10617 Navigation Dr · Riverview, FL 33579

$325,000

4 bd · 2.0 ba · 1,492 sqft · SingleFamily public records · 8 Days on market

Built 2003 4,400 sqft lot $8/mo HOA ↓ 4% 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 +10.4/30.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.0/10.0
• Rent growth +2.8/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Beautifully updated, impeccably maintained, and set on a serene pond, this 3-bedroom, 2-bath home with a flexible office/4th bedroom showcases Florida living at its finest. Approximately 1,900 square feet of living space includes about 1,500 sq ft under A/C and a 400 sq ft covered, waterfront lanai that invites year round enjoyment of tranquil water views. Inside, the refreshed chef’s kitchen shines with granite countertops, stylish tile backsplash, undercabinet lighting, hardwood cabinetry, and stainless steel appliances. Light filled living spaces flow effortlessly, creating a one of a kind home designed for both everyday comfort and easy entertaining. More than $80,000 in thoughtfu

Key facts

• Waterfront lanai
• Security system
• Chef's kitchen

Tags

• WATERFRONT LANAI
• CHEF'S KITCHEN
• ELECTRIC SHADE SCREENS
• HURRICANE IMPACT WINDOWS
• SECURITY SYSTEM
• TANKLESS WATER HEATER

Property features AI

Finance

• Other: CDD present; Homestead eligible
• Financial info: Lease restrictions apply
• HOA & community: HOA managed by McNeil MANAGEMENT; Annual association fee of $100 (about $8.33/month); Association amenities include clubhouse, fitness center, pool, spa/hot tub, tennis and basketball courts, playground, park, trails, recreation facilities, sidewalks, street lights and wheelchair access; Pets allowed

Exterior

• Parking: Attached 2-car garage (21 x 19) with garage door opener; Driveway parking
• Security: Closed-circuit cameras; Security fencing, lighting and alarms; Owned security system; Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable available; BB/HS internet available; Fiber optics; Water connected; Sewer connected
• Home design: Single-family residence; One story; Northwest facing; PD zoning; Residential property in a planned development
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by Westfield
• Exterior features: Covered front and rear porches; Screened porch; Dog run; Landscaped lot; Sidewalks; Paved driveway and roads; Public maintained road; Pond waterfront with about 30 feet of frontage; Mature landscaping

Interior

• Kitchen: Dishwasher; Disposal; Ice maker; Microwave; Range; Refrigerator; Water filtration system; Stone countertops
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating and central air; Electric heating; Heat pump
• Interior features: Cathedral ceilings; Ceiling fans; High ceilings; Open floorplan; Solid wood cabinets; Split bedroom layout; Stone countertops; Thermostat; Walk-in closets; Window treatments; Blinds; Double-pane / insulated / thermal / ENERGY STAR windows; Storm windows
• Laundry & utility: Washer and dryer included; Inside laundry in a laundry closet; Tankless and electric water heaters; Water softener

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (24.8% below list).
• Recommended offer: $244k (24.8% 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: Collins Elementary School (math 50% / reading 55%, grade C-, #976 of 2,144 statewide, top 46%, 1,009 students, 46% FRL); Barrington Middle School (math 70% / reading 63%, grade A-, #84 of 571 statewide, top 16%, 1,434 students, 34% 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 (+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 $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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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.

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 $244,367 (24.8% 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: 0.75% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.29%
• DSCR: 0.90
• GRM: 11.1

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: -12.4%
• Equity multiple: 0.49×
• Total profit: $-46,102
• Equity at exit: $71,933

10-year hold

• IRR: -7.1%
• Equity multiple: 0.43×
• Total profit: $-51,700
• Equity at exit: $70,113

Cash invested: $91,000 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,444 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$256 /mo · $3,077/yr
• Insurance: −$135
• HOA: −$8
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-174

Break-even live

Break-even rent $2,663

Max offer price $294,328

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-82	+0% $-174	+5% $-266	+10% $-358
Rent	-10% $-367	-5% $-270	+0% $-174	+5% $-77	+10% $19
Rate	-1.0pp $-10	-0.5pp $-91	base $-174	+0.5pp $-258	+1.0pp $-344

