9817 White Barn Way · Riverview, FL 33569

$345,000

4 bd · 2.0 ba · 2,057 sqft · SingleFamily public records · 47 Days on market

Built 2001 5,500 sqft lot $50/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 +12.9/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Rent growth +3.0/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SO MUCH HOUSE FOR THE MONEY! THIS 4 BEDROOM 2 BATH HOME HAS AN OPEN FLOORPLAN WITH SPLIT BEDROOMS. THE VAULTED CEILINGS ADD TO THE AIRY FEEL OF THIS WONDERFUL HOME. THE LARGE PATIO AND SCREEN ENCLOSURE OFFER OUTDOOR LIVING ALL YEAR ROUND. THE KITCHEN IS HUGE WITH A BIG BREAKFAST NOOK, BREAKFAST BAR AND BUILT-IN DESK. THE STAINLESS STEEL APPLIANCES ARE ONLY A YEAR OLD. BEAT THE FISHHAWK TRAFFIC BY LIVING IN BOYETTE FARMS -- EASY ACCESS TO TAMPA AND MACDILL AFB AND NO CDDs!

Key facts

• Large windows
• Ample counter space
• Modern finishes

Tags

• CLEAN WELL-MAINTAINED EXTERIOR
• OPEN LIGHT-FILLED LAYOUT
• AMPLE COUNTER SPACE
• MODERN FINISHES
• SPACIOUS VERSATILE LIVING AREA
• LARGE WINDOWS

Property features AI

Finance

• Other: Unfurnished; Total living area about 2,057 sq ft (public records)
• Financial info: No lease restrictions indicated
• HOA & community: HOA managed by McNeil Mgmt Services; Monthly HOA fee of $50 ($150 quarterly); Pets allowed; Street lights in the community

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Single-family residence; One story; Faces west; Planned development (PD) zoning; Homesteaded
• Construction: Concrete and stucco construction; Shingle roof; Block foundation; Built on a 0.13-acre lot
• Exterior features: Patio; Screened porch/patio; Private mailbox; Sidewalk; Wood fencing; Asphalt road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; High ceilings; Thermostat
• Laundry & utility: Indoor laundry room with washer and dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-27 ($-322/yr) — negative.
• To cash-flow at today's rent, offer at most $340k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (25.2% below list).
• Recommended offer: $258k (25.2% 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: Boyette Springs Elementary School (math 71% / reading 72%, grade A-, #314 of 2,144 statewide, top 15%, 812 students, 45% FRL); Rodgers Middle Magnet School (math 41% / reading 41%, grade F, #353 of 571 statewide, top 63%, 1,128 students, 48% FRL); 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); 231 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $10k 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 47 days — a 3% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $155k; list at $345k implies a 123% 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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,014 (25.2% 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. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 25% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 11.1

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: -17.9%
• Equity multiple: 0.38×
• Total profit: $-60,339
• Equity at exit: $51,441

10-year hold

• IRR: -11.9%
• Equity multiple: 0.32×
• Total profit: $-65,716
• Equity at exit: $29,829

Cash invested: $96,600 (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: 231
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,580 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$144
• HOA: −$50
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-27

Break-even live

Break-even rent $2,614

Max offer price $340,267

Occupancy floor 96%

Sensitivity live

Price	-10% $169	-5% $71	+0% $-27	+5% $-124	+10% $-634
Rent	-10% $-231	-5% $-129	+0% $-27	+5% $75	+10% $177
Rate	-1.0pp $147	-0.5pp $61	base $-27	+0.5pp $-116	+1.0pp $-207

