10806 Whitecap Dr · Riverview, FL 33579

$379,000

4 bd · 3.0 ba · 1,927 sqft · SingleFamily public records · 72 Days on market

Built 2015 5,579 sqft lot $47/mo HOA · 2% of rent ↓ 3% 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 +10.0/30.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks MLS

Enjoy this 4-bedroom, 3 bath home nestled in the beautiful community of Summerfield in Riverview, FL. The Popular "Normandy" Model by Lennar featuring a triple split floor plan is a one owner home and previously loved by that one owner. Granite counters in kitchen and all baths! Stainless steel appliances. Tile throughout living areas and wet areas, carpet in bedrooms. Spacious master suite with walk in closet and master bath featuring garden tub with separate shower. Jack and Jill bath between bedrooms 2 and 3. Plenty of room to gather in the formal dining room. Enjoy the covered and fully screened lanai with your morning cup of coffee. Home also features a fully fenced backyard with Avocado, Walnut and Tangerine trees. Home has a new water softener, water purifier in kitchen, professionally installed exterior generator hook up and the washer/dryer convey. New ROOF 2025. Great location minutes away from I-75 near the interstate, New St. Joseph Hospital, Brandon, Tampa, MacDill Air Force Base, restaurants, sporting events, beaches and shopping.

Key facts

• Carpet in bedrooms
• Walk in closet
• 5,579 sq ft lot

Tags

• TRIPLE SPLIT FLOOR PLAN
• GRANITE COUNTERS IN KITCHEN
• STAINLESS STEEL APPLIANCES
• TILE THROUGHOUT LIVING AREAS
• CARPET IN BEDROOMS
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $379k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (31.9% below list).
• Recommended offer: $258k (31.9% 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 Crossings Elementary School (math 43% / reading 45%, grade F, #1,330 of 2,144 statewide, top 63%, 869 students, 53% 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 52% FRL track the district average.
• Market conditions: Rents rising (+1.2%/yr); 463 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $3k of loan paydown is wiped out by about $5k 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 72 days — a 6% lower offer ($356k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $257,917 (31.9% 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 72 days. Have you received any prior offers? Is the seller open to a 32% 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: 0.68% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.59%
• DSCR: 0.88
• GRM: 12.2

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: -12.7%
• Equity multiple: 0.48×
• Total profit: $-55,073
• Equity at exit: $83,885

10-year hold

• IRR: -7.3%
• Equity multiple: 0.41×
• Total profit: $-62,152
• Equity at exit: $81,763

Cash invested: $106,120 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,579 high
• Mortgage (P&I): −$1,988
• Tax from tax record: −$74 /mo · $887/yr
• Insurance: −$158
• HOA: −$47
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-229

Break-even live

Break-even rent $2,869

Max offer price $338,576

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-122	+0% $-229	+5% $-336	+10% $-443
Rent	-10% $-433	-5% $-331	+0% $-229	+5% $-127	+10% $-25
Rate	-1.0pp $-38	-0.5pp $-132	base $-229	+0.5pp $-327	+1.0pp $-427