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10428 Orchid Mist Ct Riverview, FL	3.0	2.5	1789	$2,035	$1.14	6d	1	0.15mi
12604 Montford Ln Riverview, FL	4.0	2.0	1499	$1,950	$1.30	5d	1	0.16mi
10425 Red Carpet Ct Riverview, FL	3.0	3.0	1688	$2,150	$1.27	22d	1	0.17mi
12514 Early Run Ln Riverview, FL	3.0	2.0	1856	$2,225	$1.20	26d	1	0.34mi
12820 Belvedere Song Way Riverview, FL	3.0	2.5	1513	$2,000	$1.32	26d	1	0.37mi
12805 Avelar Manor Pl Riverview, FL	3.0	2.0	1832	$2,375	$1.30	25d	1	0.38mi
12961 Utopia Gardens Way Riverview, FL	3.0	2.5	1668	$1,890	$1.13	18d	1	0.54mi
12942 Utopia Gardens Way Riverview, FL	3.0	2.5	1668	$2,390	$1.43	1d	1	0.56mi
12942 Utopia Gardens Way Riverview, FL	3.0	2.5	1668	$2,350	$1.41	4d	1	0.56mi
10811 Brickside Ct Riverview, FL	3.0	2.5	1408	$1,675	$1.19	26d	1	0.58mi
10811 Brickside Ct Riverview, FL	3.0	2.5	1408	$1,675	$1.19	19d	1	0.58mi
10932 Keys Gate Dr Riverview, FL	3.0	2.5	1408	$1,750	$1.24	4d	1	0.65mi
12219 Dawn Vista Dr Riverview, FL	3.0	2.0	1248	$2,200	$1.76	6d	1	0.66mi
10553 Egret Haven Ln Riverview, FL	3.0	2.0	1525	$2,500	$1.64	14d	1	0.72mi
10221 Summerview Cir Riverview, FL	3.0	2.0	1481	$1,969	$1.33	26d	1	0.74mi
12915 Early Run Ln Riverview, FL	4.0	2.0	1665	$2,300	$1.38	6d	1	0.75mi
12612 Ocelot Pl Riverview, FL	3.0	2.0	1296	$2,100	$1.62	6d	1	0.75mi
12739 Lemon Pepper Dr Riverview, FL	3.0	2.0	1267	$1,989	$1.57	23d	1	0.75mi
12938 Fennway Ridge Dr Riverview, FL	3.0	2.5	1541	$2,000	$1.30	1d	1	0.81mi
10334 Summerview Cir Riverview, FL	4.0	2.0	1425	$2,180	$1.53	1d	1	0.81mi
10328 Soaring Eagle Dr Riverview, FL	3.0	2.0	1545	$2,395	$1.55	5d	1	0.89mi
10903 Verawood Dr Riverview, FL	3.0	2.5	1536	$2,000	$1.30	22d	1	0.89mi
10710 Verawood Dr Riverview, FL	3.0	2.5	1818	$1,300	$0.72	16d	1	0.92mi
12913 Brookcrest Pl Riverview, FL	3.0	2.0	1484	$2,160	$1.46	1d	1	0.94mi
12214 Legacy Bright St Riverview, FL	3.0	2.0	1844	$2,400	$1.30	26d	1	0.95mi
12722 Evington Point Dr Riverview, FL	4.0	2.0	1750	$2,150	$1.23	6d	1	0.95mi
12722 Evington Point Dr Riverview, FL	4.0	2.0	1754	$2,150	$1.23	26d	1	0.95mi
10976 Verawood Dr Unit Lake Riverview, FL	3.0	2.5	1536	$2,149	$1.40	6d	1	0.98mi
10976 Verawood Dr Riverview, FL	3.0	2.5	1536	$2,149	$1.40	16d	1	0.98mi
12712 Longcrest Dr Riverview, FL	4.0	2.0	1608	$2,200	$1.37	26d	1	0.99mi
13114 Fennway Ridge Dr Riverview, FL	3.0	2.5	1556	$2,245	$1.44	4d	1	1.01mi
10540 Whispering Hammock Dr Riverview, FL	3.0	2.0	1535	$2,185	$1.42	1d	1	1.05mi
13130 Fennway Ridge Dr Riverview, FL	4.0	2.5	1736	$2,219	$1.28	4d	1	1.07mi
12605 Longcrest Dr Riverview, FL	4.0	2.0	1500	$2,150	$1.43	5d	1	1.11mi
9907 Hound Chase Dr Gibsonton, FL	3.0	2.5	1478	$2,200	$1.49	6d	1	1.13mi
12845 Longcrest Dr Riverview, FL	3.0	2.0	1812	$2,210	$1.22	0d	1	1.18mi
11991 Stoneport Pl Riverview, FL	3.0	2.5	1758	$2,699	$1.54	14d	1	1.21mi
12906 Longcrest Dr Riverview, FL	4.0	2.0	1596	$2,290	$1.43	3d	1	1.21mi
11915 Stoneport Pl Riverview, FL	3.0	2.5	1673	$2,399	$1.43	1d	1	1.28mi
11030 Whittney Chase Dr Riverview, FL	3.0	2.0	1270	$2,295	$1.81	1d	1	1.30mi

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: water

Listing history 10 events

1. 2026-05-31
   statusdays on market $325,000 Pending 8 DOM
2. 2026-05-22
   listed $325,000 Active
3. 2026-05-14
   historical
4. 2026-05-09
   status Active
5. 2026-05-08
   historical
6. 2026-05-02
   status Active
7. 2026-01-24
   status Pending
8. 2025-10-28
   price $325,000
9. 2025-09-23
   price $328,599
10. 2025-09-09
    listed $330,000 Active

ⓘ 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: $3,077 · $256/mo
• Projected year-2 tax: $3,077 · $256/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $29,324
• − Mortgage interest: −$18,205
• − Property taxes: −$3,077
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,346
• − Management: −$2,346
• − HOA: −$96
• − Depreciation: −$9,455
• Taxable loss: −$7,825
• Est. tax savings @ 24.0%: +$1,878
• After-tax cash flow: $-206/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

-3.6% since first listed

11 events — show timeline

• 2026-06-12 Sold (MLS) $318,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-22 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-05-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-05-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-10-28 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-23 Price Changed $328,599 Stellar MLS as Distributed by MLS Grid
• 2025-09-09 Listed $330,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2025): $3,077 · +5.5% YoY. Source: county tax records.