12530 Ballentrae Forest Dr · Riverview, FL 33579

$419,000

5 bd · 3.0 ba · 2,641 sqft · SingleFamily public records · 117 Days on market

Built 2018 5,500 sqft lot $11/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 +8.9/30.0
• 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
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks MLS

Under contract-accepting backup offers. Welcome to your next chapter in the highly sought-after Ballentrae community, where comfort, style, and everyday living come together beautifully. From the moment you step inside, you’re greeted by soaring ceilings, an abundance of natural light, and an open, airy layout that instantly feels both grand and inviting. The entry makes a statement with a striking staircase featuring decorative wrought-iron railing and a rich wood handrail, setting the tone for the thoughtful design found throughout the home. At the heart of the home, the spacious kitchen is designed for the way you live today, whether that’s casual mornings, hosting friends, or holiday gatherings. Featuring rich cabinetry, granite countertops, stainless steel appliances, and a large center island with seating, it flows effortlessly into the dining and living areas to create a seamless open-concept space. Pendant lighting, tray ceilings, and neutral finishes add a timeless, elevated feel. The living room is warm and welcoming, anchored by a cozy fireplace and enhanced by a tray ceiling and ceiling fan. Large sliding glass doors flood the space with natural light and open to the screened lanai, creating that ideal indoor-outdoor lifestyle Florida living is known for. The primary suite, conveniently located on the main level, offers a true retreat. With generous space, abundant natural light, and durable LVP flooring that adds both style and practicality, it’s designed for comfort and everyday living. An arched sitting area creates the perfect space for a reading nook, home office, or quiet escape. Two walk-in closets provide ample storage, while the ensuite bath features dual vanities with granite countertops, a soaking tub, a large walk-in shower, and natural light-filled privacy. Also downstairs, the laundry room has been thoughtfully upgraded with custom storage to keep everything organized and efficient. Upstairs, you’ll find spacious secondary bedrooms along with a versatile loft, perfect for movie nights, a game room, or an additional living space that adapts to your needs. Step outside and experience one of this home’s standout features, an extended, fully screened-in lanai designed to be a true outdoor living space. Complete with paver flooring, ceiling fans, ambient lighting, and room for a mounted TV, it’s perfect for relaxing or entertaining year-round. The outdoor kitchen is fully equipped with a built-in grill, sink, mini refrigerator, and ample prep space, making hosting effortless. Beyond that, the fully fenced backyard offers privacy, space to play, and a convenient storage shed. Living in Ballentrae means more than just a beautiful home, it’s a lifestyle. Residents enjoy resort-style amenities including a sparkling community pool, playground, open green spaces, and scenic walking trails with peaceful conservation views. The community is designed for connection, outdoor living, and everyday enjoyment. With easy access to I-75, you’re minutes from shopping, dining, top-rated schools, and everything the Tampa Bay area has to offer, including world-class beaches and entertainment. This home truly delivers the perfect blend of space, functionality, and lifestyle, inside and out. Bonus opportunity, the seller’s VA loan with an incredibly low 2.5% interest rate may be assumable for VA-eligible buyers, subject to lender approval.

Key facts

• Two story residence
• Large center island
• Spacious kitchen

Tags

• TWO STORY RESIDENCE
• SPACIOUS KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE CENTER ISLAND
• SCREENED LANAI

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $419k.

Deal economics

• At list price, monthly cash flow is $-337 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $359k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (29.7% below list).
• Recommended offer: $295k (29.7% 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.
• Market conditions: Rents rising (+1.2%/yr); 457 active listings in the ZIP; 23 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 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 $6k 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 117 days — a 9% lower offer ($381k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $282k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $294,585 (29.7% 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 117 days. Have you received any prior offers? Is the seller open to a 30% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.45%
• DSCR: 0.85
• GRM: 11.9

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: -13.9%
• Equity multiple: 0.43×
• Total profit: $-66,296
• Equity at exit: $92,739

10-year hold

• IRR: -8.6%
• Equity multiple: 0.31×
• Total profit: $-80,571
• Equity at exit: $90,392

