11318 Blackbark Dr · Riverview, FL 33579

$284,900

3 bd · 2.0 ba · 1,271 sqft · SingleFamily public records · 16 Days on market

Built 1990 5,500 sqft lot $45/mo HOA · 2% 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 +10.9/30.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• 1% rule +3.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 2-bathroom home with a pond view in the Summerfield Community of Riverview. Close to shopping and I75. Schedule a showing today!

Key facts

• Peaceful pond views
• Playgrounds
• Brand-new roof

Tags

• SPLIT-BEDROOM FLOOR PLAN
• PEACEFUL POND VIEWS
• BRAND-NEW ROOF
• ENCLOSED REAR PORCH
• COMMUNITY POOLS
• PLAYGROUNDS

Property features AI

Finance

• Other: Total lot dimensions approximately 55 x 100 (0.13 acres); Paved road access
• Financial info: Lease restrictions apply
• HOA & community: Part of Summerfield Master Community Association; Quarterly association fee of $135 (approximately $45/month); Association approval required; Pets allowed

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single-family residence; One story; Faces west; Residential zoning (PD)
• Construction: Stucco and frame construction; Shingle roof; Slab foundation; Built with public records living area of 1,271 (listed)
• Exterior features: Rear porch; Sliding doors; Pond view

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Split bedroom layout; Vaulted ceilings
• Laundry & utility: Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (19.8% below list).
• Recommended offer: $228k (19.8% 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 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 leasing fast (median 7d 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).

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 16 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $215k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $228,436 (19.8% 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. 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: 0.80% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.86%
• DSCR: 0.92
• GRM: 10.4

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: -11.9%
• Equity multiple: 0.51×
• Total profit: $-38,799
• Equity at exit: $63,058

10-year hold

• IRR: -6.6%
• Equity multiple: 0.47×
• Total profit: $-42,369
• Equity at exit: $61,462

Cash invested: $79,772 (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 33579

• Home prices YoY: -0.6%
• Rents YoY: 1.2%
• Active inventory: 463
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,284 high
• Mortgage (P&I): −$1,494
• Tax from tax record: −$271 /mo · $3,247/yr
• Insurance: −$119
• HOA: −$45
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-124

Break-even live

Break-even rent $2,441

Max offer price $263,052

Occupancy floor —

Sensitivity live

Price	-10% $38	-5% $-43	+0% $-124	+5% $-204	+10% $-285
Rent	-10% $-304	-5% $-214	+0% $-124	+5% $-33	+10% $57
Rate	-1.0pp $20	-0.5pp $-51	base $-124	+0.5pp $-198	+1.0pp $-273

