11126 Hudson Hills Ln · Riverview, FL 33579

$330,000

4 bd · 3.0 ba · 1,914 sqft · SingleFamily public records · 12 Days on market

Built 2019 7,579 sqft lot $11/mo HOA

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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 +10.0/30.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• DSCR +2.8/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Under Construction - At 1,870 square feet, four bedrooms and two and a half bathrooms, the Atlanta is a two-story dream home. The cook in the family will love the kitchen with ample counter space, plenty of cabinets and a large pantry for storage. A huge living and dining room space along with a half bathroom round out the first floor. Upstairs you will find the master suite, three other bedrooms as well as a loft, perfect for family game nights. The second floor laundry room provides convenience for the entire family. “Interior images shown are different from the actual model being built. “

Key facts

• Central island
• Welcoming patio
• 7,579 sq ft lot

Tags

• CENTRAL ISLAND
• WELCOMING PATIO
• SECURELY FENCED BACKYARD

Property features AI

Finance

• Other: Living area approximately 1,870 (public records)
• Financial info: CDD present; Lease restrictions apply
• HOA & community: HOA managed by Inframark, LLC; HOA fee $133 annually (about $11.08/month); Association approval required; Pets allowed; Association fees required

Exterior

• Parking: Driveway; Attached 2-car garage
• Security: Owned security system
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residence; One level; Faces west; Residential zoning (PD)
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on approximately 0.17 acres
• Exterior features: Asphalt road access; Other exterior features

Interior

• Kitchen: Dishwasher; Microwave; Other appliances
• Bedrooms: 4 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Stone countertops; Central heating; Central air
• Laundry & utility: Laundry room on upper level

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (16.8% below list).
• Recommended offer: $275k (16.8% 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: Belmont Elementary School (math 42% / reading 45%, grade F, #1,345 of 2,144 statewide, top 64%, 987 students, 44% 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 47% FRL track the district average.
• Zoned-school proficiency averages 36% at this address vs 48% district-wide (-12 pts) — the specific schools serving this property underperform the Hillsborough average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.2%/yr); 463 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $2k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $212k; list at $330k implies a 55% 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; moderate 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 $274,602 (16.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.83% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 10.0

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: -12.9%
• Equity multiple: 0.47×
• Total profit: $-48,652
• Equity at exit: $73,040

10-year hold

• IRR: -7.8%
• Equity multiple: 0.38×
• Total profit: $-57,332
• Equity at exit: $71,192

Cash invested: $92,400 (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 33579

• Home prices YoY: -0.6%
• Rents YoY: 1.2%
• Active inventory: 463
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,746 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$490 /mo · $5,884/yr
• Insurance: −$138
• HOA: −$11
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $-200

Break-even live

Break-even rent $2,999

Max offer price $294,661

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-107	+0% $-200	+5% $-293	+10% $-387
Rent	-10% $-417	-5% $-309	+0% $-200	+5% $-92	+10% $17
Rate	-1.0pp $-34	-0.5pp $-116	base $-200	+0.5pp $-286	+1.0pp $-373