Cash invested: $117,320 (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: 11.9×

Monthly cashflow live

• Estimated rent: $2,946 high
• Mortgage (P&I): −$2,197
• Tax from tax record: −$281 /mo · $3,374/yr
• Insurance: −$175
• HOA: −$11
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $-337

Break-even live

Break-even rent $3,372

Max offer price $359,499

Occupancy floor —

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: $104,750
• Closing costs: $12,570
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12423 Ballentrae Forest Dr Riverview, FL	4.0	3.0	2032	$2,500	$1.23	24d	1	0.17mi
12337 Ballentrae Forest Dr Riverview, FL	4.0	3.0	1910	$2,200	$1.15	5d	1	0.32mi
12311 Ballentrae Forest Dr Riverview, FL	4.0	3.0	2575	$2,600	$1.01	14d	1	0.38mi
12311 Ballentrae Forest Dr Riverview, FL	4.0	2.5	2575	$2,600	$1.01	24d	1	0.38mi
11729 Winterset Cove Dr Riverview, FL	4.0	3.0	2040	$2,745	$1.35	2d	1	0.40mi
12219 Fairlawn Dr Riverview, FL	4.0	2.5	2498	$2,650	$1.06	18d	1	0.72mi
12258 Blue Pacific Dr Riverview, FL	4.0	2.5	3008	$2,800	$0.93	2d	1	0.74mi
12250 Blue Pacific Dr Riverview, FL	4.0	3.0	2022	$2,950	$1.46	18d	1	0.75mi
12181 Downy Birch Dr Riverview, FL	4.0	2.5	2328	$2,500	$1.07	24d	1	0.76mi
11608 Cleyera Ct Riverview, FL	4.0	3.0	2500	$2,850	$1.14	5d	1	0.80mi
12153 White Cypress Pl Riverview, FL	4.0	2.5	2328	$2,500	$1.07	18d	1	0.85mi
11454 Stone Pine St Riverview, FL	5.0	3.0	2522	$2,900	$1.15	1d	1	0.96mi
12914 Astorwood Pl Riverview, FL	4.0	2.0	1808	$2,470	$1.37	3d	1	1.23mi
11322 Hascroft Forest Ct Riverview, FL	5.0	3.0	3686	$3,800	$1.03	5d	1	1.24mi
11404 Sweet Fern Dr Riverview, FL	4.0	2.0	1864	$1,500	$0.80	18d	1	1.24mi
13185 Green Violet Dr Riverview, FL	4.0	3.0	1908	$2,459	$1.29	5d	1	1.25mi
12036 Cardinal Flower Dr Riverview, FL	4.0	2.5	2542	$2,590	$1.02	11d	1	1.29mi
13144 Peachleaf Ave Riverview, FL	4.0	2.0	1850	$2,995	$1.62	5d	1	1.35mi
11402 Estuary Preserve Dr Riverview, FL	5.0	4.0	3552	$3,995	$1.12	11d	1	1.37mi
11302 Hoot Owl Ct Riverview, FL	5.0	3.0	2653	$3,000	$1.13	24d	1	1.40mi
12722 Evington Point Dr Riverview, FL	4.0	2.0	1754	$2,150	$1.23	24d	1	1.43mi
12722 Evington Point Dr Riverview, FL	4.0	2.0	1750	$2,150	$1.23	5d	1	1.43mi
11147 Rodeo Ln Riverview, FL	4.0	2.0	2056	$2,350	$1.14	24d	1	1.49mi

HOA detail

• Monthly dues: $11 · $132/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-18
   days on market $419,000 Active 117 DOM
2. 2026-06-17
   days on market $419,000 Active 116 DOM
3. 2026-06-16
   days on market $419,000 Active 115 DOM
4. 2026-06-15
   days on market $419,000 Active 114 DOM
5. 2026-06-13
   days on market $419,000 Active 112 DOM
6. 2026-06-13
   days on market $419,000 Active 111 DOM
7. 2026-06-09
   days on market $419,000 Active 108 DOM
8. 2026-06-08
   days on market $419,000 Active 107 DOM
9. 2026-06-07
   days on market $419,000 Active 106 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    statusdays on market $419,000 Active 103 DOM
12. 2026-05-18
    status Pending 3454-char remark

