11536 11536 Crestlake Village Dr · Riverview, FL 33569

$310,900

3 bd · 2.0 ba · 1,530 sqft · SingleFamily public records · 17 Days on market

Built 2004 3,850 sqft lot $17/mo HOA · 1% 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 +11.4/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• 1% rule +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely single family, two car garage home has 3 bedroom/2 bathrooms, neutral colors and wall to wall carpeting throughout and an enclosed backyard. A must see, stop by today!

Key facts

• Dog walks
• Excellent schools
• Swimming pools

Tags

• SWIMMING POOLS
• SPORT COURTS
• LARGE CLUBHOUSE
• DOG WALKS
• SHOPPING NEARBY
• EXCELLENT SCHOOLS

Property features AI

Finance

• Other: Association fee includes pool; Buyer approval required for association
• Financial info: CDD present; Lease restrictions apply
• HOA & community: HOA managed by Wise Properties Mgt, Ky Martin; Monthly HOA approximately $17.50 (annual fee $210); Association approval required; Association amenities include clubhouse, pool, basketball court, dog park, playground, park, sidewalks; Deed restrictions and fence restrictions; Pets allowed (cats and dogs)

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: No water source listed; Public sewer; High-speed internet and BB/HS internet available; Cable available and connected; Electricity available and connected; Fiber optics available; Phone service available; Fire hydrant nearby
• Home design: Single Family Residence; Residential property; Planned Development (PD) zoning; Faces east; One level; Entry on main level
• Construction: Concrete construction; Shingle roof; Slab foundation; Built area details from public records
• Exterior features: Screened patio/porch; Dog run; Vinyl fencing; Mature landscaping; Asphalt road access (public maintained road); Lot dimensions approximately 35' x 110'

Interior

• Kitchen: Dishwasher; Disposal; Ice maker; Kitchen reverse osmosis system; Microwave; Range; Range hood; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Living room/dining room combo; Open floorplan; Split-bedroom layout; Thermostat; Vaulted ceilings; Walk-in closets; Window treatments; Aluminum window frames; Curtain rods
• Laundry & utility: Washer; Dryer; Inside laundry room; Inside utility (great room/inside utility listed as additional rooms)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $311k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (19.2% below list).
• Recommended offer: $251k (19.2% 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: Riverview High School (math 37% / reading 50%, grade F, #248 of 667 statewide, top 38%, 2,599 students, 46% FRL).
• Market conditions: Rents rising (+2.0%/yr); 228 active listings in the ZIP; 40 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 $2k of loan paydown is wiped out by about $9k 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 17 days — a 2% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 3 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 $157k; list at $311k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,190 (19.2% 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: 0.81% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 10.3

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: -19.9%
• Equity multiple: 0.31×
• Total profit: $-59,761
• Equity at exit: $46,356

10-year hold

• IRR: -15.0%
• Equity multiple: 0.18×
• Total profit: $-70,953
• Equity at exit: $26,881

Cash invested: $87,052 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,512 high
• Mortgage (P&I): −$1,630
• Tax from tax record: −$316 /mo · $3,786/yr
• Insurance: −$130
• HOA: −$17
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $-108