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11025 Whittney Chase Dr Riverview, FL	4.0	2.0	1544	$2,170	$1.41	0d	1	0.19mi
11030 Whittney Chase Dr Riverview, FL	3.0	2.0	1270	$2,295	$1.81	1d	1	0.22mi
10925 Subtle Trail Dr Riverview, FL	3.0	2.0	1716	$2,000	$1.17	26d	1	0.22mi
13130 Fennway Ridge Dr Riverview, FL	4.0	2.5	1736	$2,219	$1.28	5d	1	0.23mi
13114 Fennway Ridge Dr Riverview, FL	3.0	2.5	1556	$2,225	$1.43	0d	1	0.28mi
11105 Cherrywood Ln Riverview, FL	4.0	2.0	1364	$2,110	$1.55	26d	1	0.29mi
11110 Cherrywood Ln Riverview, FL	3.0	2.0	1264	$2,045	$1.62	7d	1	0.32mi
11009 Golden Silence Dr Riverview, FL	4.0	2.5	2154	$2,800	$1.30	26d	1	0.33mi
11025 Golden Silence Dr Riverview, FL	3.0	2.5	1785	$2,210	$1.24	16d	1	0.37mi
11218 Scotchwood Dr Riverview, FL	3.0	2.0	1546	$2,150	$1.39	17d	1	0.40mi
10805 Australian Pine Dr Riverview, FL	3.0	2.0	1897	$2,350	$1.24	26d	1	0.42mi
12962 Fennway Ridge Dr Riverview, FL	4.0	2.5	2098	$2,950	$1.41	26d	1	0.46mi
10610 Opus Dr Riverview, FL	3.0	2.0	1292	$1,999	$1.55	5d	1	0.46mi
12938 Fennway Ridge Dr Riverview, FL	3.0	2.5	1541	$2,000	$1.30	1d	1	0.49mi
10401 Opus Dr Riverview, FL	3.0	2.0	1341	$2,095	$1.56	7d	1	0.49mi
13625 Silver Charm Ct Riverview, FL	4.0	2.5	1907	$2,350	$1.23	26d	1	0.51mi
10505 Opus Dr Riverview, FL	4.0	2.5	1942	$2,550	$1.31	26d	1	0.52mi
11164 Golden Silence Dr Riverview, FL	3.0	2.0	1930	$2,050	$1.06	26d	1	0.53mi
11121 Kempton Vista Dr Riverview, FL	4.0	2.0	1983	$2,350	$1.19	26d	1	0.61mi
10932 Keys Gate Dr Riverview, FL	3.0	2.5	1408	$1,750	$1.24	5d	1	0.70mi
12942 Utopia Gardens Way Riverview, FL	3.0	2.5	1668	$2,350	$1.41	5d	1	0.73mi
12942 Utopia Gardens Way Riverview, FL	3.0	2.5	1668	$2,390	$1.43	1d	1	0.73mi
10811 Brickside Ct Riverview, FL	3.0	2.5	1408	$1,675	$1.19	26d	1	0.73mi
10811 Brickside Ct Riverview, FL	3.0	2.5	1408	$1,675	$1.19	20d	1	0.73mi
12961 Utopia Gardens Way Riverview, FL	3.0	2.5	1668	$1,890	$1.13	18d	1	0.75mi
13305 Silvercreek Dr Riverview, FL	3.0	2.0	1743	$2,099	$1.20	7d	1	0.77mi
11322 Torrey Pines Dr Riverview, FL	4.0	2.0	2194	$2,300	$1.05	26d	1	0.82mi
10221 Summerview Cir Riverview, FL	3.0	2.0	1481	$1,969	$1.33	26d	1	0.85mi
10334 Summerview Cir Riverview, FL	4.0	2.0	1425	$2,180	$1.53	1d	1	0.86mi
10220 Summer Palm Dr Riverview, FL	2.0–4.0	2.0	1314	$2,493	$1.90	3d	19	0.90mi
13423 Beechberry Dr Riverview, FL	4.0	2.5	2322	$2,795	$1.20	0d	1	0.90mi
11176 Leland Groves Dr Riverview, FL	4.0	2.5	2318	$2,700	$1.16	7d	1	0.95mi
11167 Leland Groves Dr Riverview, FL	5.0	3.0	2526	$3,500	$1.39	26d	1	0.98mi
11211 Flora Springs Dr Riverview, FL	5.0	3.0	2320	$2,723	$1.17	26d	1	1.00mi
10614 Shady Branch Dr Riverview, FL	4.0	2.5	2482	$2,286	$0.92	16d	1	1.02mi
13016 Prestwick Dr Riverview, FL	4.0	3.0	2506	$3,500	$1.40	26d	1	1.03mi
14010 Hollow Leaf Pl Riverview, FL	3.0	2.0	1670	$2,195	$1.31	12d	1	1.03mi
12820 Belvedere Song Way Riverview, FL	3.0	2.5	1513	$2,000	$1.32	26d	1	1.08mi
11510 Harlan Eddy Ct Riverview, FL	4.0	2.0	2351	$2,700	$1.15	26d	1	1.11mi
12805 Avelar Manor Pl Riverview, FL	3.0	2.0	1832	$2,375	$1.30	26d	1	1.16mi