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11201 Hudson Hills Ln Riverview, FL	5.0	2.5	2254	$2,450	$1.09	16d	1	0.04mi
13924 Arbor Pines Dr Riverview, FL	4.0	2.5	1920	$2,545	$1.33	26d	1	0.09mi
14217 Poke Ridge Dr Riverview, FL	3.0	2.5	1913	$2,511	$1.31	7d	1	0.15mi
14207 Poke Ridge Dr Riverview, FL	3.0	3.0	1897	$2,350	$1.24	26d	1	0.17mi
14207 Poke Ridge Dr Riverview, FL	3.0	2.5	1897	$2,600	$1.37	1d	1	0.17mi
11167 Leland Groves Dr Riverview, FL	5.0	3.0	2526	$3,500	$1.39	26d	1	0.38mi
11176 Leland Groves Dr Riverview, FL	4.0	2.5	2318	$2,700	$1.16	7d	1	0.41mi
14525 Scottburgh Glen Dr Wimauma, FL	3.0	2.0	1704	$3,300	$1.94	24d	1	0.70mi
10614 Shady Branch Dr Riverview, FL	4.0	2.5	2482	$2,286	$0.92	16d	1	0.73mi
14010 Hollow Leaf Pl Riverview, FL	3.0	2.0	1670	$2,195	$1.31	12d	1	0.81mi
11510 Harlan Eddy Ct Riverview, FL	4.0	2.0	2351	$2,700	$1.15	26d	1	0.83mi
13655 Artesa Bell Dr Riverview, FL	4.0	3.0	2351	$3,000	$1.28	0d	1	0.87mi
14435 Barley Field Dr Wimauma, FL	4.0	2.0	2046	$2,231	$1.09	16d	1	0.89mi
14437 Barley Field Dr Wimauma, FL	4.0	2.5	2280	$2,296	$1.01	26d	1	0.89mi
11164 Golden Silence Dr Riverview, FL	3.0	2.0	1930	$2,050	$1.06	26d	1	0.91mi
10405 Apollo Manor Cir Riverview, FL	1.0–3.0	1.0–2.0	1116	$3,163	$2.83	1d	30	1.01mi
11211 Flora Springs Dr Riverview, FL	5.0	3.0	2320	$2,723	$1.17	26d	1	1.01mi
13625 Silver Charm Ct Riverview, FL	4.0	2.5	1907	$2,350	$1.23	26d	1	1.01mi
10805 Australian Pine Dr Riverview, FL	3.0	2.0	1897	$2,350	$1.24	26d	1	1.02mi
10237 Carloway Hills Dr Wimauma, FL	4.0	2.5	1914	$2,526	$1.32	1d	1	1.02mi
11025 Golden Silence Dr Riverview, FL	3.0	2.5	1785	$2,210	$1.24	16d	1	1.04mi
11009 Golden Silence Dr Riverview, FL	4.0	2.5	2154	$2,800	$1.30	26d	1	1.05mi
14339 Easy Goer St Ruskin, FL	3.0	2.5	1701	$2,350	$1.38	24d	1	1.09mi
14471 Stagedoor Johnny Pl Ruskin, FL	1.0–3.0	1.0–2.0	1138	$2,344	$2.06	0d	20	1.09mi
10438 Carloway Hills Dr Wimauma, FL	4.0	3.0	1860	$2,500	$1.34	26d	1	1.10mi
14452 Easy Goer St Ruskin, FL	3.0	2.5	1701	$2,250	$1.32	14d	1	1.10mi
14409 Easy Goer St Ruskin, FL	3.0	2.5	1666	$1,800	$1.08	26d	1	1.11mi
14442 Editors Note St Ruskin, FL	3.0	2.5	1701	$2,100	$1.23	7d	1	1.12mi
14906 Imperial Purple Ln Wimauma, FL	3.0	2.0	1771	$2,250	$1.27	20d	1	1.14mi
14906 Imperial Purple Ln Wimauma, FL	3.0	2.0	1561	$2,250	$1.44	7d	1	1.14mi
10925 Subtle Trail Dr Riverview, FL	3.0	2.0	1716	$2,000	$1.17	26d	1	1.15mi
13465 Fladgate Mark Dr Riverview, FL	4.0	2.0	1544	$2,045	$1.32	1d	1	1.18mi
13465 Fladgate Mark Dr Riverview, FL	4.0	2.0	1544	$2,045	$1.32	7d	1	1.18mi
10610 Opus Dr Riverview, FL	3.0	2.0	1292	$1,999	$1.55	4d	1	1.19mi
10401 Opus Dr Riverview, FL	3.0	2.0	1341	$2,095	$1.56	7d	1	1.20mi
10206 Stedfast Ct Ruskin, FL	3.0	2.0	2051	$2,650	$1.29	26d	1	1.22mi
10220 Newminster Loop Ruskin, FL	4.0	2.5	2483	$2,315	$0.93	16d	1	1.25mi
11110 Cherrywood Ln Riverview, FL	3.0	2.0	1264	$2,045	$1.62	7d	1	1.28mi
11105 Cherrywood Ln Riverview, FL	4.0	2.0	1364	$2,110	$1.55	26d	1	1.30mi
13423 Beechberry Dr Riverview, FL	4.0	2.5	2322	$2,795	$1.20	0d	1	1.32mi

HOA detail

• Monthly dues: $11 · $132/yr

Listing history 9 events

1. 2026-06-21
   days on market $330,000 Active 12 DOM
2. 2026-06-18
   days on market $330,000 Active 9 DOM
3. 2026-06-17
   days on market $330,000 Active 8 DOM
4. 2026-06-16
   days on market $330,000 Active 7 DOM
5. 2026-06-15
   days on market $330,000 Active 6 DOM
6. 2026-06-13
   days on market $330,000 Active 4 DOM
7. 2026-06-13
   days on market $330,000 Active 3 DOM
8. 2026-06-10
   remarks 495-char remark
9. 2026-06-10
   listed $330,000 Active 1 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: $5,884 · $490/mo
• Projected year-2 tax: $5,884 · $490/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 27 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: $32,952
• − Mortgage interest: −$18,485
• − Property taxes: −$5,884
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,636
• − Management: −$2,636
• − HOA: −$132
• − Depreciation: −$9,600
• Taxable loss: −$8,071
• Est. tax savings @ 24.0%: +$1,937
• After-tax cash flow: $-463/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

+58.7% since first listed

6 events — show timeline

• 2026-06-09 Listed $330,000 Stellar MLS as Distributed by MLS Grid
• 2019-01-23 Sold (MLS) $212,340 Stellar MLS as Distributed by MLS Grid
• 2018-11-20 Price Changed $212,340 Stellar MLS as Distributed by MLS Grid
• 2018-11-20 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-09-19 Price Changed $211,940 Stellar MLS as Distributed by MLS Grid
• 2018-09-12 Listed $207,890 Stellar MLS as Distributed by MLS Grid

Property tax history

+16.8%/yr

Latest (2025): $5,884 · +6.1% YoY. Source: county tax records.