13256 Great Plains Dr · Riverview, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 7/10 · Major
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 109°F)
- 7 days/yr
- Hot days in 30 yrs
- 27 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 3 days/yr
- Unhealthy air days in 30 yrs
- 3 days/yr
Risk factors via First Street. Map © Google.
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).
- ARV discount +9.9/15.0
- Cash flow +6.6/30.0
- Schools +4.6/10.0
- Appreciation +4.3/10.0
- Livability +4.0/5.0
- Condition / age +4.0/5.0
- 1% rule +3.0/10.0
- Rent growth +2.8/5.0
- DSCR +0.8/10.0
$364,900
13256 Great Plains Dr · Riverview, FL 33579
4 bd · 2.0 ba · 1,935 sqft · SingleFamily
public records
· 173 Days on market
Built 2022
6,000 sqft lot
Garage
$189/sqft
· 5% below area
Est $385k · 5% under
$8/mo HOA
↓ 10% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Under Construction. An open floorplan among the family room, nook and kitchen that conveniently accesses the rear patio thoughtfully divides space in this single-story home. Separate from three secondary bedrooms, the serene owner’s suite features a spa-like private bathroom designed for tranquil shared living. Interior different from photos are the actual model being built.
Key facts
- Park like backyard
- Split floor plan
- Large lot
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4-bed/2.0-bath single-family listed at $365k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-608 ($-7k/yr) — negative.
- To cash-flow at today's rent, offer at most $258k (29.4% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (20.5% below list).
- Recommended offer: $258k (29.4% 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: Summerfield Elementary School (math 39% / reading 47%, grade F, #1,366 of 2,144 statewide, top 64%, 807 students, 60% FRL); Barrington Middle School (math 70% / reading 63%, grade A-, #84 of 571 statewide, top 16%, 1,434 students, 34% 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 48% FRL track the district average.
- Market conditions: Rents rising (+1.2%/yr); 604 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 59d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 173 days — a 12% lower offer ($321k) is reasonable based on typical stale-listing flexibility.
- 4 sale attempts since 4y ago; this cycle's ask is 12932% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
Risks & watch-outs
- Watch-outs: property tax is 2.7% of price.
- Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$257,558
(29.4% below list)
Questions for the listing agent
- 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?
- It's been on market 173 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
- Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.80% ✗
- Cap rate
- 4.29%
- Cash-on-cash
- -7.14%
- DSCR
- 0.68
- GRM
- 10.5
CMA / ARV
- ARV (median comp)
- $385,132
- List price
- $364,900
- Delta
- -5.25%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 5 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 13327 Great Plains Dr | 0.10mi | 4/2.0 | 1,935 (0%) | 0mo | $380,000 | $196 | 95 |
| 13108 Palmerston Rd | 0.17mi | 4/2.0 | 1,935 (0%) | 1mo | $345,000 | $178 | 91 |
| 13187 Palmerston Rd | 0.08mi | 4/2.0 | 1,841 (-5%) | 1mo | $340,000 | $185 | 88 |
| 13025 Pennybrook Dr | 0.63mi | 4/2.5 | 1,860 (-4%) | 1mo | $320,000 | $172 | 61 |
| 13107 Fruitville Way | 0.68mi | 4/2.0 | 1,819 (-6%) | 17mo | $388,000 | $213 | 44 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
-1.42% appreciation · 1.18% rent growth · sell at horizon
5-year hold
- IRR
- -19.0%
- Equity multiple
- 0.24×
- Total profit
- $-77,998
- Equity at exit
- $80,765
10-year hold
- IRR
- -14.7%
- Equity multiple
- -0.12×
- Total profit
- $-114,514
- Equity at exit
- $78,721
Cash invested: $102,172 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 28 active · 18 under contract
