13319 Great Plains Dr · Riverview, FL 33579

$399,900

5 bd · 3.0 ba · 2,949 sqft · SingleFamily public records · 154 Days on market

Built 2023 Good condition 6,000 sqft lot $136/sqft · 26% below area Est $533k · 25% under $8/mo HOA ↓ 9% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +7.1/30.0
• Schools +4.8/10.0
• Appreciation +4.3/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.3/10.0
• Rent growth +2.8/5.0
• DSCR +1.3/10.0

Listing remarks MLS

This single-family home boasts five bedrooms across two stories. A versatile flex room sits off the foyer and a modern open-concept design brightens the kitchen, dining room and family room. The sprawling owner’s suite enjoys privacy on the ground floor with a full-sized bathroom and walk-in closet, while the remaining four bedrooms and spacious loft are upstairs. Conveniently located near top-rated schools, shopping, dining, recreation, and major highways, including US 301, I-75, and I-4, Selmon Expressway, I275, Downtown Tampa, Tampa International Airport, and MacDill Air Force Base. .. this home provides both comfort and convenience. Don’t miss the opportunity to own in one of Florida’s fastest-growing communities.

Key facts

• Open-concept design
• Walk-in closet
• Owner's suite

Tags

• OPEN-CONCEPT DESIGN
• OWNER'S SUITE
• WALK-IN CLOSET
• TOP-RATED SCHOOLS
• DOWNTOWN TAMPA
• TAMPA INTERNATIONAL AIRPORT

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $400k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-575 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (25.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $331k (17.2% below list).
• Recommended offer: $298k (25.4% below list) — sets the bar for cash-flow.

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: Summerfield Elementary School (math 39% / reading 47%, grade F, #1,366 of 2,144 statewide, top 64%, 807 students, 60% FRL); Barrington Middle School (math 70% / reading 63%, grade A-, #84 of 571 statewide, top 16%, 1,434 students, 34% 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 48% FRL track the district average.
• Market conditions: Rents rising (+1.2%/yr); 535 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 49d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 66% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 34% of the median local income ($116k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $3k of loan paydown is wiped out by about $6k 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 154 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $40k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $298,335 (25.4% 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 154 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 4.57%
• Cash-on-cash: -6.16%
• DSCR: 0.73
• GRM: 10.1

CMA / ARV

• ARV (median comp): $533,498
• List price: $399,900
• Delta: -25.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12818 Boggy Creek Dr	0.15mi	4/4.0 (-1)	3,219 (+9%)	0mo	$615,000	$191	68
12835 Wildflower Meadow Dr	0.82mi	5/2.5	2,949 (0%)	0mo	$430,000	$146	63
12621 Maple Bonsai Dr	0.30mi	5/2.5	2,415 (-18%)	0mo	$375,000	$155	59
12912 Bent Twig Dr	0.50mi	4/3.0 (-1)	3,265 (+11%)	0mo	$745,000	$228	54
13251 Peachleaf Ave	0.20mi	6/3.0 (+1)	3,326 (+13%)	23mo	$469,900	$141	45
13169 Twin Bridges Dr	0.39mi	4/4.0 (-1)	3,198 (+8%)	22mo	$690,000	$216	40
12905 Wildflower Meadow Dr	0.84mi	4/2.5 (-1)	2,612 (-11%)	4mo	$425,000	$163	36
13533 Frontier Gold Way	0.97mi	4/3.0 (-1)	3,182 (+8%)	14mo	$906,327	$285	35
12506 Triple Creek Blvd	0.91mi	4/3.0 (-1)	2,377 (-19%)	8mo	$390,000	$164	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.42% appreciation · 1.18% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.29×
• Total profit: $-79,910
• Equity at exit: $88,511

10-year hold

• IRR: -13.3%
• Equity multiple: -0.02×
• Total profit: $-114,074
• Equity at exit: $86,271

Cash invested: $111,972 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 46 active · 13 under contract
• Months of supply: 46.0 mo (2%/mo absorbed)
• Median asking: $530,000 ($178/sqft)
• Median days on market: 65 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: +1.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33579

• Home prices YoY: -0.6%
• Rents YoY: 1.2%
• Active inventory: 535
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,311 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$919 /mo · $11,022/yr
• Insurance: −$167
• HOA: −$8
• Vacancy / Maint / Mgmt: −$695
• Net cashflow: $-575

Break-even live

Break-even rent $4,038

Max offer price $298,335

Occupancy floor —

Sensitivity live

Price	-10% $-349	-5% $-462	+0% $-575	+5% $-688	+10% $-801
Rent	-10% $-836	-5% $-706	+0% $-575	+5% $-444	+10% $-313
Rate	-1.0pp $-374	-0.5pp $-473	base $-575	+0.5pp $-679	+1.0pp $-784

