13247 Dupree Hills Pl · Riverview, FL 33579

$219,000

2 bd · 3.0 ba · 1,559 sqft · Townhouse public records · 97 Days on market

Built 2021 $351/mo HOA · 17% of rent ↓ 7% since listing

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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 +7.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.5/10.0
• Appreciation +4.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0

Listing remarks MLS

Under Construction. The Windsor townhome features 2 bedrooms, 2.5 baths, a 1-car garage and 1,513 square feet of living space. A natural and open flow connects the first and second floors, beginning with the inviting foyer that naturally leads into the spacious kitchen and living room. Upstairs is truly where the family comes together, with all three bedrooms laid out in a thoughtful and connected way. Interior photos disclosed are different from the actual model being built.

Key facts

• Pond views
• Screened porch
• Dedicated office

Tags

• POND VIEWS
• SCREENED PORCH
• DEDICATED OFFICE
• UPSTAIRS LAUNDRY

Property features AI

Finance

• Other: Furnished; Total rooms: 6; Living area source: Builder; Builder-reported living area: 1513 sq ft; Building area total: 1713 sq ft
• Financial info: Lease restrictions apply
• HOA & community: HOA required (Association: Folio AM); Monthly HOA: $304; Additional association fee: $141.75 quarterly; Association fee includes other items; Community pool; Pets allowed

Exterior

• Parking: Attached garage (1 car) — 10 x 21 garage dimensions; Driveway
• Utilities: Public water; Public sewer; Cable available; Broadband/high-speed internet available
• Home design: Residential townhouse; Two levels; Northeast facing; Builder model: WINDSOR
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by LENNAR
• Exterior features: Lighting; Sidewalk; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Walk-in closet(s); Other interior features
• Laundry & utility: Inside laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $219k.

Deal economics

• At list price, monthly cash flow is $-339 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (27.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (4.5% below list).
• Recommended offer: $159k (27.4% 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: Jule F Sumner High School (math 43% / reading 43%, grade F, #255 of 667 statewide, top 39%, 3,827 students, 43% FRL).
• Market conditions: Rents rising (+1.2%/yr); 461 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $3k 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 97 days — a 9% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $56k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,051 (27.4% 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 97 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.95% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.34%
• DSCR: 0.76
• GRM: 8.7

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: -18.6%
• Equity multiple: 0.26×
• Total profit: $-45,667
• Equity at exit: $48,472

10-year hold

• IRR: -14.5%
• Equity multiple: -0.10×
• Total profit: $-67,490
• Equity at exit: $47,245

Cash invested: $61,320 (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: 461
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,091 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$334 /mo · $4,006/yr
• Insurance: −$91
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$351
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-339

Break-even live

Break-even rent $2,520

Max offer price $159,051

Occupancy floor —

Sensitivity live

Price	-10% $-215	-5% $-277	+0% $-339	+5% $-401	+10% $-463
Rent	-10% $-505	-5% $-422	+0% $-339	+5% $-257	+10% $-174
Rate	-1.0pp $-229	-0.5pp $-284	base $-339	+0.5pp $-396	+1.0pp $-454

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11859 Dumaine Valley Rd Riverview, FL	2.0	2.5	1513	$1,950	$1.29	21d	1	0.09mi
11736 Dumaine Valley Rd Riverview, FL	3.0	2.5	1670	$2,000	$1.20	16d	1	0.09mi
13228 Pike Lake Dr Riverview, FL	3.0	2.0	1129	$1,889	$1.67	6d	1	0.17mi
12115 Feldwood Creek Ln Riverview, FL	3.0	2.0	1234	$1,850	$1.50	6d	1	0.26mi
12116 Feldwood Creek Ln Riverview, FL	3.0	2.0	1289	$1,825	$1.42	21d	1	0.29mi
13230 Prestwick Dr Riverview, FL	3.0	2.0	1270	$1,830	$1.44	19d	1	0.33mi
13346 Prestwick Dr Riverview, FL	3.0	2.0	1086	$1,849	$1.70	4d	1	0.37mi
12026 Bridge Point Ln Riverview, FL	3.0	2.5	1780	$2,180	$1.22	25d	1	0.38mi
13314 Prestwick Dr Riverview, FL	3.0	2.0	1465	$1,895	$1.29	16d	1	0.44mi
12019 Butler Woods Cir Riverview, FL	3.0	2.0	1693	$2,230	$1.32	3d	1	0.45mi
11424 Misty Isle Ln Riverview, FL	3.0	2.0	1839	$2,165	$1.18	13d	1	0.57mi
11931 Lark Song Loop Riverview, FL	3.0	2.0	1302	$2,050	$1.57	25d	1	0.59mi
12932 Fieldmoor Ct Riverview, FL	3.0	2.0	1355	$1,895	$1.40	19d	1	0.70mi
12932 Fieldmoor Ct Riverview, FL	3.0	2.0	1355	$1,895	$1.40	16d	1	0.70mi
11802 Lynmoor Dr Riverview, FL	3.0	2.0	1335	$1,950	$1.46	16d	1	0.76mi
11759 Lynmoor Dr Riverview, FL	3.0	2.0	1355	$2,019	$1.49	6d	1	0.79mi
13456 Palmera Vista Dr Riverview, FL	3.0	2.0	1752	$2,500	$1.43	19d	1	0.86mi
12845 Longcrest Dr Riverview, FL	3.0	2.0	1812	$2,205	$1.22	0d	1	1.01mi
13305 Silvercreek Dr Riverview, FL	3.0	2.0	1743	$2,099	$1.20	6d	1	1.04mi
12111 Anderson Dr Riverview, FL	3.0	2.0	1298	$2,400	$1.85	25d	1	1.14mi
11218 Scotchwood Dr Riverview, FL	3.0	2.0	1546	$2,150	$1.39	16d	1	1.34mi
13106 Dobree Pl Riverview, FL	2.0	2.0	1404	$2,350	$1.67	25d	1	1.35mi
13311 Laraway Dr Riverview, FL	3.0	2.0	1136	$1,779	$1.57	4d	1	1.36mi
13332 Laraway Dr Riverview, FL	3.0	2.0	1136	$2,021	$1.78	6d	1	1.41mi
12612 Ocelot Pl Riverview, FL	3.0	2.0	1296	$2,100	$1.62	6d	1	1.44mi
11110 Cherrywood Ln Riverview, FL	3.0	2.0	1264	$2,045	$1.62	6d	1	1.45mi
13344 Laraway Dr Riverview, FL	3.0	2.0	1190	$1,829	$1.54	4d	1	1.46mi