Break-even live

Break-even rent $2,649

Max offer price $291,809

Occupancy floor 99%

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: $77,725
• Closing costs: $9,327
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10310 Lakeside Vista Dr Riverview, FL	4.0	2.0	1462	$2,099	$1.44	4d	1	0.36mi
10918 Winter Crest Dr Riverview, FL	2.0	2.0	1340	$1,800	$1.34	4d	1	0.38mi
11106 Havasu Ct Riverview, FL	4.0	2.0	1343	$2,100	$1.56	24d	1	0.39mi
11351 Coconut Island Dr Riverview, FL	3.0	2.0	1519	$2,015	$1.33	4d	1	0.39mi
11865 Mile Marsh Dr Riverview, FL	3.0	2.0	2051	$3,500	$1.71	24d	1	0.40mi
11865 Mile Marsh Dr Riverview, FL	3.0	2.0	2053	$3,500	$1.70	17d	1	0.40mi
11855 Mountain Retreat Ln Riverview, FL	3.0	2.5	1673	$2,399	$1.43	12d	1	0.54mi
11904 Stoneport Pl Riverview, FL	3.0	2.5	1673	$2,399	$1.43	12d	1	0.55mi
11888 Mountain Retreat Ln Riverview, FL	3.0	2.5	1673	$2,299	$1.37	20d	1	0.56mi
11415 Mountain Bay Dr Riverview, FL	4.0	2.0	1504	$2,400	$1.60	17d	1	0.59mi
11573 Hammocks Glade Dr Riverview, FL	3.0	2.0	1430	$2,765	$1.93	12d	1	0.60mi
11991 Stoneport Pl Riverview, FL	3.0	2.5	1758	$2,699	$1.54	12d	1	0.64mi
11607 Storywood Dr Riverview, FL	4.0	2.5	2079	$2,500	$1.20	24d	1	0.68mi
11821 Stone Pine St Riverview, FL	3.0	2.0	1492	$2,190	$1.47	24d	1	0.75mi
11124 Running Pine Dr Riverview, FL	4.0	2.0	2074	$2,300	$1.11	10d	1	0.76mi
11815 Stone Pine St Riverview, FL	3.0	2.0	1492	$2,450	$1.64	4d	1	0.76mi
11943 Stone Pine St Riverview, FL	3.0	2.0	1990	$2,400	$1.21	4d	1	0.78mi
10976 Verawood Dr Unit Lake Riverview, FL	3.0	2.5	1536	$2,149	$1.40	4d	1	0.86mi
10976 Verawood Dr Riverview, FL	3.0	2.5	1536	$2,149	$1.40	14d	1	0.86mi
10710 Verawood Dr Riverview, FL	3.0	2.5	1818	$1,300	$0.72	14d	1	0.91mi
10903 Verawood Dr Riverview, FL	3.0	2.5	1536	$2,000	$1.30	20d	1	0.94mi
10638 Laguna Plains Dr Riverview, FL	3.0	2.0	2014	$2,300	$1.14	17d	1	0.95mi
10540 Whispering Hammock Dr Riverview, FL	3.0	2.0	1535	$2,180	$1.42	2d	1	0.95mi
10611 Summer Azure Dr Riverview, FL	4.0	2.5	1805	$2,390	$1.32	13d	1	1.04mi
11702 Miracle Mile Dr Riverview, FL	3.0	2.0	1405	$2,105	$1.50	4d	1	1.08mi
10430 Whispering Hammock Dr Riverview, FL	4.0	2.5	2086	$2,495	$1.20	2d	1	1.13mi
12214 Legacy Bright St Riverview, FL	3.0	2.0	1844	$2,400	$1.30	24d	1	1.14mi
10231 Opaline Sky Pl Riverview, FL	3.0	2.0	1496	$2,400	$1.60	17d	1	1.14mi
10236 Bright Crystal Ave Riverview, FL	4.0	2.0	1935	$2,750	$1.42	4d	1	1.16mi
10631 Sweet Sapling St Riverview, FL	3.0	2.0	1461	$2,224	$1.52	24d	1	1.17mi
11220 Beeswing Pl Riverview, FL	4.0	2.0	1935	$2,400	$1.24	24d	1	1.17mi
11424 Sage Canyon Dr Riverview, FL	3.0	2.0	1461	$2,300	$1.57	24d	1	1.17mi
11436 Ivy Flower Loop Riverview, FL	3.0	2.0	1341	$2,170	$1.62	4d	1	1.18mi
10553 Egret Haven Ln Riverview, FL	3.0	2.0	1525	$2,500	$1.64	12d	1	1.20mi
11147 Rodeo Ln Riverview, FL	4.0	2.0	2056	$2,350	$1.14	24d	1	1.20mi
10621 Sweet Sapling St Riverview, FL	3.0	2.0	1461	$2,224	$1.52	24d	1	1.20mi
10615 Sweet Sapling St Riverview, FL	3.0	2.0	1461	$2,224	$1.52	24d	1	1.22mi
10243 Allenwood Dr Riverview, FL	3.0	2.0	1454	$2,195	$1.51	4d	1	1.23mi
10643 Lake Montauk Dr Riverview, FL	3.0	2.5	1928	$2,150	$1.12	24d	1	1.24mi
11535 Ivy Flower Loop Riverview, FL	4.0	2.5	1926	$2,550	$1.32	3d	1	1.25mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 16 events