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11703 Grove Arcade Dr Riverview, FL	4.0	2.0	2122	$2,336	$1.10	1d	1	0.29mi
10115 Newel Valley Loop Riverview, FL	3.0	2.5	1716	$2,275	$1.33	19d	1	0.39mi
9712 Glenpointe Dr Riverview, FL	3.0	2.0	1727	$2,181	$1.26	16d	1	0.39mi
9409 Laurel Ledge Dr Riverview, FL	3.0	2.0	2022	$2,441	$1.21	26d	1	0.43mi
12122 Fruitwood Dr Riverview, FL	3.0	2.0	1549	$2,265	$1.46	22d	1	0.65mi
12417 Windmill Cove Dr Riverview, FL	4.0	2.0	1864	$1,500	$0.80	18d	1	0.74mi
11313 Andy Dr Riverview, FL	3.0	2.0	1811	$2,750	$1.52	26d	1	0.77mi
11316 Maybrook Ave Riverview, FL	3.0	2.0	1454	$2,395	$1.65	25d	1	0.87mi
8240 Stoner Rd Riverview, FL	3.0	2.0	1680	$2,091	$1.24	7d	1	0.92mi
10243 Allenwood Dr Riverview, FL	3.0	2.0	1454	$2,195	$1.51	7d	1	0.95mi
10965 Quickwater Ct Riverview, FL	3.0	2.5	1679	$2,480	$1.48	26d	1	1.12mi
11129 Creek Haven Dr Riverview, FL	4.0	3.0	2950	$3,450	$1.17	26d	1	1.23mi
11108 Creek Haven Dr Riverview, FL	4.0	2.5	2553	$2,401	$0.94	23d	1	1.31mi
11124 Running Pine Dr Riverview, FL	4.0	2.0	2074	$2,300	$1.11	12d	1	1.34mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 25 events

1. 2026-06-21
   days on market $345,000 Active 47 DOM
2. 2026-06-18
   days on market $345,000 Active 44 DOM
3. 2026-06-17
   days on market $345,000 Active 43 DOM
4. 2026-06-16
   days on market $345,000 Active 42 DOM
5. 2026-06-15
   days on market $345,000 Active 41 DOM
6. 2026-06-13
   days on market $345,000 Active 39 DOM
7. 2026-06-13
   days on market $345,000 Active 38 DOM
8. 2026-06-09
   days on market $345,000 Active 35 DOM
9. 2026-06-08
   days on market $345,000 Active 34 DOM
10. 2026-06-07
    days on market $345,000 Active 33 DOM
11. 2026-06-04
    days on market $345,000 Active 30 DOM
12. 2026-06-03
    days on market $345,000 Active 29 DOM
13. 2026-06-02
    days on market $345,000 Active 28 DOM
14. 2026-06-01
    days on market $345,000 Active 27 DOM
15. 2026-05-31
    days on market $345,000 Active 26 DOM
16. 2026-05-05
    listed $350,000 Active 2117-char remark
17. 2012-08-01
    soldstatus $155,000
18. 2012-07-27
    soldstatus $155,000 477-char remark

    Show marketing remark (477 chars)

    SO MUCH HOUSE FOR THE MONEY! THIS 4 BEDROOM 2 BATH HOME HAS AN OPEN FLOORPLAN WITH SPLIT BEDROOMS. THE VAULTED CEILINGS ADD TO THE AIRY FEEL OF THIS WONDERFUL HOME. THE LARGE PATIO AND SCREEN ENCLOSURE OFFER OUTDOOR LIVING ALL YEAR ROUND. THE KITCHEN IS HUGE WITH A BIG BREAKFAST NOOK, BREAKFAST BAR AND BUILT-IN DESK. THE STAINLESS STEEL APPLIANCES ARE ONLY A YEAR OLD. BEAT THE FISHHAWK TRAFFIC BY LIVING IN BOYETTE FARMS -- EASY ACCESS TO TAMPA AND MACDILL AFB AND NO CDDs!

19. 2012-03-06
    listed $159,000 477-char remark

    Show marketing remark (477 chars)

    SO MUCH HOUSE FOR THE MONEY! THIS 4 BEDROOM 2 BATH HOME HAS AN OPEN FLOORPLAN WITH SPLIT BEDROOMS. THE VAULTED CEILINGS ADD TO THE AIRY FEEL OF THIS WONDERFUL HOME. THE LARGE PATIO AND SCREEN ENCLOSURE OFFER OUTDOOR LIVING ALL YEAR ROUND. THE KITCHEN IS HUGE WITH A BIG BREAKFAST NOOK, BREAKFAST BAR AND BUILT-IN DESK. THE STAINLESS STEEL APPLIANCES ARE ONLY A YEAR OLD. BEAT THE FISHHAWK TRAFFIC BY LIVING IN BOYETTE FARMS -- EASY ACCESS TO TAMPA AND MACDILL AFB AND NO CDDs!