    Show marketing remark (3454 chars)

    Under contract-accepting backup offers. Welcome to your next chapter in the highly sought-after Ballentrae community, where comfort, style, and everyday living come together beautifully. From the moment you step inside, you’re greeted by soaring ceilings, an abundance of natural light, and an open, airy layout that instantly feels both grand and inviting. The entry makes a statement with a striking staircase featuring decorative wrought-iron railing and a rich wood handrail, setting the tone for the thoughtful design found throughout the home. At the heart of the home, the spacious kitchen is designed for the way you live today, whether that’s casual mornings, hosting friends, or holiday gatherings. Featuring rich cabinetry, granite countertops, stainless steel appliances, and a large center island with seating, it flows effortlessly into the dining and living areas to create a seamless open-concept space. Pendant lighting, tray ceilings, and neutral finishes add a timeless, elevated feel. The living room is warm and welcoming, anchored by a cozy fireplace and enhanced by a tray ceiling and ceiling fan. Large sliding glass doors flood the space with natural light and open to the screened lanai, creating that ideal indoor-outdoor lifestyle Florida living is known for. The primary suite, conveniently located on the main level, offers a true retreat. With generous space, abundant natural light, and durable LVP flooring that adds both style and practicality, it’s designed for comfort and everyday living. An arched sitting area creates the perfect space for a reading nook, home office, or quiet escape. Two walk-in closets provide ample storage, while the ensuite bath features dual vanities with granite countertops, a soaking tub, a large walk-in shower, and natural light-filled privacy. Also downstairs, the laundry room has been thoughtfully upgraded with custom storage to keep everything organized and efficient. Upstairs, you’ll find spacious secondary bedrooms along with a versatile loft, perfect for movie nights, a game room, or an additional living space that adapts to your needs. Step outside and experience one of this home’s standout features, an extended, fully screened-in lanai designed to be a true outdoor living space. Complete with paver flooring, ceiling fans, ambient lighting, and room for a mounted TV, it’s perfect for relaxing or entertaining year-round. The outdoor kitchen is fully equipped with a built-in grill, sink, mini refrigerator, and ample prep space, making hosting effortless. Beyond that, the fully fenced backyard offers privacy, space to play, and a convenient storage shed. Living in Ballentrae means more than just a beautiful home, it’s a lifestyle. Residents enjoy resort-style amenities including a sparkling community pool, playground, open green spaces, and scenic walking trails with peaceful conservation views. The community is designed for connection, outdoor living, and everyday enjoyment. With easy access to I-75, you’re minutes from shopping, dining, top-rated schools, and everything the Tampa Bay area has to offer, including world-class beaches and entertainment. This home truly delivers the perfect blend of space, functionality, and lifestyle, inside and out. Bonus opportunity, the seller’s VA loan with an incredibly low 2.5% interest rate may be assumable for VA-eligible buyers, subject to lender approval.

13. 2026-05-04
    price $419,000 3454-char remark

    Show marketing remark (3454 chars)

