11578 Hammocks Glade Dr · Riverview, FL 33569

$305,000

3 bd · 2.0 ba · 1,140 sqft · SingleFamily public records · 68 Days on market

Built 2006 4,624 sqft lot $17/mo HOA · 1% 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 +12.6/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• 1% rule +3.3/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Resort-style amenities and a comfortable open concept floor plan make this 3 bedroom, 2 bath, 2 car garage Rivercrest home an easy choice in the centrally located Riverview Florida community. Mature landscaping and trees, sidewalk-lined streets, and a covered entry create a welcoming approach to the home. Inside, high ceilings and plenty of natural light give the main living area an open feel, with a 12x20 living room that connects directly to the kitchen creating a seamless flow for entertaining. The kitchen is positioned between the living room and a set of sliding glass doors out to the covered patio, extending the space and making alfresco dining a breeze! It offers breakfast bar seating, a 4 piece appliance package, pantry storage, and a dinette nook with a ceiling fan for quick everyday meals. Separated from the secondary bedrooms for privacy, the roomy primary suite features a large walk-in closet, and an ensuite bathroom with a solid sink and a tub/shower combination. On the opposite side of the home, both generously sized bedrooms sit near the home’s second full bathroom- also with a tub/shower combo! An interior laundry room with washer and dryer included adds convenience and value, and the covered rear porch provides a shaded space to relax, unwind, and entertain. Rivercrest is known for its impressive lineup of amenities, including a resort-style pool with splash pad, lap pool, fitness center, clubhouse, playground, dog park, and sports courts, all just a short distance away. Big- ticket items have already been handled as well, with a 2017 Trane AC and a 2017 roof providing added peace of mind. Positioned in Riverview, this home offers quick access to shopping, dining, and major roadways, making daily commutes and errands easily accessible. Reach out today to schedule your showing and discover why this home is the one for you!

Key facts

• Sliding glass doors
• Natural light
• Covered entry

Tags

• OPEN CONCEPT FLOOR PLAN
• MATURE LANDSCAPING
• COVERED ENTRY
• HIGH CEILINGS
• NATURAL LIGHT
• SLIDING GLASS DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-42 ($-502/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (16.5% below list).
• Recommended offer: $255k (16.5% 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: Sessums Elementary School (math 47% / reading 48%, grade D, #1,182 of 2,144 statewide, top 55%, 942 students, 48% FRL); Rodgers Middle Magnet School (math 41% / reading 41%, grade F, #353 of 571 statewide, top 63%, 1,128 students, 48% FRL); Riverview High School (math 37% / reading 50%, grade F, #248 of 667 statewide, top 38%, 2,599 students, 46% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents rising (+2.0%/yr); 231 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 68 days — a 6% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $135k; list at $305k implies a 126% 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 $254,644 (16.5% 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 68 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 10.0

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: -18.4%
• Equity multiple: 0.36×
• Total profit: $-54,618
• Equity at exit: $45,476

10-year hold

• IRR: -12.7%
• Equity multiple: 0.28×
• Total profit: $-61,172
• Equity at exit: $26,371

Cash invested: $85,400 (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: 231
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,546 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$310 /mo · $3,720/yr
• Insurance: −$127
• HOA: −$17
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-42

Break-even live

Break-even rent $2,599

Max offer price $297,613

Occupancy floor 97%

Sensitivity live

Price	-10% $131	-5% $45	+0% $-42	+5% $-128	+10% $-214
Rent	-10% $-243	-5% $-142	+0% $-42	+5% $59	+10% $159
Rate	-1.0pp $112	-0.5pp $36	base $-42	+0.5pp $-121	+1.0pp $-201

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11573 Hammocks Glade Dr Riverview, FL	3.0	2.0	1430	$2,765	$1.93	14d	1	0.04mi
11821 Stone Pine St Riverview, FL	3.0	2.0	1492	$2,190	$1.47	26d	1	0.43mi
11815 Stone Pine St Riverview, FL	3.0	2.0	1492	$2,450	$1.64	7d	1	0.43mi
10310 Lakeside Vista Dr Riverview, FL	4.0	2.0	1462	$2,099	$1.44	7d	1	0.50mi
11106 Havasu Ct Riverview, FL	4.0	2.0	1343	$2,100	$1.56	26d	1	0.75mi
10918 Winter Crest Dr Riverview, FL	2.0	2.0	1340	$1,800	$1.34	7d	1	0.90mi
11116 Lake Tahoe Dr Riverview, FL	3.0	2.0	1336	$1,850	$1.38	1d	1	0.91mi
10243 Allenwood Dr Riverview, FL	3.0	2.0	1454	$2,195	$1.51	7d	1	1.17mi
11316 Maybrook Ave Riverview, FL	3.0	2.0	1454	$2,395	$1.65	26d	1	1.30mi
10114 Allenwood Dr Riverview, FL	3.0	2.5	1383	$2,190	$1.58	17d	1	1.32mi
10210 Falcon Gate Loop Riverview, FL	1.0–2.0	1.0–2.0	902	$2,109	$2.34	0d	40	1.45mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: landscapingpool