- Months of supply
- 28.0 mo (4%/mo absorbed)
- Median asking
- $367,000 ($192/sqft)
- Median days on market
- 82 d
- This list price
- 43% of active listings are priced below it
- ARV vs active asking
- +3.5% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33579
- Home prices YoY
- -0.6%
- Rents YoY
- 1.2%
- Active inventory
- 604
- Price-to-rent
- 10.5×
Monthly cashflow live
↻
- Estimated rent
- $2,902 high interval (Pro) →
- Mortgage (P&I)
- −$1,914
- Tax from tax record
- −$827 /mo · $9,920/yr
- Insurance
- −$152
- HOA
- −$8
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$609
- Net cashflow
- $-608
Break-even live
Break-even rent
$3,671
Max offer price
$257,558
Occupancy floor
—
Sensitivity live
| Price | -10% $-401 | -5% $-504 | +0% $-608 | +5% $-711 | +10% $-814 |
|---|---|---|---|---|---|
| Rent | -10% $-837 | -5% $-722 | +0% $-608 | +5% $-493 | +10% $-378 |
| Rate | -1.0pp $-424 | -0.5pp $-515 | base $-608 | +0.5pp $-702 | +1.0pp $-798 |
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
- $91,225
- Closing costs
- $10,947
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 13260 Palmerston Rd Riverview, FL | 4.0 | 2.0 | 1936 | $2,499 | $1.29 | 10d | 1 | 0.06mi |
| 13204 Great Plains Dr Riverview, FL | 4.0 | 2.0 | 1935 | $2,500 | $1.29 | 44d | 1 | 0.06mi |
| 12643 Maple Bonsai Dr Riverview, FL | 3.0 | 2.0 | 1451 | $2,700 | $1.86 | 95d | 1 | 0.18mi |
| 12860 Tripoli Ave Riverview, FL | 4.0 | 2.5 | 2584 | $2,650 | $1.03 | 44d | 1 | 0.20mi |
| 13144 Peachleaf Ave Riverview, FL | 4.0 | 2.0 | 1850 | $2,795 | $1.51 | 84d | 1 | 0.27mi |
| 12544 Shining Willow St Riverview, FL | 3.0 | 2.5 | 2035 | $2,500 | $1.23 | 7d | 1 | 0.28mi |
| 12544 Shining Willow St Riverview, FL | 4.0 | 3.0 | 2035 | $3,000 | $1.47 | 99d | 1 | 0.28mi |
| 12544 Shining Willow St Riverview, FL | 4.0 | 2.5 | 2045 | $2,695 | $1.32 | 30d | 1 | 0.28mi |
| 13337 Woodworth Way Riverview, FL | 4.0 | 2.5 | 1920 | $2,500 | $1.30 | 61d | 1 | 0.31mi |
| 12525 Lovers Ln Riverview, FL | 4.0 | 2.0 | 1344 | $1,998 | $1.49 | 58d | 1 | 0.32mi |
| 12631 Fisherville Way Riverview, FL | 4.0 | 3.0 | 2453 | $2,950 | $1.20 | 10d | 1 | 0.32mi |
| 12767 Weston Oaks Ln Riverview, FL | 4.0 | 2.0 | 1935 | $3,450 | $1.78 | 95d | 1 | 0.32mi |
| 13329 Sage Hollow Ave Riverview, FL | 5.0 | 2.0 | 2112 | $2,850 | $1.35 | 56d | 1 | 0.35mi |
| 12737 Tannencrest Dr Riverview, FL | 5.0 | 3.0 | 2470 | $3,000 | $1.21 | 54d | 1 | 0.38mi |
| 12892 Tannencrest Dr Riverview, FL | 5.0 | 3.0 | 2530 | $2,631 | $1.04 | 54d | 1 | 0.47mi |
| 13013 Upward Pl Riverview, FL | 4.0 | 2.5 | 2301 | $2,990 | $1.30 | 23d | 1 | 0.67mi |
| 13037 Pennybrook Dr Riverview, FL | 4.0 | 2.5 | 2301 | $2,800 | $1.22 | 30d | 1 | 0.68mi |
| 13114 Zolo Springs Cir Riverview, FL | 4.0 | 2.0 | 1850 | $2,500 | $1.35 | 72d | 1 | 0.71mi |
| 12967 Wildflower Meadow Dr Riverview, FL | 4.0 | 2.0 | 1935 | $2,400 | $1.24 | 120d | 1 | 0.72mi |
| 12964 Wildflower Meadow Dr Riverview, FL | 4.0 | 2.0 | 1935 | $2,300 | $1.19 | 100d | 1 | 0.75mi |
| 12964 Wildflower Meadow Dr Riverview, FL | 4.0 | 2.0 | 1935 | $2,300 | $1.19 | 116d | 1 | 0.75mi |
| 12609 Triple Creek Blvd Riverview, FL | 4.0 | 2.0 | 1689 | $2,450 | $1.45 | 44d | 1 | 0.77mi |
| 13009 Majestic Garden Ln Riverview, FL | 3.0 | 2.0 | 1561 | $2,800 | $1.79 | 120d | 1 | 0.78mi |
| 13021 Meadow Pond Pl Riverview, FL | 3.0 | 2.0 | 1540 | $2,300 | $1.49 | 88d | 1 | 0.78mi |
| 12531 Triple Creek Blvd Riverview, FL | 4.0 | 2.5 | 1860 | $2,900 | $1.56 | 67d | 1 | 0.81mi |
| 12111 Anderson Dr Riverview, FL | 3.0 | 2.0 | 1298 | $2,400 | $1.85 | 120d | 1 | 0.88mi |
| 12106 Waterview Dr Riverview, FL | 3.0 | 2.0 | 1718 | $2,250 | $1.31 | 4d | 1 | 0.91mi |
| 12401 Streambed Dr Riverview, FL | 3.0 | 2.0 | 1458 | $2,300 | $1.58 | 10d | 1 | 0.93mi |
| 12377 Streambed Dr Riverview, FL | 4.0 | 2.5 | 2414 | $2,800 | $1.16 | 120d | 1 | 0.94mi |