HOA detail

• Monthly dues: $351 · $4,212/yr

Listing history 12 events

1. 2026-05-14
   status Pending
2. 2026-05-04
   price $219,000
3. 2026-04-16
   price $239,000
4. 2026-04-04
   price $245,000
5. 2026-03-25
   price $259,000
6. 2026-03-09
   price $270,000
7. 2026-02-06
   listed $275,000 Active
8. 2021-06-23
   soldstatus $236,440 Closed 480-char remark

   Show marketing remark (480 chars)

   Under Construction. The Windsor townhome features 2 bedrooms, 2.5 baths, a 1-car garage and 1,513 square feet of living space. A natural and open flow connects the first and second floors, beginning with the inviting foyer that naturally leads into the spacious kitchen and living room. Upstairs is truly where the family comes together, with all three bedrooms laid out in a thoughtful and connected way. Interior photos disclosed are different from the actual model being built.

9. 2021-04-08
   status Pending 480-char remark

   Show marketing remark (480 chars)

   Under Construction. The Windsor townhome features 2 bedrooms, 2.5 baths, a 1-car garage and 1,513 square feet of living space. A natural and open flow connects the first and second floors, beginning with the inviting foyer that naturally leads into the spacious kitchen and living room. Upstairs is truly where the family comes together, with all three bedrooms laid out in a thoughtful and connected way. Interior photos disclosed are different from the actual model being built.

10. 2021-04-01
    status Active 480-char remark

    Show marketing remark (480 chars)

    Under Construction. The Windsor townhome features 2 bedrooms, 2.5 baths, a 1-car garage and 1,513 square feet of living space. A natural and open flow connects the first and second floors, beginning with the inviting foyer that naturally leads into the spacious kitchen and living room. Upstairs is truly where the family comes together, with all three bedrooms laid out in a thoughtful and connected way. Interior photos disclosed are different from the actual model being built.

11. 2021-04-01
    price $236,440 480-char remark

    Show marketing remark (480 chars)

    Under Construction. The Windsor townhome features 2 bedrooms, 2.5 baths, a 1-car garage and 1,513 square feet of living space. A natural and open flow connects the first and second floors, beginning with the inviting foyer that naturally leads into the spacious kitchen and living room. Upstairs is truly where the family comes together, with all three bedrooms laid out in a thoughtful and connected way. Interior photos disclosed are different from the actual model being built.

12. 2021-03-18
    listed $235,440 Active 480-char remark

    Show marketing remark (480 chars)

    Under Construction. The Windsor townhome features 2 bedrooms, 2.5 baths, a 1-car garage and 1,513 square feet of living space. A natural and open flow connects the first and second floors, beginning with the inviting foyer that naturally leads into the spacious kitchen and living room. Upstairs is truly where the family comes together, with all three bedrooms laid out in a thoughtful and connected way. Interior photos disclosed are different from the actual model being built.

ⓘ 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: $4,006 · $334/mo
• Projected year-2 tax: $4,006 · $334/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 24 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: $25,088
• − Mortgage interest: −$12,267
• − Property taxes: −$4,006
• − Insurance: −$1,892
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − HOA: −$4,212
• − Depreciation: −$6,371
• Taxable loss: −$7,675
• Est. tax savings @ 24.0%: +$1,842
• After-tax cash flow: $-2,230/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

-7.0% since first listed

12 events — show timeline

• 2026-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $219,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $239,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-04 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $259,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $270,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-06 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2021-06-23 Sold (MLS) $236,440 Stellar MLS as Distributed by MLS Grid
• 2021-04-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-04-01 Relisted — Stellar MLS as Distributed by MLS Grid
• 2021-04-01 Price Changed $236,440 Stellar MLS as Distributed by MLS Grid
• 2021-03-18 Listed $235,440 Stellar MLS as Distributed by MLS Grid

Property tax history

+0.4%/yr

Latest (2025): $4,006 · +8.6% YoY. Source: county tax records.