13907 Raulerson Rd Unit Parcel a · Riverview, FL 33569

$175,000

3 bd · 2.0 ba · 1,220 sqft · Manufactured · 388 Days on market

Built 1986 Poor condition 0.88 ac lot ↓ 34% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Premium Opportunity in Riverview to own 2 adjacent properties being sold. Tucked between the sought-after communities of Fishhawk and Hawkstone, this property offers a peaceful, private setting in the heart of a thriving and well-established neighborhood. Parcel A houses an existing mobile home — likely tear down. City water, electrical, and septic tank on property. Price can include adjacent Parcel B for a total of 1.14 Acres. No HOA or CDD. Cash offers.

Key facts

• Public schools
• Rapidly growing area
• 0.88 acre lot

Tags

• PEACEFUL PRIVATE SETTING
• PRIVACY OF COUNTRY LIVING
• NEARBY SHOPPING DINING
• PUBLIC SCHOOLS
• THREE SEPARATE PARCELS
• RAPIDLY GROWING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $776 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $154k (12.0% 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.
• Market conditions: Rents rising (+2.0%/yr); 228 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 388 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $120k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 388 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.44% ✓
• Cap rate: 11.61%
• Cash-on-cash: 19.00%
• DSCR: 1.85
• GRM: 5.8

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: 9.7%
• Equity multiple: 1.38×
• Total profit: $18,591
• Equity at exit: $26,093

10-year hold

• IRR: 18.0%
• Equity multiple: 2.43×
• Total profit: $69,902
• Equity at exit: $15,131

Cash invested: $49,000 (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 33569

• Home prices YoY: -16.7%
• Rents YoY: 2.0%
• Active inventory: 228
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,513 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $776

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 64%

Sensitivity live

Price	-10% $897	-5% $836	+0% $776	+5% $715	+10% $655
Rent	-10% $577	-5% $677	+0% $776	+5% $875	+10% $974
Rate	-1.0pp $864	-0.5pp $820	base $776	+0.5pp $730	+1.0pp $684

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12643 Maple Bonsai Dr Riverview, FL	3.0	2.0	1451	$2,700	$1.86	0d	1	1.44mi

Listing history 18 events

1. 2026-06-16
   remarks 499-char remark
2. 2026-06-16
   status $175,000 Pending 388 DOM
3. 2026-06-15
   days on market $175,000 Active 388 DOM
4. 2026-06-13
   days on market $175,000 Active 386 DOM
5. 2026-06-13
   days on market $175,000 Active 385 DOM
6. 2026-06-09
   days on market $175,000 Active 382 DOM
7. 2026-06-08
   days on market $175,000 Active 381 DOM
8. 2026-06-07
   days on market $175,000 Active 380 DOM
9. 2026-06-04
   days on market $175,000 Active 377 DOM
10. 2026-06-03
    days on market $175,000 Active 376 DOM
11. 2026-06-02
    days on market $175,000 Active 375 DOM
12. 2026-06-01
    days on market $175,000 Active 374 DOM
13. 2026-05-31
    pricedays on market $175,000 Active 373 DOM
14. 2026-05-14
    status Active 465-char remark

    Show marketing remark (465 chars)

    Premium Opportunity in Riverview to own 2 adjacent properties being sold. Tucked between the sought-after communities of Fishhawk and Hawkstone, this property offers a peaceful, private setting in the heart of a thriving and well-established neighborhood. Parcel A houses an existing mobile home — likely tear down. City water, electrical, and septic tank on property. Price can include adjacent Parcel B for a total of 1.14 Acres. No HOA or CDD. Cash offers.

15. 2026-04-16
    historical 465-char remark

    Show marketing remark (465 chars)

    Premium Opportunity in Riverview to own 2 adjacent properties being sold. Tucked between the sought-after communities of Fishhawk and Hawkstone, this property offers a peaceful, private setting in the heart of a thriving and well-established neighborhood. Parcel A houses an existing mobile home — likely tear down. City water, electrical, and septic tank on property. Price can include adjacent Parcel B for a total of 1.14 Acres. No HOA or CDD. Cash offers.

16. 2026-04-16
    price $195,000 465-char remark

    Show marketing remark (465 chars)

    Premium Opportunity in Riverview to own 2 adjacent properties being sold. Tucked between the sought-after communities of Fishhawk and Hawkstone, this property offers a peaceful, private setting in the heart of a thriving and well-established neighborhood. Parcel A houses an existing mobile home — likely tear down. City water, electrical, and septic tank on property. Price can include adjacent Parcel B for a total of 1.14 Acres. No HOA or CDD. Cash offers.

17. 2025-07-11
    price $175,000 465-char remark

    Show marketing remark (465 chars)

    Premium Opportunity in Riverview to own 2 adjacent properties being sold. Tucked between the sought-after communities of Fishhawk and Hawkstone, this property offers a peaceful, private setting in the heart of a thriving and well-established neighborhood. Parcel A houses an existing mobile home — likely tear down. City water, electrical, and septic tank on property. Price can include adjacent Parcel B for a total of 1.14 Acres. No HOA or CDD. Cash offers.

18. 2025-04-25
    listed $295,000 Active 465-char remark

    Show marketing remark (465 chars)

    Premium Opportunity in Riverview to own 2 adjacent properties being sold. Tucked between the sought-after communities of Fishhawk and Hawkstone, this property offers a peaceful, private setting in the heart of a thriving and well-established neighborhood. Parcel A houses an existing mobile home — likely tear down. City water, electrical, and septic tank on property. Price can include adjacent Parcel B for a total of 1.14 Acres. No HOA or CDD. Cash offers.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥109°F today · 22 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: $30,155
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,412
• − Management: −$2,412
• − Depreciation: −$5,091
• Taxable income: $6,937
• Est. tax owed @ 24.0%: −$1,665
• After-tax cash flow: $7,645/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 · 13 photos

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and updates to its roof, siding, flooring, and paint. Immediate action is needed to prevent further damage and improve the property's value.

Repairs flagged

• Major roof — Severe weathering and potential leaks
• Major siding — Worn and peeling
• Major flooring — Worn and uneven
• Major paint — Chipped and uneven

Value-add opportunities

• Both New roof — Critical to prevent water damage and improve aesthetics
• Both New siding — Enhances curb appeal and durability
• Both New flooring — Improves comfort and appearance
• Both Paint job — Fresh paint enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Severe weathering and potential leaks	Major	$15,000–50,000
siding · Worn and peeling	Major	$15,000–50,000
flooring · Worn and uneven	Major	$15,000–50,000
paint · Chipped and uneven	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both New roof — Critical to prevent water damage and improve aesthetics ↑
• Both New siding — Enhances curb appeal and durability ↑
• Both New flooring — Improves comfort and appearance ↑
• Both Paint job — Fresh paint enhances curb appeal and interior aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-33.9% since first listed

5 events — show timeline

• 2026-05-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $195,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-07-11 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-25 Listed $295,000 Stellar MLS as Distributed by MLS Grid