1. 2026-06-10
   price $310,900 Active 17 DOM
2. 2026-06-09
   pricedays on market $302,900 Active 17 DOM
3. 2026-06-08
   days on market $310,900 Active 16 DOM
4. 2026-06-07
   days on market $310,900 Active 15 DOM
5. 2026-06-04
   days on market $310,900 Active 12 DOM
6. 2026-06-03
   days on market $310,900 Active 11 DOM
7. 2026-06-02
   days on market $310,900 Active 10 DOM
8. 2026-06-01
   days on market $310,900 Active 9 DOM
9. 2026-05-31
   days on market $310,900 Active 8 DOM
10. 2026-05-23
    listed $319,900 Active
11. 2017-08-07
    soldstatus $157,049 Sold 174-char remark

    Show marketing remark (174 chars)

    Lovely single family, two car garage home has 3 bedroom/2 bathrooms, neutral colors and wall to wall carpeting throughout and an enclosed backyard. A must see, stop by today!

12. 2017-07-05
    status Pending 174-char remark

    Show marketing remark (174 chars)

    Lovely single family, two car garage home has 3 bedroom/2 bathrooms, neutral colors and wall to wall carpeting throughout and an enclosed backyard. A must see, stop by today!

13. 2017-06-28
    status Active 174-char remark

    Show marketing remark (174 chars)

    Lovely single family, two car garage home has 3 bedroom/2 bathrooms, neutral colors and wall to wall carpeting throughout and an enclosed backyard. A must see, stop by today!

14. 2017-06-27
    status Pending 174-char remark

    Show marketing remark (174 chars)

    Lovely single family, two car garage home has 3 bedroom/2 bathrooms, neutral colors and wall to wall carpeting throughout and an enclosed backyard. A must see, stop by today!

15. 2017-06-05
    listed $148,400 Active 174-char remark

    Show marketing remark (174 chars)

    Lovely single family, two car garage home has 3 bedroom/2 bathrooms, neutral colors and wall to wall carpeting throughout and an enclosed backyard. A must see, stop by today!

16. 2002-07-25
    soldstatus $4,427,100

ⓘ 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: $3,786 · $316/mo
• Projected year-2 tax: $3,786 · $316/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 26 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: $30,143
• − Mortgage interest: −$17,415
• − Property taxes: −$3,786
• − Insurance: −$1,554
• − Repairs & maintenance: −$2,411
• − Management: −$2,411
• − HOA: −$204
• − Depreciation: −$9,044
• Taxable loss: −$6,685
• Est. tax savings @ 24.0%: +$1,604
• After-tax cash flow: $307/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

-92.8% since first listed

7 events — show timeline

• 2026-05-23 Listed $319,900 Stellar MLS as Distributed by MLS Grid
• 2017-08-07 Sold (MLS) $157,049 Stellar MLS as Distributed by MLS Grid
• 2017-07-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-06-28 Relisted — Stellar MLS as Distributed by MLS Grid
• 2017-06-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2017-06-05 Listed $148,400 Stellar MLS as Distributed by MLS Grid
• 2002-07-25 Sold (Public Records) $4,427,100 Public Records

Property tax history

+1.7%/yr

Latest (2025): $3,786 · +8.4% YoY. Source: county tax records.