    Under contract-accepting backup offers. Welcome to your next chapter in the highly sought-after Ballentrae community, where comfort, style, and everyday living come together beautifully. From the moment you step inside, you’re greeted by soaring ceilings, an abundance of natural light, and an open, airy layout that instantly feels both grand and inviting. The entry makes a statement with a striking staircase featuring decorative wrought-iron railing and a rich wood handrail, setting the tone for the thoughtful design found throughout the home. At the heart of the home, the spacious kitchen is designed for the way you live today, whether that’s casual mornings, hosting friends, or holiday gatherings. Featuring rich cabinetry, granite countertops, stainless steel appliances, and a large center island with seating, it flows effortlessly into the dining and living areas to create a seamless open-concept space. Pendant lighting, tray ceilings, and neutral finishes add a timeless, elevated feel. The living room is warm and welcoming, anchored by a cozy fireplace and enhanced by a tray ceiling and ceiling fan. Large sliding glass doors flood the space with natural light and open to the screened lanai, creating that ideal indoor-outdoor lifestyle Florida living is known for. The primary suite, conveniently located on the main level, offers a true retreat. With generous space, abundant natural light, and durable LVP flooring that adds both style and practicality, it’s designed for comfort and everyday living. An arched sitting area creates the perfect space for a reading nook, home office, or quiet escape. Two walk-in closets provide ample storage, while the ensuite bath features dual vanities with granite countertops, a soaking tub, a large walk-in shower, and natural light-filled privacy. Also downstairs, the laundry room has been thoughtfully upgraded with custom storage to keep everything organized and efficient. Upstairs, you’ll find spacious secondary bedrooms along with a versatile loft, perfect for movie nights, a game room, or an additional living space that adapts to your needs. Step outside and experience one of this home’s standout features, an extended, fully screened-in lanai designed to be a true outdoor living space. Complete with paver flooring, ceiling fans, ambient lighting, and room for a mounted TV, it’s perfect for relaxing or entertaining year-round. The outdoor kitchen is fully equipped with a built-in grill, sink, mini refrigerator, and ample prep space, making hosting effortless. Beyond that, the fully fenced backyard offers privacy, space to play, and a convenient storage shed. Living in Ballentrae means more than just a beautiful home, it’s a lifestyle. Residents enjoy resort-style amenities including a sparkling community pool, playground, open green spaces, and scenic walking trails with peaceful conservation views. The community is designed for connection, outdoor living, and everyday enjoyment. With easy access to I-75, you’re minutes from shopping, dining, top-rated schools, and everything the Tampa Bay area has to offer, including world-class beaches and entertainment. This home truly delivers the perfect blend of space, functionality, and lifestyle, inside and out. Bonus opportunity, the seller’s VA loan with an incredibly low 2.5% interest rate may be assumable for VA-eligible buyers, subject to lender approval.

14. 2026-02-05
    listed $420,211 Active 3454-char remark

    Show marketing remark (3454 chars)

    Under contract-accepting backup offers. Welcome to your next chapter in the highly sought-after Ballentrae community, where comfort, style, and everyday living come together beautifully. From the moment you step inside, you’re greeted by soaring ceilings, an abundance of natural light, and an open, airy layout that instantly feels both grand and inviting. The entry makes a statement with a striking staircase featuring decorative wrought-iron railing and a rich wood handrail, setting the tone for the thoughtful design found throughout the home. At the heart of the home, the spacious kitchen is designed for the way you live today, whether that’s casual mornings, hosting friends, or holiday gatherings. Featuring rich cabinetry, granite countertops, stainless steel appliances, and a large center island with seating, it flows effortlessly into the dining and living areas to create a seamless open-concept space. Pendant lighting, tray ceilings, and neutral finishes add a timeless, elevated feel. The living room is warm and welcoming, anchored by a cozy fireplace and enhanced by a tray ceiling and ceiling fan. Large sliding glass doors flood the space with natural light and open to the screened lanai, creating that ideal indoor-outdoor lifestyle Florida living is known for. The primary suite, conveniently located on the main level, offers a true retreat. With generous space, abundant natural light, and durable LVP flooring that adds both style and practicality, it’s designed for comfort and everyday living. An arched sitting area creates the perfect space for a reading nook, home office, or quiet escape. Two walk-in closets provide ample storage, while the ensuite bath features dual vanities with granite countertops, a soaking tub, a large walk-in shower, and natural light-filled privacy. Also downstairs, the laundry room has been thoughtfully upgraded with custom storage to keep everything organized and efficient. Upstairs, you’ll find spacious secondary bedrooms along with a versatile loft, perfect for movie nights, a game room, or an additional living space that adapts to your needs. Step outside and experience one of this home’s standout features, an extended, fully screened-in lanai designed to be a true outdoor living space. Complete with paver flooring, ceiling fans, ambient lighting, and room for a mounted TV, it’s perfect for relaxing or entertaining year-round. The outdoor kitchen is fully equipped with a built-in grill, sink, mini refrigerator, and ample prep space, making hosting effortless. Beyond that, the fully fenced backyard offers privacy, space to play, and a convenient storage shed. Living in Ballentrae means more than just a beautiful home, it’s a lifestyle. Residents enjoy resort-style amenities including a sparkling community pool, playground, open green spaces, and scenic walking trails with peaceful conservation views. The community is designed for connection, outdoor living, and everyday enjoyment. With easy access to I-75, you’re minutes from shopping, dining, top-rated schools, and everything the Tampa Bay area has to offer, including world-class beaches and entertainment. This home truly delivers the perfect blend of space, functionality, and lifestyle, inside and out. Bonus opportunity, the seller’s VA loan with an incredibly low 2.5% interest rate may be assumable for VA-eligible buyers, subject to lender approval.

