10315 Boyette Creek Blvd · Riverview, FL 33569

$365,000

4 bd · 4.0 ba · 2,983 sqft · SingleFamily public records · 30 Days on market

Built 2004 5,500 sqft lot $24/mo HOA · 1% of rent ↓ 47% since listing

---

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 +13.3/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. One or more photos have been virtually staged. Welcome to this beautifully updated home in the desirable Boyette Creek community of Riverview, where space, style, and functionality come together seamlessly. Offering 4 bedrooms, 3.5 bathrooms, and nearly 3,000 square feet, this home features durable luxury vinyl flooring, fresh finishes, and a flexible layout designed for everyday living. Formal living and dining rooms at the front provide the perfect setting for entertaining, while the open-concept kitchen, dinette, and family room create a comfortable space to gather. The kitchen boasts stainless steel appliances, ample cabinetry, a large island with prep sink, and a walk-in pantry—ideal for both daily living and hosting. Upstairs, enjoy spacious bedrooms and a versatile loft perfect for a game room, office, or gym. The oversized primary suite offers a relaxing retreat with an en-suite bath featuring a soaking tub and dual walk-in closets. Step outside to your private backyard perfect for relaxing or entertaining. Additional highlights include an oversized 2-car garage, low HOA, and no CDD. Conveniently located near Boyette Rd, US-301, and I-75, with easy access to top-rated schools, shopping, dining, parks, and medical facilities. This home truly offers the best of Tampa Bay living.

Key facts

• Open-concept kitchen
• Flexible layout
• Updated home

Tags

• UPDATED HOME
• DURABLE LUXURY VINYL FLOORING
• FLEXIBLE LAYOUT
• FORMAL LIVING AND DINING ROOMS
• OPEN-CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $1 ($8/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (19.9% below list).
• Recommended offer: $292k (19.9% 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: Boyette Springs Elementary School (math 71% / reading 72%, grade A-, #314 of 2,144 statewide, top 15%, 812 students, 45% FRL); Barrington Middle School (math 70% / reading 63%, grade A-, #84 of 571 statewide, top 16%, 1,434 students, 34% FRL); Newsome High School (math 64% / reading 77%, grade B+, #55 of 667 statewide, top 8%, 3,203 students, 18% FRL) — zoned schools average 32% FRL vs 52% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 70% at this address vs 48% district-wide (+21 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); 231 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 33% 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 $3k of loan paydown is wiped out by about $11k 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 30 days — a 2% lower offer ($360k) is reasonable based on typical stale-listing flexibility.

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 $292,445 (19.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.80% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 10.4

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: -17.4%
• Equity multiple: 0.39×
• Total profit: $-62,103
• Equity at exit: $54,423

10-year hold

• IRR: -11.2%
• Equity multiple: 0.35×
• Total profit: $-66,091
• Equity at exit: $31,559

Cash invested: $102,200 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,924 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$219 /mo · $2,633/yr
• Insurance: −$152
• HOA: −$24
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $1

Break-even live

Break-even rent $2,924

Max offer price $365,000

Occupancy floor 95%

Sensitivity live

Price	-10% $207	-5% $104	+0% $1	+5% $-103	+10% $-206
Rent	-10% $-230	-5% $-115	+0% $1	+5% $116	+10% $232
Rate	-1.0pp $184	-0.5pp $94	base $1	+0.5pp $-94	+1.0pp $-190

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10332 Frog Pond Dr Riverview, FL	3.0	2.5	2373	$2,166	$0.91	15d	1	0.11mi
10432 Boyette Creek Blvd Riverview, FL	3.0	2.5	2369	$2,489	$1.05	4d	1	0.23mi
10435 Crestfield Dr Riverview, FL	4.0	2.0	2094	$2,950	$1.41	1d	1	0.42mi
13605 Botany Bay Ct Riverview, FL	4.0	2.5	2885	$2,585	$0.90	22d	1	0.47mi
5912 Village Center Dr Lithia, FL	4.0	3.5	2432	$3,250	$1.34	6d	1	0.72mi
10002 Hunt Cliff Dr Riverview, FL	4.0	3.0	3024	$4,545	$1.50	26d	1	0.82mi
11212 Hawks Fern Dr Riverview, FL	5.0	4.0	3567	$3,995	$1.12	15d	1	0.89mi
14242 Natures Reserve Dr Lithia, FL	4.0	3.5	2635	$3,295	$1.25	19d	1	1.01mi
14322 Parkside Ridge Way Lithia, FL	5.0	3.0	2779	$3,400	$1.22	19d	1	1.05mi
11502 Tanner Ridge Pl Riverview, FL	4.0	2.0	2194	$3,000	$1.37	1d	1	1.33mi

