10913 Whispering Oaks Cir · Riverview, FL 33569

$59,900

2 bd · 2.0 ba · 1,048 sqft · Other public records · 23 Days on market

Built 1989

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Comes FULLY FURNISHED!! Don & acirc; & euro; & trade; t miss your chance to get this very large 2 bedroom / 2 full baths with all the extras. This one has oversized rooms, an island kitchen, family room, enclosed lanai, huge storage shed right off the covered carport. A master bedroom with oversized walk-in shower is extremely spacious. The wide open kitchen to the dining and the family room even direct access to the enclosed lanai offers an island cooktop, pantry, microwave, refrigerator, water filtration system, and more! The washer and dryer are conveniently located in the laundry room right off the kitchen. This upscale model features a floorplan excellent for entertaining

Key facts

• Oversized corner lot
• Huge storage shed
• Island kitchen

Tags

• ISLAND KITCHEN
• ENCLOSED LANAI
• HUGE STORAGE SHED
• OVERSIZED WALK-IN SHOWER
• WATER FILTRATION SYSTEM
• OVERSIZED CORNER LOT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

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.
• Market conditions: Rents rising (+2.0%/yr); 228 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $414 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
5. 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.
6. 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: 3.78% ✓
• Cap rate: 34.39%
• Cash-on-cash: 100.36%
• DSCR: 5.47
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.0% rent growth · sell at horizon

5-year hold

• IRR: 95.4%
• Equity multiple: 5.36×
• Total profit: $73,198
• Equity at exit: $8,931

10-year hold

• IRR: 97.9%
• Equity multiple: 10.81×
• Total profit: $164,486
• Equity at exit: $5,179

Cash invested: $16,772 (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 33569

• Home prices YoY: -16.7%
• Rents YoY: 2.0%
• Active inventory: 228
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $2,264 high
• Mortgage (P&I): −$314
• Tax from tax record: −$47 /mo · $563/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $1,336

Break-even live

Break-even rent $573

Max offer price $59,900

Occupancy floor 36%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10210 Falcon Gate Loop Riverview, FL	1.0–2.0	1.0–2.0	902	$2,090	$2.32	1d	41	0.16mi
10114 Allenwood Dr Riverview, FL	3.0	2.5	1383	$2,190	$1.58	14d	1	0.27mi
10243 Allenwood Dr Riverview, FL	3.0	2.0	1454	$2,195	$1.51	5d	1	0.30mi
11316 Maybrook Ave Riverview, FL	3.0	2.0	1454	$2,395	$1.65	24d	1	0.35mi
10615 Sweet Sapling St Riverview, FL	3.0	2.0	1461	$2,224	$1.52	24d	1	0.69mi
10621 Sweet Sapling St Riverview, FL	3.0	2.0	1461	$2,224	$1.52	24d	1	0.70mi
10631 Sweet Sapling St Riverview, FL	3.0	2.0	1461	$2,224	$1.52	24d	1	0.71mi
11573 Hammocks Glade Dr Riverview, FL	3.0	2.0	1430	$2,765	$1.93	12d	1	1.36mi
9711 Magnolia View Ct Riverview, FL	1.0–3.0	1.0–2.0	1069	$2,134	$2.00	2d	31	1.45mi

Listing history 15 events

1. 2026-06-18
   days on market $59,900 Active 23 DOM
2. 2026-06-17
   days on market $59,900 Active 22 DOM
3. 2026-06-16
   days on market $59,900 Active 21 DOM
4. 2026-06-15
   days on market $59,900 Active 20 DOM
5. 2026-06-13
   days on market $59,900 Active 18 DOM
6. 2026-06-13
   days on market $59,900 Active 17 DOM
7. 2026-06-09
   days on market $59,900 Active 14 DOM
8. 2026-06-08
   days on market $59,900 Active 13 DOM
9. 2026-06-07
   days on market $59,900 Active 12 DOM
10. 2026-06-04
    days on market $59,900 Active 9 DOM
11. 2026-06-03
    days on market $59,900 Active 8 DOM
12. 2026-06-02
    days on market $59,900 Active 7 DOM
13. 2026-06-01
    days on market $59,900 Active 6 DOM
14. 2026-05-31
    days on market $59,900 Active 5 DOM
15. 2026-05-26
    listed $59,900 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: $563 · $47/mo
• Projected year-2 tax: $563 · $47/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥109°F today · 18 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: $27,169
• − Mortgage interest: −$3,355
• − Property taxes: −$563
• − Insurance: −$1,097
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − Depreciation: −$1,743
• Taxable income: $16,064
• Est. tax owed @ 24.0%: −$3,855
• After-tax cash flow: $12,179/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): 27,867
• Household income: $105,275
• Rent vs Own: 15.5% rent · 84.5% own
• Severe rent burden: 562.0

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 0.60)
• Race & ethnicity: White 58% Hispanic / Latino 21% Black 12% Two or more races 11% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Cuban 5% Dominican 3%
• Common ancestry: Romanian 2% Iranian 1% Lithuanian 1%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 14% Other Indo-European 3% Other Asian/Pacific 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: ▼ -59.47%
• Current HPI: 296.9169
• Rent YoY: ▲ 2.00%
• 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

1 event — show timeline

• 2026-05-26 Listed $59,900 FSBO.com

Property tax history

-0.1%/yr

Latest (2018): $563 · +4.5% YoY. Source: county tax records.