10819 Brickside Ct · Riverview, FL 33579

$210,000

2 bd · 3.0 ba · 1,448 sqft · Townhouse public records · 81 Days on market

Built 2003 1,257 sqft lot $404/mo HOA · 20% 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 +7.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• 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

Welcome Home! This 2 Bedroom/2.5 Bath Townhome Packs so Much Potential No Matter How you Plan to Use it - Personal Home or Investment Opportunity. Wood Floors Throughout the Unit for a Modern Look and Convenient Daily Use. Downstairs you Will Find a Large Family Room, Dedicated Dining Room Space, Eat-In Kitchenette, a Full Kitchen with Tons of Cabinet and Workspace and a Half Bathroom Perfect for Guest Use. Off the Kitchen is a Large Screened-In Patio that Makes Entertaining a Breeze! Upstairs are Two Bedrooms, Both with En-Suite Private Bathrooms and a Split Bedroom Floor Plan for Added Privacy. Both Bedrooms are Extremely Spacious with Lots of Natural Lighting, Ample Closet Space and En-Suite Bathrooms. Townhomes of Summerfield is Located in the Heart of Riverview Close in Proximity to Tons of Shopping, Dining, Entertainment and Lots of Popular Employment Opportunities.

Key facts

• $404 HOA
• Built 2003
• Listed 81 days

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $-265 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (3.4% below list).
• Recommended offer: $163k (22.3% 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 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 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 $1k 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 81 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $127k; list at $210k implies a 65% 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 $163,212 (22.3% 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 81 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.97% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.41%
• DSCR: 0.76
• GRM: 8.6

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: -16.9%
• Equity multiple: 0.32×
• Total profit: $-40,001
• Equity at exit: $46,480

10-year hold

• IRR: -12.6%
• Equity multiple: 0.04×
• Total profit: $-56,720
• Equity at exit: $45,304

Cash invested: $58,800 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,028 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$274 /mo · $3,291/yr
• Insurance: −$88
• HOA: −$404
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-265

Break-even live

Break-even rent $2,363

Max offer price $163,212

Occupancy floor —

Sensitivity live

Price	-10% $-146	-5% $-205	+0% $-265	+5% $-324	+10% $-384
Rent	-10% $-425	-5% $-345	+0% $-265	+5% $-185	+10% $-105
Rate	-1.0pp $-159	-0.5pp $-211	base $-265	+0.5pp $-319	+1.0pp $-375