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: $99,975
• Closing costs: $11,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13259 Palmerston Rd Riverview, FL	4.0	2.5	2633	$2,900	$1.10	73d	1	0.14mi
12787 Maple Bonsai Dr Riverview, FL	4.0	2.5	2635	$2,700	$1.02	29d	1	0.17mi
13204 Great Plains Dr Riverview, FL	4.0	2.0	1935	$2,990	$1.55	54d	1	0.18mi
12767 Weston Oaks Ln Riverview, FL	4.0	2.0	1935	$3,450	$1.78	48d	1	0.18mi
12588 Timber Moss Ln Riverview, FL	6.0	3.0	3362	$3,100	$0.92	34d	1	0.20mi
12631 Fisherville Way Riverview, FL	4.0	3.0	2453	$2,980	$1.21	27d	1	0.21mi
12811 Twin Bridges Dr Unit Labs Riverview, FL	5.0	3.0	2937	$3,250	$1.11	67d	1	0.25mi
12544 Shining Willow St Riverview, FL	4.0	3.0	2035	$3,000	$1.47	52d	1	0.37mi
12544 Shining Willow St Riverview, FL	4.0	2.5	2045	$3,000	$1.47	48d	1	0.37mi
12737 Tannencrest Dr Riverview, FL	5.0	3.0	2470	$3,000	$1.21	7d	1	0.37mi
12892 Tannencrest Dr Riverview, FL	5.0	3.0	2530	$2,631	$1.04	7d	1	0.38mi
13329 Sage Hollow Ave Riverview, FL	5.0	2.0	2112	$2,850	$1.35	9d	1	0.40mi
12668 Tannencrest Dr Riverview, FL	5.0	3.0	2937	$3,600	$1.23	42d	1	0.45mi
12979 Willow Grove Dr Unit Na Riverview, FL	5.0	4.0	3786	$4,200	$1.11	11d	1	0.52mi
13077 Willow Grove Dr Riverview, FL	5.0	3.5	3432	$4,800	$1.40	27d	1	0.53mi
12975 Wildflower Meadow Dr Riverview, FL	5.0	2.5	2896	$2,600	$0.90	73d	1	0.56mi
12975 Wildflower Meadow Dr Riverview, FL	5.0	2.5	2896	$2,600	$0.90	48d	1	0.56mi
13037 Pennybrook Dr Riverview, FL	4.0	2.5	2301	$2,900	$1.26	73d	1	0.57mi
13013 Upward Pl Riverview, FL	4.0	2.5	2301	$2,750	$1.20	7d	1	0.58mi
12967 Wildflower Meadow Dr Riverview, FL	4.0	2.0	1935	$2,400	$1.24	73d	1	0.58mi
12964 Wildflower Meadow Dr Riverview, FL	4.0	2.0	1935	$2,300	$1.19	54d	1	0.61mi
12964 Wildflower Meadow Dr Riverview, FL	4.0	2.0	1935	$2,300	$1.19	69d	1	0.61mi
12377 Streambed Dr Riverview, FL	4.0	2.5	2414	$2,800	$1.16	73d	1	0.92mi
13344 Orca Sound Dr Riverview, FL	5.0	3.0	3369	$3,500	$1.04	35d	1	0.94mi
12330 Streambed Dr Riverview, FL	4.0	3.0	2357	$3,300	$1.40	54d	1	1.00mi
12860 Satin Lily Dr Riverview, FL	4.0	4.5	3182	$3,995	$1.26	7d	1	1.03mi
12860 Satin Lily Dr Riverview, FL	5.0	4.5	3265	$3,995	$1.22	16d	1	1.03mi
12113 Echo Basin Cv Riverview, FL	4.0	3.0	2006	$3,200	$1.60	32d	1	1.27mi
12409 Brick Cobblestone Dr Riverview, FL	4.0	2.0	2121	$2,650	$1.25	7d	1	1.31mi
12109 Night Jasmine Cv Riverview, FL	4.0	3.0	2364	$3,150	$1.33	59d	1	1.33mi
12114 Creek Edge Dr Riverview, FL	4.0	4.0	3278	$4,800	$1.46	66d	1	1.45mi
12036 Cardinal Flower Dr Riverview, FL	4.0	2.5	2542	$2,590	$1.02	61d	1	1.50mi