HOA detail

• Monthly dues: $24 · $288/yr
• Likely covers: gym

Listing history 5 events

1. 2026-05-16
   status Pending 1359-char remark

   Show marketing remark (1359 chars)

   One or more photo(s) has been virtually staged. One or more photos have been virtually staged. Welcome to this beautifully updated home in the desirable Boyette Creek community of Riverview, where space, style, and functionality come together seamlessly. Offering 4 bedrooms, 3.5 bathrooms, and nearly 3,000 square feet, this home features durable luxury vinyl flooring, fresh finishes, and a flexible layout designed for everyday living. Formal living and dining rooms at the front provide the perfect setting for entertaining, while the open-concept kitchen, dinette, and family room create a comfortable space to gather. The kitchen boasts stainless steel appliances, ample cabinetry, a large island with prep sink, and a walk-in pantry—ideal for both daily living and hosting. Upstairs, enjoy spacious bedrooms and a versatile loft perfect for a game room, office, or gym. The oversized primary suite offers a relaxing retreat with an en-suite bath featuring a soaking tub and dual walk-in closets. Step outside to your private backyard perfect for relaxing or entertaining. Additional highlights include an oversized 2-car garage, low HOA, and no CDD. Conveniently located near Boyette Rd, US-301, and I-75, with easy access to top-rated schools, shopping, dining, parks, and medical facilities. This home truly offers the best of Tampa Bay living.

2. 2026-04-30
   price $365,000 1359-char remark

   Show marketing remark (1359 chars)

   One or more photo(s) has been virtually staged. One or more photos have been virtually staged. Welcome to this beautifully updated home in the desirable Boyette Creek community of Riverview, where space, style, and functionality come together seamlessly. Offering 4 bedrooms, 3.5 bathrooms, and nearly 3,000 square feet, this home features durable luxury vinyl flooring, fresh finishes, and a flexible layout designed for everyday living. Formal living and dining rooms at the front provide the perfect setting for entertaining, while the open-concept kitchen, dinette, and family room create a comfortable space to gather. The kitchen boasts stainless steel appliances, ample cabinetry, a large island with prep sink, and a walk-in pantry—ideal for both daily living and hosting. Upstairs, enjoy spacious bedrooms and a versatile loft perfect for a game room, office, or gym. The oversized primary suite offers a relaxing retreat with an en-suite bath featuring a soaking tub and dual walk-in closets. Step outside to your private backyard perfect for relaxing or entertaining. Additional highlights include an oversized 2-car garage, low HOA, and no CDD. Conveniently located near Boyette Rd, US-301, and I-75, with easy access to top-rated schools, shopping, dining, parks, and medical facilities. This home truly offers the best of Tampa Bay living.

3. 2026-04-16
   listed $375,000 Active 1359-char remark

   Show marketing remark (1359 chars)

   One or more photo(s) has been virtually staged. One or more photos have been virtually staged. Welcome to this beautifully updated home in the desirable Boyette Creek community of Riverview, where space, style, and functionality come together seamlessly. Offering 4 bedrooms, 3.5 bathrooms, and nearly 3,000 square feet, this home features durable luxury vinyl flooring, fresh finishes, and a flexible layout designed for everyday living. Formal living and dining rooms at the front provide the perfect setting for entertaining, while the open-concept kitchen, dinette, and family room create a comfortable space to gather. The kitchen boasts stainless steel appliances, ample cabinetry, a large island with prep sink, and a walk-in pantry—ideal for both daily living and hosting. Upstairs, enjoy spacious bedrooms and a versatile loft perfect for a game room, office, or gym. The oversized primary suite offers a relaxing retreat with an en-suite bath featuring a soaking tub and dual walk-in closets. Step outside to your private backyard perfect for relaxing or entertaining. Additional highlights include an oversized 2-car garage, low HOA, and no CDD. Conveniently located near Boyette Rd, US-301, and I-75, with easy access to top-rated schools, shopping, dining, parks, and medical facilities. This home truly offers the best of Tampa Bay living.

4. 2026-03-31
   soldstatus $351,000
5. 2004-02-03
   soldstatus $689,000

ⓘ 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: $2,633 · $219/mo
• Projected year-2 tax: $3,030 · $252/mo
• Expected delta: +$396/yr (+$33/mo · 15.0%)

ⓘ 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: $35,093
• − Mortgage interest: −$20,446
• − Property taxes: −$2,633
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,807
• − Management: −$2,807
• − HOA: −$288
• − Depreciation: −$10,618
• Taxable loss: −$6,332
• Est. tax savings @ 24.0%: +$1,520
• After-tax cash flow: $1,528/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

-47.0% since first listed

5 events — show timeline

• 2026-05-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $365,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Listed $375,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Sold (Public Records) $351,000 Public Records
• 2004-02-03 Sold (Public Records) $689,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,633 · +8.3% YoY. Source: county tax records.