| 12330 Streambed Dr Riverview, FL | 4.0 | 3.0 | 2357 | $3,300 | $1.40 | 100d | 1 | 1.00mi |
| 12427 Bay Estuary Bnd Riverview, FL | 3.0 | 2.0 | 1794 | $2,500 | $1.39 | 10d | 1 | 1.04mi |
| 12820 Satin Lily Dr Riverview, FL | 4.0 | 3.0 | 2125 | $3,600 | $1.69 | 27d | 1 | 1.08mi |
| 13220 Satin Lily Dr Riverview, FL | 4.0 | 3.0 | 2555 | $3,800 | $1.49 | 30d | 1 | 1.15mi |
| 13159 Royal Pines Ave Riverview, FL | 4.0 | 3.0 | 2158 | $2,655 | $1.23 | 30d | 1 | 1.22mi |
| 13205 Orca Sound Dr Riverview, FL | 3.0 | 2.0 | 2011 | $2,695 | $1.34 | 30d | 1 | 1.23mi |
| 12113 Echo Basin Cv Riverview, FL | 4.0 | 3.0 | 2006 | $3,200 | $1.60 | 79d | 1 | 1.25mi |
| 13102 Satin Lily Dr Riverview, FL | 3.0 | 2.0 | 2011 | $2,595 | $1.29 | 58d | 1 | 1.29mi |
| 12109 Night Jasmine Cv Riverview, FL | 4.0 | 3.0 | 2364 | $3,150 | $1.33 | 105d | 1 | 1.32mi |
| 11927 Streambed Dr Riverview, FL | 3.0 | 2.5 | 2320 | $3,100 | $1.34 | 100d | 1 | 1.34mi |
| 12409 Brick Cobblestone Dr Riverview, FL | 4.0 | 2.0 | 2121 | $2,650 | $1.25 | 54d | 1 | 1.36mi |
Property features AI
Finance
- Other
- CDD applicable
- HOA & community
- Has HOA (Real Manage) — annual fee $100 (monthly equivalent $8.33); approval required; fee covers pool and managementAssociation amenities include pool, clubhouse, fitness center, playground, tennis and basketball courts, pickleball courts, dog park, trails, community mailbox, street lights, and deed restrictionsLease restrictions apply
Exterior
- Parking
- Attached garage with 2 spaces
- Utilities
- Public waterPublic sewerElectricity connectedCable connectedBB/High-speed internet availablePhone availableUnderground utilitiesWater connectedSewer connected
- Home design
- Single family residenceOne storyFaces southPD zoning
- Construction
- Block constructionShingle roofSlab foundationBuilt on 0.14-acre lot (approx. 50 x 120)
- Exterior features
- PatioHurricane shuttersSidewalkSliding doorsIrrigation equipmentPaved road access
Interior
- Kitchen
- DishwasherDisposalMicrowaveRangeRefrigerator
- Bedrooms
- 4 bedrooms
- Flooring
- CarpetCeramic tile
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Electric heatingCentral air conditioning
- Interior features
- High ceilingsOpen floorplanKitchen/family room comboWalk-in closetsBlinds on windows
- Laundry & utility
- Laundry roomWasherDryer
Listing history 50 events
-
2026-09-22days on market $364,900 Active 173 DOM
-
2026-09-21days on market $364,900 Active 172 DOM
-
2026-09-20days on market $364,900 Active 171 DOM
-
2026-09-19days on market $364,900 Active 170 DOM
-
2026-09-18days on market $364,900 Active 169 DOM
-
2026-09-17days on market $364,900 Active 168 DOM
-
2026-09-16days on market $364,900 Active 167 DOM
-
2026-09-15days on market $364,900 Active 166 DOM
-
2026-09-14days on market $364,900 Active 165 DOM
-
2026-09-13days on market $364,900 Active 164 DOM
-
2026-09-12days on market $364,900 Active 163 DOM
-
2026-09-11days on market $364,900 Active 162 DOM
-
2026-09-05days on market $364,900 Active 156 DOM
-
2026-09-04days on market $364,900 Active 155 DOM
-
2026-09-03days on market $364,900 Active 154 DOM
-
2026-08-31days on market $364,900 Active 151 DOM
-
2026-08-30days on market $364,900 Active 150 DOM
-
2026-08-29days on market $364,900 Active 149 DOM
-
2026-08-28days on market $364,900 Active 148 DOM
-
2026-08-27days on market $364,900 Active 147 DOM
-
2026-08-26days on market $364,900 Active 146 DOM
-
2026-08-25days on market $364,900 Active 145 DOM
-
2026-08-24days on market $364,900 Active 144 DOM
-
2026-08-23pricedays on market $364,900 Active 143 DOM
-
2026-08-22days on market $369,900 Active 142 DOM
-
2026-08-20days on market $369,900 Active 140 DOM
-
2026-08-19days on market $369,900 Active 139 DOM
-
2026-08-18days on market $369,900 Active 138 DOM
-
2026-08-17days on market $369,900 Active 137 DOM
-
2026-08-16days on market $369,900 Active 136 DOM
-
2026-08-15days on market $369,900 Active 135 DOM
-