Listing history 50 events

1. 2026-08-08
   days on market $399,900 Active 154 DOM
2. 2026-08-06
   days on market $399,900 Active 152 DOM
3. 2026-08-05
   days on market $399,900 Active 151 DOM
4. 2026-08-04
   days on market $399,900 Active 150 DOM
5. 2026-08-03
   days on market $399,900 Active 149 DOM
6. 2026-07-31
   days on market $399,900 Active 146 DOM
7. 2026-07-30
   days on market $399,900 Active 144 DOM
8. 2026-07-28
   days on market $399,900 Active 143 DOM
9. 2026-07-26
   days on market $399,900 Active 141 DOM
10. 2026-07-24
    days on market $399,900 Active 139 DOM
11. 2026-07-23
    days on market $399,900 Active 138 DOM
12. 2026-07-22
    days on market $399,900 Active 137 DOM
13. 2026-07-21
    days on market $399,900 Active 136 DOM
14. 2026-07-20
    days on market $399,900 Active 135 DOM
15. 2026-07-18
    days on market $399,900 Active 132 DOM
16. 2026-07-16
    days on market $399,900 Active 131 DOM
17. 2026-07-15
    days on market $399,900 Active 130 DOM
18. 2026-07-13
    days on market $399,900 Active 128 DOM
19. 2026-07-13
    days on market $399,900 Active 127 DOM
20. 2026-07-11
    days on market $399,900 Active 126 DOM
21. 2026-07-10
    days on market $399,900 Active 125 DOM
22. 2026-07-09
    days on market $399,900 Active 124 DOM
23. 2026-07-08
    price $399,900 Active 122 DOM
24. 2026-07-07
    days on market $409,995 Active 122 DOM
25. 2026-07-06
    days on market $409,995 Active 121 DOM
26. 2026-07-06
    days on market $409,995 Active 120 DOM
27. 2026-07-05
    days on market $409,995 Active 119 DOM
28. 2026-07-03
    days on market $409,995 Active 118 DOM
29. 2026-07-02
    days on market $409,995 Active 117 DOM
30. 2026-07-01
    days on market $409,995 Active 116 DOM
31. 2026-06-30
    days on market $409,995 Active 115 DOM
32. 2026-06-29
    days on market $409,995 Active 114 DOM
33. 2026-06-28
    days on market $409,995 Active 113 DOM
34. 2026-06-27
    days on market $409,995 Active 112 DOM
35. 2026-06-26
    days on market $409,995 Active 111 DOM
36. 2026-06-24
    days on market $409,995 Active 109 DOM
37. 2026-06-22
    days on market $409,995 Active 107 DOM
38. 2026-06-21
    days on market $409,995 Active 106 DOM
39. 2026-06-18
    days on market $409,995 Active 103 DOM
40. 2026-06-17
    days on market $409,995 Active 102 DOM
41. 2026-06-16
    days on market $409,995 Active 101 DOM
42. 2026-06-15
    days on market $409,995 Active 100 DOM
43. 2026-06-13
    days on market $409,995 Active 98 DOM
44. 2026-06-13
    days on market $409,995 Active 97 DOM
45. 2026-06-09
    days on market $409,995 Active 94 DOM
46. 2026-06-08
    days on market $409,995 Active 93 DOM
47. 2026-06-07
    days on market $409,995 Active 92 DOM
48. 2026-06-04
    pricedays on market $409,995 Active 89 DOM
49. 2026-06-03
    days on market $419,995 Active 88 DOM
50. 2026-06-02
    days on market $419,995 Active 87 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: $11,022 · $919/mo
• Projected year-2 tax: $11,022 · $919/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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $39,727
• − Mortgage interest: −$22,401
• − Property taxes: −$11,022
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,178
• − Management: −$3,178
• − HOA: −$96
• − Depreciation: −$11,633
• Taxable loss: −$13,782
• Est. tax savings @ 24.0%: +$3,308
• After-tax cash flow: $-3,592/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 · 10 photos

Good 80/100 Cosmetic rehab Est. rehab $14,745–$44,235 screening

This single-family home is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minor maintenance. The highest-ROI updates that would raise its resale or rental value are painting the exterior and cleaning the gutters.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and can increase property value ↑
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Middle Barrington Middle School A- FL #84/571 Nat'l #1,110/14,009 High East Bay High School F FL #447/667 Nat'l #11,215/17,239

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

B Composite livability gradescore 79/100

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 · 1,607,022 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: 6% of renters

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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%

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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%

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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

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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

-8.7% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $419,995 Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Price Changed $41,995 Stellar MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $429,995 Stellar MLS as Distributed by MLS Grid
• 2026-03-02 Listed $439,995 Stellar MLS as Distributed by MLS Grid
• 2023-01-13 Sold (MLS) $409,990 Stellar MLS as Distributed by MLS Grid
• 2022-10-31 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-10-26 Price Changed $409,990 Stellar MLS as Distributed by MLS Grid
• 2022-10-04 Price Changed $434,990 Stellar MLS as Distributed by MLS Grid
• 2022-09-30 Listed $460,130 Stellar MLS as Distributed by MLS Grid

Property tax history

+37.5%/yr

Latest (2025): $11,022 · +4.1% YoY. Source: county tax records.