13804 Hillcrest Dr · Riverview, FL 33569

$249,000

3 bd · 2.0 ba · 1,776 sqft · Manufactured public records · 41 Days on market

Built 1971 0.43 ac lot

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Why this score? — see what drove the C+ 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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Home has all you need to be yours. Split plan dinning room is big. Living room is large enough for an sectional with recliners. No HOA's or CDD's. Building on property is 30 x 30 with bathroom. Owner was renting it out. Renters in building are gone. Take advantage to make this all yours. New paint on both house and building. Plus another nice sized shed. Property is fenced all around for your toys. Easy showing.

Key facts

• In-law suite
• Metal roof
• Private well

Tags

• OPEN WOODEN FRONT PORCH
• COVERED BACK PORCH
• METAL ROOF
• PRIVATE WELL
• DETACHED GARAGE
• IN-LAW SUITE

Property features AI

Finance

• HOA & community: Street lights in the community; Pets allowed with breed restrictions (cats and dogs OK)

Exterior

• Parking: Converted garage with workshop space; 2-car garage
• Utilities: Public water available (also note: well mentioned in remarks); Septic tank; Electricity available and connected; Cable available
• Home design: Residential mobile home (double wide); Single-story
• Construction: Wood siding; Metal roof; Crawlspace foundation
• Exterior features: Covered patio/porch areas including front porch, rear porch, deck and patio; Storage shed(s); Workshop; Wood fencing; Oak trees and landscaped grounds; Public maintained paved road access (also has dirt sections)

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fans; Thermostat; Window treatments; Blinds
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.

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: Stowers Elementary School (math 81% / reading 82%, grade A+, #90 of 2,144 statewide, top 4%, 895 students, 14% FRL); Newsome High School (math 64% / reading 77%, grade B+, #55 of 667 statewide, top 8%, 3,203 students, 18% FRL) — zoned schools average 16% FRL vs 52% district-wide (36 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 76% at this address vs 48% district-wide (+28 pts) — the actual schools serving this property are materially stronger than the Hillsborough average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.0%/yr); 228 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 31% of the median local income ($105k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 41 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $165k; list at $249k implies a 51% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.81%
• DSCR: 1.44
• GRM: 7.6

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-6,796
• Equity at exit: $37,127

10-year hold

• IRR: 6.0%
• Equity multiple: 1.43×
• Total profit: $29,750
• Equity at exit: $21,529

Cash invested: $69,720 (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: 228
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,720 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$169 /mo · $2,033/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $570

Break-even live

Break-even rent $1,999

Max offer price $249,000

Occupancy floor 74%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13928 Natures Reserve Dr Lithia, FL	2.0	2.0	1885	$2,700	$1.43	24d	1	0.53mi
11915 Twilight Darner Pl Riverview, FL	4.0	3.0	2056	$2,900	$1.41	24d	1	0.84mi
10409 River Bream Dr Riverview, FL	4.0	2.0	1855	$2,161	$1.16	13d	1	1.15mi
10432 Boyette Creek Blvd Riverview, FL	3.0	2.5	2369	$2,489	$1.05	2d	1	1.15mi
10426 Fly Fishing St Riverview, FL	3.0	2.0	1874	$2,195	$1.17	24d	1	1.20mi
13337 Woodworth Way Riverview, FL	4.0	2.5	1920	$2,850	$1.48	17d	1	1.20mi
5912 Village Center Dr Lithia, FL	4.0	3.5	2432	$3,250	$1.34	4d	1	1.26mi
12544 Shining Willow St Riverview, FL	4.0	3.0	2035	$3,000	$1.47	3d	1	1.27mi
10403 Fly Fishing St Riverview, FL	3.0	2.0	1612	$2,285	$1.42	3d	1	1.30mi
10332 Frog Pond Dr Riverview, FL	3.0	2.5	2373	$2,166	$0.91	13d	1	1.36mi
5736 Skytop Dr Lithia, FL	3.0	2.5	1702	$2,600	$1.53	4d	1	1.43mi
5756 Spotted Harrier Way Lithia, FL	3.0	2.5	1702	$2,600	$1.53	4d	1	1.46mi
13144 Peachleaf Ave Riverview, FL	4.0	2.0	1850	$2,995	$1.62	4d	1	1.47mi
13930 Spector Rd Lithia, FL	3.0	1.0–2.5	1096	$2,585	$2.36	2d	25	1.47mi

Listing history 11 events

1. 2026-05-14
   status Pending
2. 2026-04-21
   price $249,000
3. 2026-04-13
   price $249,500
4. 2026-04-03
   listed $249,990 Active
5. 2020-09-18
   soldstatus $165,000 Sold 420-char remark

   Show marketing remark (420 chars)

   This Home has all you need to be yours. Split plan dinning room is big. Living room is large enough for an sectional with recliners. No HOA's or CDD's. Building on property is 30 x 30 with bathroom. Owner was renting it out. Renters in building are gone. Take advantage to make this all yours. New paint on both house and building. Plus another nice sized shed. Property is fenced all around for your toys. Easy showing.

6. 2020-08-06
   status Pending 420-char remark

   Show marketing remark (420 chars)

   This Home has all you need to be yours. Split plan dinning room is big. Living room is large enough for an sectional with recliners. No HOA's or CDD's. Building on property is 30 x 30 with bathroom. Owner was renting it out. Renters in building are gone. Take advantage to make this all yours. New paint on both house and building. Plus another nice sized shed. Property is fenced all around for your toys. Easy showing.

7. 2020-07-09
   listed $165,000 Active 420-char remark

   Show marketing remark (420 chars)

   This Home has all you need to be yours. Split plan dinning room is big. Living room is large enough for an sectional with recliners. No HOA's or CDD's. Building on property is 30 x 30 with bathroom. Owner was renting it out. Renters in building are gone. Take advantage to make this all yours. New paint on both house and building. Plus another nice sized shed. Property is fenced all around for your toys. Easy showing.

8. 2014-06-10
   soldstatus $58,000
9. 2010-03-15
   historical
10. 2009-11-22
    listed $95,000
11. 1991-08-01
    soldstatus $17,500

ⓘ 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: $2,033 · $169/mo
• Projected year-2 tax: $2,067 · $172/mo
• Expected delta: +$33/yr (+$3/mo · 1.6%)

ⓘ 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 9/10 Extreme 7 d/yr ≥109°F today · 24 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: $32,644
• − Mortgage interest: −$13,948
• − Property taxes: −$2,033
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,612
• − Management: −$2,612
• − Depreciation: −$7,244
• Taxable income: $2,951
• Est. tax owed @ 24.0%: −$708
• After-tax cash flow: $6,133/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

+1322.9% since first listed

11 events — show timeline

• 2026-05-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $249,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $249,500 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Listed $249,990 Stellar MLS as Distributed by MLS Grid
• 2020-09-18 Sold (MLS) $165,000 Stellar MLS as Distributed by MLS Grid
• 2020-08-06 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-07-09 Listed $165,000 Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Sold (Public Records) $58,000 Public Records
• 2010-03-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-11-22 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 1991-08-01 Sold (Public Records) $17,500 Public Records

Property tax history

+14.0%/yr

Latest (2025): $2,033 · +9.3% YoY. Source: county tax records.