HOA detail

• Monthly dues: $47 · $564/yr
• Likely covers: water

Listing history 17 events

1. 2026-06-21
   days on market $379,000 Active 72 DOM
2. 2026-06-18
   days on market $379,000 Active 69 DOM
3. 2026-06-17
   days on market $379,000 Active 68 DOM
4. 2026-06-16
   days on market $379,000 Active 67 DOM
5. 2026-06-15
   days on market $379,000 Active 66 DOM
6. 2026-06-13
   days on market $379,000 Active 64 DOM
7. 2026-06-13
   pricedays on market $379,000 Active 63 DOM
8. 2026-06-09
   days on market $380,000 Active 60 DOM
9. 2026-06-08
   days on market $380,000 Active 59 DOM
10. 2026-06-07
    days on market $380,000 Active 58 DOM
11. 2026-06-04
    days on market $380,000 Active 55 DOM
12. 2026-06-03
    days on market $380,000 Active 54 DOM
13. 2026-06-02
    days on market $380,000 Active 53 DOM
14. 2026-06-01
    days on market $380,000 Active 52 DOM
15. 2026-05-31
    days on market $380,000 Active 51 DOM
16. 2026-05-11
    price $380,000 1070-char remark

    Show marketing remark (1070 chars)

    Enjoy this 4-bedroom, 3 bath home nestled in the beautiful community of Summerfield in Riverview, FL. The Popular "Normandy" Model by Lennar featuring a triple split floor plan is a one owner home and previously loved by that one owner. Granite counters in kitchen and all baths! Stainless steel appliances. Tile throughout living areas and wet areas, carpet in bedrooms. Spacious master suite with walk in closet and master bath featuring garden tub with separate shower. Jack and Jill bath between bedrooms 2 and 3. Plenty of room to gather in the formal dining room. Enjoy the covered and fully screened lanai with your morning cup of coffee. Home also features a fully fenced backyard with Avocado, Walnut and Tangerine trees. Home has a new water softener, water purifier in kitchen, professionally installed exterior generator hook up and the washer/dryer convey. New ROOF 2025. Great location minutes away from I-75 near the interstate, New St. Joseph Hospital, Brandon, Tampa, MacDill Air Force Base, restaurants, sporting events, beaches and shopping.

17. 2026-04-10
    listed $391,000 Active 1070-char remark

    Show marketing remark (1070 chars)

    Enjoy this 4-bedroom, 3 bath home nestled in the beautiful community of Summerfield in Riverview, FL. The Popular "Normandy" Model by Lennar featuring a triple split floor plan is a one owner home and previously loved by that one owner. Granite counters in kitchen and all baths! Stainless steel appliances. Tile throughout living areas and wet areas, carpet in bedrooms. Spacious master suite with walk in closet and master bath featuring garden tub with separate shower. Jack and Jill bath between bedrooms 2 and 3. Plenty of room to gather in the formal dining room. Enjoy the covered and fully screened lanai with your morning cup of coffee. Home also features a fully fenced backyard with Avocado, Walnut and Tangerine trees. Home has a new water softener, water purifier in kitchen, professionally installed exterior generator hook up and the washer/dryer convey. New ROOF 2025. Great location minutes away from I-75 near the interstate, New St. Joseph Hospital, Brandon, Tampa, MacDill Air Force Base, restaurants, sporting events, beaches and shopping.

ⓘ 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: $887 · $74/mo
• Projected year-2 tax: $3,146 · $262/mo
• Expected delta: +$2,258/yr (+$188/mo · 254.5%)

ⓘ 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 · 30 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: $30,950
• − Mortgage interest: −$21,230
• − Property taxes: −$887
• − Insurance: −$1,895
• − Repairs & maintenance: −$2,476
• − Management: −$2,476
• − HOA: −$564
• − Depreciation: −$11,025
• Taxable loss: −$9,604
• Est. tax savings @ 24.0%: +$2,305
• After-tax cash flow: $-441/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

-2.8% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $380,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listed $391,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2025): $887 · +3.8% YoY. Source: county tax records.