20. 2008-05-07
    soldstatus $198,000
21. 2008-05-03
    soldstatus $198,000

    Show marketing remark (897 chars)

    SELLER WILL CONTRIBUTE TOWARD BUYERS CLOSING COSTS! This popular Westfield Mayfair model is tastefully decorated and immaculate. Rooms are spacious with vaulted ceilings. Plant ledges are well placed for all your favorite appointments. A large kitchen hasits own eating area. The great room is wired for surround sound. Split bedroom plan. The master bath has dual lavatories, a garden tub and separate shower stall. Find room for all your clothes in the large walk in closet. Large ceramic tile are in the foyer, kitchen and both baths. A huge 15x40 caged lanai is perfect to add a Jacuzzi. This home comes equipped with its own security system. Nice curb appeal with mature landscaping. The asking price makes this home very attractive to buy and its move in ready. Only $219,000, Only $106.47 per sq. ft. Easy access to I75 and US Hwy 301, Brandon Mall, Crosstown and close to all conveniences.

22. 2007-06-14
    listed $205,000

    Show marketing remark (897 chars)

    SELLER WILL CONTRIBUTE TOWARD BUYERS CLOSING COSTS! This popular Westfield Mayfair model is tastefully decorated and immaculate. Rooms are spacious with vaulted ceilings. Plant ledges are well placed for all your favorite appointments. A large kitchen hasits own eating area. The great room is wired for surround sound. Split bedroom plan. The master bath has dual lavatories, a garden tub and separate shower stall. Find room for all your clothes in the large walk in closet. Large ceramic tile are in the foyer, kitchen and both baths. A huge 15x40 caged lanai is perfect to add a Jacuzzi. This home comes equipped with its own security system. Nice curb appeal with mature landscaping. The asking price makes this home very attractive to buy and its move in ready. Only $219,000, Only $106.47 per sq. ft. Easy access to I75 and US Hwy 301, Brandon Mall, Crosstown and close to all conveniences.

23. 2004-07-29
    soldstatus $181,900
24. 2004-06-30
    soldstatus $181,900
25. 2004-05-14
    listed $181,900

ⓘ 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: $746 · $62/mo
• Projected year-2 tax: $2,864 · $239/mo
• Expected delta: +$2,118/yr (+$176/mo · 284.0%)

ⓘ 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 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,962
• − Mortgage interest: −$19,325
• − Property taxes: −$746
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,477
• − Management: −$2,477
• − HOA: −$600
• − Depreciation: −$10,036
• Taxable loss: −$6,425
• Est. tax savings @ 24.0%: +$1,542
• After-tax cash flow: $1,220/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

+89.7% since first listed

11 events — show timeline

• 2026-05-27 Price Changed $345,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-05 Listed $350,000 Stellar MLS as Distributed by MLS Grid
• 2012-08-01 Sold (Public Records) $155,000 Public Records
• 2012-07-27 Sold (MLS) $155,000 Stellar MLS as Distributed by MLS Grid
• 2012-03-06 Listed $159,000 Stellar MLS as Distributed by MLS Grid
• 2008-05-07 Sold (Public Records) $198,000 Public Records
• 2008-05-03 Sold (MLS) $198,000 Stellar MLS as Distributed by MLS Grid
• 2007-06-14 Listed $205,000 Stellar MLS as Distributed by MLS Grid
• 2004-07-29 Sold (Public Records) $181,900 Public Records
• 2004-06-30 Sold (MLS) $181,900 Stellar MLS as Distributed by MLS Grid
• 2004-05-14 Listed $181,900 Stellar MLS as Distributed by MLS Grid

Property tax history

-7.3%/yr

Latest (2025): $746 · +3.8% YoY. Source: county tax records.