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12712 Longcrest Dr Riverview, FL	4.0	2.0	1608	$2,200	$1.37	26d	1	0.13mi
12605 Longcrest Dr Riverview, FL	4.0	2.0	1500	$2,150	$1.43	5d	1	0.22mi
12722 Evington Point Dr Riverview, FL	4.0	2.0	1754	$2,150	$1.23	26d	1	0.28mi
12722 Evington Point Dr Riverview, FL	4.0	2.0	1750	$2,150	$1.23	6d	1	0.28mi
12845 Longcrest Dr Riverview, FL	3.0	2.0	1812	$2,210	$1.22	0d	1	0.28mi
12906 Longcrest Dr Riverview, FL	4.0	2.0	1596	$2,290	$1.43	3d	1	0.29mi
12612 Ocelot Pl Riverview, FL	3.0	2.0	1296	$2,100	$1.62	6d	1	0.31mi
12914 Astorwood Pl Riverview, FL	4.0	2.0	1808	$2,395	$1.32	1d	1	0.39mi
11759 Lynmoor Dr Riverview, FL	3.0	2.0	1355	$2,019	$1.49	6d	1	0.50mi
12906 Trade Port Pl Riverview, FL	2.0	2.5	1532	$1,800	$1.17	26d	1	0.52mi
11802 Lynmoor Dr Riverview, FL	3.0	2.0	1335	$1,950	$1.46	16d	1	0.53mi
12932 Fieldmoor Ct Riverview, FL	3.0	2.0	1355	$1,895	$1.40	19d	1	0.57mi
12932 Fieldmoor Ct Riverview, FL	3.0	2.0	1355	$1,895	$1.40	16d	1	0.57mi
10943 Keys Gate Dr Riverview, FL	2.0	2.5	1532	$1,800	$1.17	4d	1	0.61mi
10932 Keys Gate Dr Riverview, FL	3.0	2.5	1408	$1,750	$1.24	4d	1	0.61mi
10806 Brickside Ct Riverview, FL	2.0	2.5	1448	$1,650	$1.14	4d	1	0.68mi
10811 Brickside Ct Riverview, FL	3.0	2.5	1408	$1,675	$1.19	26d	1	0.68mi
10811 Brickside Ct Riverview, FL	3.0	2.5	1408	$1,675	$1.19	19d	1	0.68mi
12008 Butler Woods Cir Riverview, FL	4.0	2.0	1544	$2,215	$1.43	0d	1	0.75mi
11931 Lark Song Loop Riverview, FL	3.0	2.0	1302	$2,050	$1.57	26d	1	0.77mi
12019 Butler Woods Cir Riverview, FL	3.0	2.0	1693	$2,230	$1.32	4d	1	0.80mi
12942 Utopia Gardens Way Riverview, FL	3.0	2.5	1668	$2,350	$1.41	4d	1	0.80mi
12942 Utopia Gardens Way Riverview, FL	3.0	2.5	1668	$2,390	$1.43	1d	1	0.80mi
13106 Dobree Pl Riverview, FL	2.0	2.0	1404	$2,350	$1.67	26d	1	0.81mi
12026 Bridge Point Ln Riverview, FL	3.0	2.5	1780	$2,180	$1.22	26d	1	0.81mi
12961 Utopia Gardens Way Riverview, FL	3.0	2.5	1668	$1,890	$1.13	17d	1	0.83mi
13314 Prestwick Dr Riverview, FL	3.0	2.0	1465	$1,895	$1.29	16d	1	0.84mi
12938 Fennway Ridge Dr Riverview, FL	3.0	2.5	1541	$2,000	$1.30	1d	1	0.85mi
11218 Scotchwood Dr Riverview, FL	3.0	2.0	1546	$2,150	$1.39	16d	1	0.86mi
13230 Prestwick Dr Riverview, FL	3.0	2.0	1270	$1,830	$1.44	19d	1	0.86mi
12604 Montford Ln Riverview, FL	4.0	2.0	1499	$1,950	$1.30	5d	1	0.91mi
13114 Fennway Ridge Dr Riverview, FL	3.0	2.5	1556	$2,245	$1.44	4d	1	0.91mi
13130 Fennway Ridge Dr Riverview, FL	4.0	2.5	1736	$2,219	$1.28	4d	1	0.93mi
12116 Feldwood Creek Ln Riverview, FL	3.0	2.0	1289	$1,825	$1.42	22d	1	0.94mi
12115 Feldwood Creek Ln Riverview, FL	3.0	2.0	1234	$1,850	$1.50	6d	1	0.95mi
11030 Whittney Chase Dr Riverview, FL	3.0	2.0	1270	$2,295	$1.81	1d	1	0.96mi
13346 Prestwick Dr Riverview, FL	3.0	2.0	1086	$1,849	$1.70	4d	1	0.96mi
13305 Silvercreek Dr Riverview, FL	3.0	2.0	1743	$2,099	$1.20	6d	1	0.97mi
13311 Laraway Dr Riverview, FL	3.0	2.0	1136	$1,779	$1.57	4d	1	0.99mi
12201 Matchfield Way Riverview, FL	4.0	2.0	1522	$1,595	$1.05	19d	1	0.99mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 11 events

1. 2026-06-21
   days on market $284,900 Active 16 DOM
2. 2026-06-18
   days on market $284,900 Active 13 DOM
3. 2026-06-17
   days on market $284,900 Active 12 DOM
4. 2026-06-16
   days on market $284,900 Active 11 DOM
5. 2026-06-15
   days on market $284,900 Active 10 DOM
6. 2026-06-13
   days on market $284,900 Active 8 DOM
7. 2026-06-13
   days on market $284,900 Active 7 DOM
8. 2026-06-09
   days on market $284,900 Active 4 DOM
9. 2026-06-08
   days on market $284,900 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $284,900 Active 2 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: $3,247 · $271/mo
• Projected year-2 tax: $3,247 · $271/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 5/10 Major FEMA zone X (unshaded) · 66% 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: $27,412
• − Mortgage interest: −$15,959
• − Property taxes: −$3,247
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − HOA: −$540
• − Depreciation: −$8,288
• Taxable loss: −$6,432
• Est. tax savings @ 24.0%: +$1,544
• After-tax cash flow: $60/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

+277.4% since first listed

15 events — show timeline

• 2026-06-05 Listed $284,900 Stellar MLS as Distributed by MLS Grid
• 2025-09-21 Rental Removed $1,975 TENANTTURNER2
• 2025-09-11 Price Changed $1,975 TENANTTURNER2
• 2025-08-09 Price Changed $1,995 TENANTTURNER2
• 2025-08-08 Listed for Rent $2,175 TENANTTURNER2
• 2025-05-19 Sold (Public Records) $215,000 Public Records
• 2025-05-16 Sold (MLS) $215,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-04-02 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 2017-06-05 Sold (Public Records) $160,000 Public Records
• 2017-05-23 Sold (MLS) $160,000 Stellar MLS as Distributed by MLS Grid
• 2017-04-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-04-11 Price Changed $164,900 Stellar MLS as Distributed by MLS Grid
• 2017-04-03 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 1990-07-01 Sold (Public Records) $75,500 Public Records

Property tax history

+10.1%/yr

Latest (2025): $3,247 · +11.9% YoY. Source: county tax records.