2026-08-14days on market $369,900 Active 134 DOM
-
2026-08-13days on market $369,900 Active 133 DOM
-
2026-08-12days on market $369,900 Active 132 DOM
-
2026-08-11days on market $369,900 Active 131 DOM
-
2026-08-10days on market $369,900 Active 130 DOM
-
2026-08-09days on market $369,900 Active 129 DOM
-
2026-08-08days on market $369,900 Active 128 DOM
-
2026-08-06days on market $369,900 Active 126 DOM
-
2026-08-05days on market $369,900 Active 125 DOM
-
2026-08-04days on market $369,900 Active 124 DOM
-
2026-08-03days on market $369,900 Active 123 DOM
-
2026-07-31days on market $369,900 Active 120 DOM
-
2026-07-30days on market $369,900 Active 118 DOM
-
2026-07-28days on market $369,900 Active 117 DOM
-
2026-07-26days on market $369,900 Active 115 DOM
-
2026-07-24days on market $369,900 Active 113 DOM
-
2026-07-23days on market $369,900 Active 112 DOM
-
2026-07-22days on market $369,900 Active 111 DOM
-
2026-07-21days on market $369,900 Active 110 DOM
ⓘ 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
- $9,920 · $827/mo
- Projected year-2 tax
- $9,920 · $827/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 7/10 Severe
- Heat 10/10 Extreme 7 d/yr ≥109°F today · 27 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $34,825
- − Mortgage interest
- −$20,440
- − Property taxes
- −$9,920
- − Insurance
- −$1,824
- − Repairs & maintenance
- −$2,786
- − Management
- −$2,786
- − HOA
- −$96
- − Depreciation
- −$10,615
- Taxable loss
- −$13,643
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$3,274
- After-tax cash flow
- $-4,017/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.
Condition & rehab AI · 12 photos
80/100
Cosmetic rehab
Est. rehab $9,675–$29,025 screening
This home is in excellent condition with a good condition score of 80. It is move-in ready with minor cosmetic updates that would significantly increase its resale and rental value.
Value-add opportunities
- Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
- Both Landscaping improvements — Enhances curb appeal and adds value ↑
- Both New flooring in high-traffic areas — Improves aesthetics and durability ↑
- Both Upgrading kitchen appliances — Modernizes the space and adds value ↑
- Both Upgrading bathroom fixtures — Enhances functionality and aesthetics ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 46/100
Zoned Schools
Elementary
Summerfield Elementary School
F
FL #1,366/2,144
Nat'l #17,525/41,679
Middle
Barrington Middle School
A-
FL #84/571
Nat'l #1,110/14,009
High
East Bay High School
F
FL #447/667
Nat'l #11,215/17,239
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
B
Composite livability gradescore 79/100
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 · 1,607,022 people
- City population
- 137,988
- Metro
- Tampa-St. Petersburg-Clearwater, FL
- Population (ZIP)
- 49,470
- Household income
- $116,134
- Rent vs Own
- Severe rent burden
- 6% of renters
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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
-9.8% since first listed11 events — show timeline
- 2026-07-06 Price Changed $369,900 Stellar MLS as Distributed by MLS Grid
- 2026-05-08 Listed for Rent $2,800 STELLARMLS
- 2026-05-06 Price Changed $375,000 Stellar MLS as Distributed by MLS Grid
- 2026-04-02 Listed $400,000 Stellar MLS as Distributed by MLS Grid
- 2022-11-21 Sold (MLS) $379,990 Stellar MLS as Distributed by MLS Grid
- 2022-09-22 Pending — Stellar MLS as Distributed by MLS Grid
- 2022-09-20 Relisted — Stellar MLS as Distributed by MLS Grid
- 2022-09-06 Pending — Stellar MLS as Distributed by MLS Grid
- 2022-08-30 Price Changed $379,990 Stellar MLS as Distributed by MLS Grid
- 2022-08-17 Price Changed $384,990 Stellar MLS as Distributed by MLS Grid
- 2022-07-27 Listed $409,990 Stellar MLS as Distributed by MLS Grid
Property tax history
+2.3%/yrLatest (2025): $9,920 · +7.1% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…