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10806 Brickside Ct Riverview, FL	2.0	2.5	1448	$1,650	$1.14	5d	1	0.03mi
10811 Brickside Ct Riverview, FL	3.0	2.5	1408	$1,675	$1.19	20d	1	0.04mi
10811 Brickside Ct Riverview, FL	3.0	2.5	1408	$1,675	$1.19	26d	1	0.04mi
10932 Keys Gate Dr Riverview, FL	3.0	2.5	1408	$1,750	$1.24	5d	1	0.08mi
10943 Keys Gate Dr Riverview, FL	2.0	2.5	1532	$1,800	$1.17	5d	1	0.12mi
12906 Trade Port Pl Riverview, FL	2.0	2.5	1532	$1,800	$1.17	26d	1	0.14mi
12942 Utopia Gardens Way Riverview, FL	3.0	2.5	1668	$2,350	$1.41	5d	1	0.15mi
12942 Utopia Gardens Way Riverview, FL	3.0	2.5	1668	$2,390	$1.43	1d	1	0.15mi
12961 Utopia Gardens Way Riverview, FL	3.0	2.5	1668	$1,890	$1.13	18d	1	0.19mi
12938 Fennway Ridge Dr Riverview, FL	3.0	2.5	1541	$2,000	$1.30	1d	1	0.30mi
13114 Fennway Ridge Dr Riverview, FL	3.0	2.5	1556	$2,225	$1.43	0d	1	0.48mi
12820 Belvedere Song Way Riverview, FL	3.0	2.5	1513	$2,000	$1.32	26d	1	0.52mi
12805 Avelar Manor Pl Riverview, FL	3.0	2.0	1832	$2,375	$1.30	26d	1	0.61mi
10221 Summerview Cir Riverview, FL	3.0	2.0	1481	$1,969	$1.33	26d	1	0.62mi
12612 Ocelot Pl Riverview, FL	3.0	2.0	1296	$2,100	$1.62	7d	1	0.65mi
13106 Dobree Pl Riverview, FL	2.0	2.0	1404	$2,350	$1.67	26d	1	0.71mi
10428 Orchid Mist Ct Riverview, FL	3.0	2.5	1789	$2,035	$1.14	7d	1	0.72mi
10425 Red Carpet Ct Riverview, FL	3.0	3.0	1688	$2,150	$1.27	22d	1	0.73mi
11030 Whittney Chase Dr Riverview, FL	3.0	2.0	1270	$2,295	$1.81	1d	1	0.74mi
11218 Scotchwood Dr Riverview, FL	3.0	2.0	1546	$2,150	$1.39	17d	1	0.78mi
11110 Cherrywood Ln Riverview, FL	3.0	2.0	1264	$2,045	$1.62	7d	1	0.87mi
12327 Healey Summit Ln Riverview, FL	2.0	2.5	1390	$1,750	$1.26	26d	1	0.89mi
13311 Laraway Dr Riverview, FL	3.0	2.0	1136	$1,779	$1.57	5d	1	0.91mi
12514 Early Run Ln Riverview, FL	3.0	2.0	1856	$2,225	$1.20	26d	1	0.91mi
12845 Longcrest Dr Riverview, FL	3.0	2.0	1812	$2,215	$1.22	0d	1	0.93mi
13344 Laraway Dr Riverview, FL	3.0	2.0	1190	$1,829	$1.54	5d	1	0.95mi
12322 Foxmoor Peak Dr Riverview, FL	2.0	2.5	1390	$2,200	$1.58	26d	1	0.95mi
13332 Laraway Dr Riverview, FL	3.0	2.0	1136	$2,021	$1.78	7d	1	0.97mi
12315 Foxmoor Peak Dr Riverview, FL	2.0	2.5	1400	$1,800	$1.29	26d	1	0.97mi
12315 Foxmoor Peak Dr Riverview, FL	2.0	2.5	1383	$1,700	$1.23	5d	1	0.97mi
10925 Subtle Trail Dr Riverview, FL	3.0	2.0	1716	$2,000	$1.17	26d	1	0.98mi
11025 Golden Silence Dr Riverview, FL	3.0	2.5	1785	$2,210	$1.24	16d	1	1.08mi
12739 Lemon Pepper Dr Riverview, FL	3.0	2.0	1267	$1,989	$1.57	24d	1	1.09mi
13305 Silvercreek Dr Riverview, FL	3.0	2.0	1743	$2,099	$1.20	7d	1	1.11mi
10610 Opus Dr Riverview, FL	3.0	2.0	1292	$1,999	$1.55	5d	1	1.12mi
10401 Opus Dr Riverview, FL	3.0	2.0	1341	$2,095	$1.56	7d	1	1.14mi
12913 Brookcrest Pl Riverview, FL	3.0	2.0	1484	$2,160	$1.46	1d	1	1.14mi
11759 Lynmoor Dr Riverview, FL	3.0	2.0	1355	$2,019	$1.49	7d	1	1.15mi
11802 Lynmoor Dr Riverview, FL	3.0	2.0	1335	$1,950	$1.46	17d	1	1.17mi
12932 Fieldmoor Ct Riverview, FL	3.0	2.0	1355	$1,895	$1.40	20d	1	1.21mi

HOA detail

• Monthly dues: $404 · $4,848/yr

Listing history 24 events

1. 2026-06-21
   days on market $210,000 Active 81 DOM
2. 2026-06-18
   days on market $210,000 Active 78 DOM
3. 2026-06-17
   days on market $210,000 Active 77 DOM
4. 2026-06-16
   days on market $210,000 Active 76 DOM
5. 2026-06-15
   days on market $210,000 Active 75 DOM
6. 2026-06-13
   days on market $210,000 Active 73 DOM
7. 2026-06-13
   days on market $210,000 Active 72 DOM
8. 2026-06-09
   days on market $210,000 Active 69 DOM
9. 2026-06-08
   days on market $210,000 Active 68 DOM
10. 2026-06-07
    days on market $210,000 Active 67 DOM
11. 2026-06-04
    days on market $210,000 Active 64 DOM
12. 2026-06-03
    days on market $210,000 Active 63 DOM
13. 2026-06-02
    days on market $210,000 Active 62 DOM
14. 2026-06-01
    days on market $210,000 Active 61 DOM
15. 2026-05-31
    days on market $210,000 Active 60 DOM
16. 2026-04-01
    listed $210,000 Active 884-char remark

