active 79 DOM
16. 2026-03-13
    listed $165,000 Active 572-char remark

    Show marketing remark (572 chars)

    Welcome to this stunning condo located on the desirable top floor of a secure, gated community in Riverview. This spacious 3-bedroom, 2 bathroom unit features an open floor plan with no carpet - enjoy beautiful hardwood flooring throughout. Relax on your private balcony or enjoy the resort-style community amenities, including a pool, fitness center, playground, and clubhouse. Perfectly situated near I-75 and US-301, you are minutes away from top-tier shopping, dining, and an easy commute to downtown Tampa and Tampa International Airport. Schedule your showing today!

17. 2025-04-23
    historical $1,700
18. 2025-04-03
    listed $1,700
19. 2025-03-29
    historical $1,700
20. 2025-03-27
    price $1,700
21. 2025-03-05
    price $1,800
22. 2025-02-21
    listed $1,700
23. 2021-08-13
    soldstatus $148,000
24. 2021-08-12
    soldstatus $148,000 Closed 263-char remark

    Show marketing remark (263 chars)

    Welcome to this beautiful and well maintained 3 bedroom 2 bathroom Condo in a gated community! Newer kitchen cabinets and countertops. Easy access to highway, shopping center and restaurant. Move in ready or income producing property! Schedule your showing today!

25. 2021-07-27
    status Pending 263-char remark

    Show marketing remark (263 chars)

    Welcome to this beautiful and well maintained 3 bedroom 2 bathroom Condo in a gated community! Newer kitchen cabinets and countertops. Easy access to highway, shopping center and restaurant. Move in ready or income producing property! Schedule your showing today!

26. 2021-07-21
    listed $145,000 Active 263-char remark

    Show marketing remark (263 chars)

    Welcome to this beautiful and well maintained 3 bedroom 2 bathroom Condo in a gated community! Newer kitchen cabinets and countertops. Easy access to highway, shopping center and restaurant. Move in ready or income producing property! Schedule your showing today!

27. 2020-06-07
    status Pending
28. 2020-06-05
    historical
29. 2020-05-12
    status Active
30. 2020-05-07
    status Pending
31. 2020-04-09
    listed $101,000 Active
32. 2019-05-31
    soldstatus $86,500
33. 2019-05-17
    soldstatus $86,500 Sold
34. 2019-05-02
    status Pending
35. 2019-04-30
    price $89,995
36. 2019-04-18
    listed $90,695 Active
37. 2011-02-16
    soldstatus $33,000
38. 2010-12-16
    listed $23,500
39. 2010-08-30
    historical
40. 2010-05-03
    listed $25,000
41. 2010-04-19
    historical
42. 2008-07-28
    listed $50,000

ⓘ 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: $4,046 · $337/mo
• Projected year-2 tax: $4,046 · $337/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 2/10 Low
• 🌡 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,447
• − Mortgage interest: −$9,243
• − Property taxes: −$4,046
• − Insurance: −$825
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − HOA: −$5,268
• − Depreciation: −$4,800
• Taxable loss: −$3,647
• Est. tax savings @ 24.0%: +$875
• After-tax cash flow: $-335/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): 60,651
• Household income: $85,921
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 3063.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 43% Hispanic / Latino 26% Black 23% Two or more races 17% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 8% Cuban 3% Dominican 4%
• Common ancestry: Romanian 3% Hispanic 3% Lithuanian 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 19% French/Haitian/Cajun 3% Other Indo-European 2%

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: ▼ -48.42%
• Current HPI: 326.0368
• Rent YoY: ▼ -0.95%
• 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

+230.0% since first listed

27 events — show timeline

• 2026-03-13 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-23 Rental Removed $1,700 STELLARMLS
• 2025-04-03 Listed for Rent $1,700 STELLARMLS
• 2025-03-29 Rental Removed $1,700 STELLARMLS
• 2025-03-27 Price Changed $1,700 STELLARMLS
• 2025-03-05 Price Changed $1,800 STELLARMLS
• 2025-02-21 Listed for Rent $1,700 STELLARMLS
• 2021-08-13 Sold (Public Records) $148,000 Public Records
• 2021-08-12 Sold (MLS) $148,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-07-21 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2020-06-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-06-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-05-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-05-07 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-04-09 Listed $101,000 Stellar MLS as Distributed by MLS Grid
• 2019-05-31 Sold (Public Records) $86,500 Public Records
• 2019-05-17 Sold (MLS) $86,500 Stellar MLS as Distributed by MLS Grid
• 2019-05-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-04-30 Price Changed $89,995 Stellar MLS as Distributed by MLS Grid
• 2019-04-18 Listed $90,695 Stellar MLS as Distributed by MLS Grid
• 2011-02-16 Sold (MLS) $33,000 Stellar MLS as Distributed by MLS Grid
• 2010-12-16 Listed $23,500 Stellar MLS as Distributed by MLS Grid
• 2010-08-30 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2010-05-03 Listed $25,000 Stellar MLS as Distributed by MLS Grid
• 2010-04-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2008-07-28 Listed $50,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2025): $4,046 · +6.0% YoY. Source: county tax records.