Listing history 24 events

1. 2026-06-21
   days on market $305,000 Active 68 DOM
2. 2026-06-18
   days on market $305,000 Active 65 DOM
3. 2026-06-17
   days on market $305,000 Active 64 DOM
4. 2026-06-16
   days on market $305,000 Active 63 DOM
5. 2026-06-15
   days on market $305,000 Active 62 DOM
6. 2026-06-13
   days on market $305,000 Active 60 DOM
7. 2026-06-13
   days on market $305,000 Active 59 DOM
8. 2026-06-09
   days on market $305,000 Active 56 DOM
9. 2026-06-08
   days on market $305,000 Active 55 DOM
10. 2026-06-07
    days on market $305,000 Active 54 DOM
11. 2026-06-04
    days on market $305,000 Active 51 DOM
12. 2026-06-03
    days on market $305,000 Active 50 DOM
13. 2026-06-02
    days on market $305,000 Active 49 DOM
14. 2026-06-01
    days on market $305,000 Active 48 DOM
15. 2026-05-31
    days on market $305,000 Active 47 DOM
16. 2026-04-14
    listed $310,000 Active 1897-char remark

    Show marketing remark (1897 chars)

    Resort-style amenities and a comfortable open concept floor plan make this 3 bedroom, 2 bath, 2 car garage Rivercrest home an easy choice in the centrally located Riverview Florida community. Mature landscaping and trees, sidewalk-lined streets, and a covered entry create a welcoming approach to the home. Inside, high ceilings and plenty of natural light give the main living area an open feel, with a 12x20 living room that connects directly to the kitchen creating a seamless flow for entertaining. The kitchen is positioned between the living room and a set of sliding glass doors out to the covered patio, extending the space and making alfresco dining a breeze! It offers breakfast bar seating, a 4 piece appliance package, pantry storage, and a dinette nook with a ceiling fan for quick everyday meals. Separated from the secondary bedrooms for privacy, the roomy primary suite features a large walk-in closet, and an ensuite bathroom with a solid sink and a tub/shower combination. On the opposite side of the home, both generously sized bedrooms sit near the home’s second full bathroom- also with a tub/shower combo! An interior laundry room with washer and dryer included adds convenience and value, and the covered rear porch provides a shaded space to relax, unwind, and entertain. Rivercrest is known for its impressive lineup of amenities, including a resort-style pool with splash pad, lap pool, fitness center, clubhouse, playground, dog park, and sports courts, all just a short distance away. Big- ticket items have already been handled as well, with a 2017 Trane AC and a 2017 roof providing added peace of mind. Positioned in Riverview, this home offers quick access to shopping, dining, and major roadways, making daily commutes and errands easily accessible. Reach out today to schedule your showing and discover why this home is the one for you!

17. 2013-10-01
    soldstatus $134,900
18. 2013-09-30
    soldstatus $134,900 538-char remark

    Show marketing remark (538 chars)

    Active with the contract! WOW!!!!This 3 Bedroom/2 Bath home with new laminate floor and new carpet is priced to sell fast. The home has many upgrades including tile and laminate floors, window treatments, newer appliances, nice landscaping, inside laundry room, nice back yard and more. It is located in the beautiful Rivercrest Subdivision and just blocks away from the local elementary school. Enjoy all the amenities of this community. Just minutes to US 301, I75, Shopping, Restaurants, Entertainment andmore. 30 minutes to MacDill!

19. 2013-05-08
    listed $134,900 538-char remark

    Show marketing remark (538 chars)

    Active with the contract! WOW!!!!This 3 Bedroom/2 Bath home with new laminate floor and new carpet is priced to sell fast. The home has many upgrades including tile and laminate floors, window treatments, newer appliances, nice landscaping, inside laundry room, nice back yard and more. It is located in the beautiful Rivercrest Subdivision and just blocks away from the local elementary school. Enjoy all the amenities of this community. Just minutes to US 301, I75, Shopping, Restaurants, Entertainment andmore. 30 minutes to MacDill!

20. 2012-04-27
    soldstatus $56,000
21. 2012-02-09
    listed $59,900
22. 2009-10-05
    listed $105,000
23. 2006-11-10
    listed $190,000
24. 2002-07-25
    soldstatus $4,427,100

ⓘ 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: $3,720 · $310/mo
• Projected year-2 tax: $3,720 · $310/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 3/10 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: $30,557
• − Mortgage interest: −$17,085
• − Property taxes: −$3,720
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,445
• − Management: −$2,445
• − HOA: −$204
• − Depreciation: −$8,873
• Taxable loss: −$5,738
• Est. tax savings @ 24.0%: +$1,377
• After-tax cash flow: $875/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

-93.0% since first listed

9 events — show timeline

• 2026-04-14 Listed $310,000 Stellar MLS as Distributed by MLS Grid
• 2013-10-01 Sold (Public Records) $134,900 Public Records
• 2013-09-30 Sold (MLS) $134,900 Stellar MLS as Distributed by MLS Grid
• 2013-05-08 Listed $134,900 Stellar MLS as Distributed by MLS Grid
• 2012-04-27 Sold (MLS) $56,000 Stellar MLS as Distributed by MLS Grid
• 2012-02-09 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2009-10-05 Listed $105,000 Stellar MLS as Distributed by MLS Grid
• 2006-11-10 Listed $190,000 Stellar MLS as Distributed by MLS Grid
• 2002-07-25 Sold (Public Records) $4,427,100 Public Records

Property tax history

+2.2%/yr

Latest (2025): $3,720 · +7.7% YoY. Source: county tax records.