    Show marketing remark (884 chars)

    Welcome Home! This 2 Bedroom/2.5 Bath Townhome Packs so Much Potential No Matter How you Plan to Use it - Personal Home or Investment Opportunity. Wood Floors Throughout the Unit for a Modern Look and Convenient Daily Use. Downstairs you Will Find a Large Family Room, Dedicated Dining Room Space, Eat-In Kitchenette, a Full Kitchen with Tons of Cabinet and Workspace and a Half Bathroom Perfect for Guest Use. Off the Kitchen is a Large Screened-In Patio that Makes Entertaining a Breeze! Upstairs are Two Bedrooms, Both with En-Suite Private Bathrooms and a Split Bedroom Floor Plan for Added Privacy. Both Bedrooms are Extremely Spacious with Lots of Natural Lighting, Ample Closet Space and En-Suite Bathrooms. Townhomes of Summerfield is Located in the Heart of Riverview Close in Proximity to Tons of Shopping, Dining, Entertainment and Lots of Popular Employment Opportunities.

17. 2019-10-28
    soldstatus $127,000
18. 2019-10-24
    soldstatus $127,000 Sold 137-char remark

    Show marketing remark (137 chars)

    This amazing town home in the Summerfield Village is truly MOVE IN READY with everything from new cabinets to fresh paint. A MUST SEE !!!

19. 2019-10-08
    status Pending 137-char remark

    Show marketing remark (137 chars)

    This amazing town home in the Summerfield Village is truly MOVE IN READY with everything from new cabinets to fresh paint. A MUST SEE !!!

20. 2019-09-19
    status Active 137-char remark

    Show marketing remark (137 chars)

    This amazing town home in the Summerfield Village is truly MOVE IN READY with everything from new cabinets to fresh paint. A MUST SEE !!!

21. 2019-09-13
    status Pending 137-char remark

    Show marketing remark (137 chars)

    This amazing town home in the Summerfield Village is truly MOVE IN READY with everything from new cabinets to fresh paint. A MUST SEE !!!

22. 2019-08-19
    price $137,900 137-char remark

    Show marketing remark (137 chars)

    This amazing town home in the Summerfield Village is truly MOVE IN READY with everything from new cabinets to fresh paint. A MUST SEE !!!

23. 2019-08-02
    price $139,900 137-char remark

    Show marketing remark (137 chars)

    This amazing town home in the Summerfield Village is truly MOVE IN READY with everything from new cabinets to fresh paint. A MUST SEE !!!

24. 2019-07-18
    listed $144,900 Active 137-char remark

    Show marketing remark (137 chars)

    This amazing town home in the Summerfield Village is truly MOVE IN READY with everything from new cabinets to fresh paint. A MUST SEE !!!

ⓘ 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: $3,291 · $274/mo
• Projected year-2 tax: $3,291 · $274/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 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: $24,336
• − Mortgage interest: −$11,763
• − Property taxes: −$3,291
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − HOA: −$4,848
• − Depreciation: −$6,109
• Taxable loss: −$6,619
• Est. tax savings @ 24.0%: +$1,588
• After-tax cash flow: $-1,590/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

+44.9% since first listed

9 events — show timeline

• 2026-04-01 Listed $210,000 Stellar MLS as Distributed by MLS Grid
• 2019-10-28 Sold (Public Records) $127,000 Public Records
• 2019-10-24 Sold (MLS) $127,000 Stellar MLS as Distributed by MLS Grid
• 2019-10-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-09-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2019-09-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-08-19 Price Changed $137,900 Stellar MLS as Distributed by MLS Grid
• 2019-08-02 Price Changed $139,900 Stellar MLS as Distributed by MLS Grid
• 2019-07-18 Listed $144,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+8.5%/yr

Latest (2025): $3,291 · +12.2% YoY. Source: county tax records.