15. 2018-11-20
    soldstatus $281,900 Sold 1216-char remark

    Show marketing remark (1216 chars)

    Under Construction - The Useppa floor plan by LGI Homes is located in the beautiful community of Ballentrae. This spacious two-story home features 5 bedrooms, 2.5 baths, Den, Upstairs Bonus Room and is 2,461 square feet with a 2 car garage. Included in this beautiful new home are new energy efficient stainless steel kitchen appliances, custom cabinets, covered patio, front and backyard landscaped lots with irrigation, and a Homeowner Warranty. Homeowners of Ballentrae will enjoy both tranquility of this beautiful, nature-filled community along with the convenience of location, all at an affordable price. With easy access to I-75, endless entertainment, dining and shopping is abundant. In addition, residents can enjoy the best beaches, local parks, attractions and nature preserves the Tampa Bay area has to offer. Ballentrae also features numerous amenities right within the neighborhood. Beat the Florida heat in the neighborhood pool, playground and open green spaces. Walking trails with stunning views of the wetland conservation areas also provide a peaceful getaway for outdoor enthusiast. Ballentrae provides a wide array of amenities and activities that is sure to fit your interests and lifestyle.

16. 2018-10-15
    status Pending 1216-char remark

    Show marketing remark (1216 chars)

    Under Construction - The Useppa floor plan by LGI Homes is located in the beautiful community of Ballentrae. This spacious two-story home features 5 bedrooms, 2.5 baths, Den, Upstairs Bonus Room and is 2,461 square feet with a 2 car garage. Included in this beautiful new home are new energy efficient stainless steel kitchen appliances, custom cabinets, covered patio, front and backyard landscaped lots with irrigation, and a Homeowner Warranty. Homeowners of Ballentrae will enjoy both tranquility of this beautiful, nature-filled community along with the convenience of location, all at an affordable price. With easy access to I-75, endless entertainment, dining and shopping is abundant. In addition, residents can enjoy the best beaches, local parks, attractions and nature preserves the Tampa Bay area has to offer. Ballentrae also features numerous amenities right within the neighborhood. Beat the Florida heat in the neighborhood pool, playground and open green spaces. Walking trails with stunning views of the wetland conservation areas also provide a peaceful getaway for outdoor enthusiast. Ballentrae provides a wide array of amenities and activities that is sure to fit your interests and lifestyle.

17. 2018-10-04
    price $281,900 1216-char remark

    Show marketing remark (1216 chars)

    Under Construction - The Useppa floor plan by LGI Homes is located in the beautiful community of Ballentrae. This spacious two-story home features 5 bedrooms, 2.5 baths, Den, Upstairs Bonus Room and is 2,461 square feet with a 2 car garage. Included in this beautiful new home are new energy efficient stainless steel kitchen appliances, custom cabinets, covered patio, front and backyard landscaped lots with irrigation, and a Homeowner Warranty. Homeowners of Ballentrae will enjoy both tranquility of this beautiful, nature-filled community along with the convenience of location, all at an affordable price. With easy access to I-75, endless entertainment, dining and shopping is abundant. In addition, residents can enjoy the best beaches, local parks, attractions and nature preserves the Tampa Bay area has to offer. Ballentrae also features numerous amenities right within the neighborhood. Beat the Florida heat in the neighborhood pool, playground and open green spaces. Walking trails with stunning views of the wetland conservation areas also provide a peaceful getaway for outdoor enthusiast. Ballentrae provides a wide array of amenities and activities that is sure to fit your interests and lifestyle.

18. 2018-10-04
    price $280,900 1216-char remark

    Show marketing remark (1216 chars)

    Under Construction - The Useppa floor plan by LGI Homes is located in the beautiful community of Ballentrae. This spacious two-story home features 5 bedrooms, 2.5 baths, Den, Upstairs Bonus Room and is 2,461 square feet with a 2 car garage. Included in this beautiful new home are new energy efficient stainless steel kitchen appliances, custom cabinets, covered patio, front and backyard landscaped lots with irrigation, and a Homeowner Warranty. Homeowners of Ballentrae will enjoy both tranquility of this beautiful, nature-filled community along with the convenience of location, all at an affordable price. With easy access to I-75, endless entertainment, dining and shopping is abundant. In addition, residents can enjoy the best beaches, local parks, attractions and nature preserves the Tampa Bay area has to offer. Ballentrae also features numerous amenities right within the neighborhood. Beat the Florida heat in the neighborhood pool, playground and open green spaces. Walking trails with stunning views of the wetland conservation areas also provide a peaceful getaway for outdoor enthusiast. Ballentrae provides a wide array of amenities and activities that is sure to fit your interests and lifestyle.

19. 2018-09-14
    listed $293,900 Active 1216-char remark

    Show marketing remark (1216 chars)

    Under Construction - The Useppa floor plan by LGI Homes is located in the beautiful community of Ballentrae. This spacious two-story home features 5 bedrooms, 2.5 baths, Den, Upstairs Bonus Room and is 2,461 square feet with a 2 car garage. Included in this beautiful new home are new energy efficient stainless steel kitchen appliances, custom cabinets, covered patio, front and backyard landscaped lots with irrigation, and a Homeowner Warranty. Homeowners of Ballentrae will enjoy both tranquility of this beautiful, nature-filled community along with the convenience of location, all at an affordable price. With easy access to I-75, endless entertainment, dining and shopping is abundant. In addition, residents can enjoy the best beaches, local parks, attractions and nature preserves the Tampa Bay area has to offer. Ballentrae also features numerous amenities right within the neighborhood. Beat the Florida heat in the neighborhood pool, playground and open green spaces. Walking trails with stunning views of the wetland conservation areas also provide a peaceful getaway for outdoor enthusiast. Ballentrae provides a wide array of amenities and activities that is sure to fit your interests and lifestyle.

ⓘ 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: $3,374 · $281/mo
• Projected year-2 tax: $3,478 · $290/mo
• Expected delta: +$104/yr (+$9/mo · 3.1%)

ⓘ 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 · 28 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: $35,350
• − Mortgage interest: −$23,471
• − Property taxes: −$3,374
• − Insurance: −$2,095
• − Repairs & maintenance: −$2,828
• − Management: −$2,828
• − HOA: −$132
• − Depreciation: −$12,189
• Taxable loss: −$11,567
• Est. tax savings @ 24.0%: +$2,776
• After-tax cash flow: $-1,266/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

+42.6% since first listed

8 events — show timeline

• 2026-05-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $419,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Listed $420,211 Stellar MLS as Distributed by MLS Grid
• 2018-11-20 Sold (MLS) $281,900 Stellar MLS as Distributed by MLS Grid
• 2018-10-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-10-04 Price Changed $281,900 Stellar MLS as Distributed by MLS Grid
• 2018-10-04 Price Changed $280,900 Stellar MLS as Distributed by MLS Grid
• 2018-09-14 Listed $293,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2025): $3,374 · -53.7% YoY. Source: county tax records.