Riverview ARV 1M ASK 699k

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Riverview 5/5.5 - Custom Estate | 1.01 Acres | Light Cosmetic TLC - $699,999 VALUE BENCHMARKS ARV: ~$1,100,000 (dependent on finish) County Assessed (2024): $1,064,901 15517 Avocetview Ct. - Closed $1.75M on 04/30/2025 This home is the entry point into the same acreage-custom segment that sees premium-finish sales up to $1.75M (Avocetview Ct.), which defines the ceiling this corridor supports. VIRTUAL VIDEO TOUR Watch Part 1/3 Watch Part 2/3 Watch Part 3/3 HOME DETAILS Price: $695,000 Rehab (Est.): $35k-$100k Living Area: 5,702 sq ft (7,152 total) Lot: 1.01 acres (144' x 307') Beds/Baths: 5 beds · 5 full · 1 half Year Built: 2012 Roof: Tile Construction: Stucco / Block Garage: 2-car attached Utilities: Well + septic (no water/sewer bill) HOA: ~$23/mo LIFE IN SHADOW RUN Imagine a quiet drive down McMullen Road as the afternoon sun dips behind mature oaks, shadows stretching across the lane. Your buyer arrives to a custom estate set on just over an acre-tucked into Shadow Run, where large parcels and semi-rural privacy sit minutes from retail, schools, and commuter routes. Inside, scale shows immediately: high ceilings, a theater room to the right, formal dining to the left, long sightlines through the main level. Dual primary suites-upstairs and down-anchor a layout that includes office, theater/media room, and a large bonus room. Outside, the acre supports gardens, outdoor cooking, play space, or simply the breathing room rarely available this close to Tampa. Bell Creek Nature Preserve is a quick walk away; Lake Grady's ramp a short drive; neighborhood streets ideal for morning runs or evening walks. Shadow Run is a community people graduate into-not out of-and its higher-finish homes consistently perform. VALUATION & ARV LOGIC Shadow Run updated 4,600-5,000+ SF acreage homes have recently closed in the $700K-$800K range ($140-$150/sf), establishing the baseline for well-finished custom homes in this corridor. At $699K (~$123/sf), this property enters meaningfully below both replacement and resale benchmarks. A nearby high-finish custom at 11505 Heron Hills Ln is active at $1.175M (~$214/sf), confirming the premium end of the segment. Together, these data points support an ARV range of $900K-$1.05M for a mid-level cosmetic renovation, with premium finishes pushing toward $1.1M-$1.15M depending on execution and timing. Based on current comps and finish tiers, the modeled ARV outcomes align directly with the three primary exit strategies: 1. Wholetail / Light Touch: Basic cleanup + paint + fixtures + landscaping Projected resale positioning: Mid/high $700Ks-$800K range (matches updated but not premium Shadow Run sales) 2. Mid-Level Cosmetic Flip: Full flooring, repaint, updated lighting, refreshed baths/kitchen, staging ARV Range: $900K-$1.05M (aligned with larger updated customs and high-performing acreage homes) 3. Premium Finish Flip Design-forward materials, premium fixtures, exterior refresh, curated landscaping Upper-End ARV: $1,100,000-$1.15M (targets buyers seeking premium acreage custom homes similar to the $1.175M active) These ranges reflect real local sales behavior on acreage-based custom homes and are supported by both the updated-sales baseline ($700K-$800K) and premium-finish compression (~$1.1M+). PROPERTY OVERVIEW + LAYOUT FEATURES Interior rehab needs are mostly cosmetic: paint, floors, fixtures. Note that granite, stainless appliances, and solid cabinetry already in place. Rooms / Spaces: Family Room: 18' x 22' Living Room: 15' x 19' Dining Room: 12' x 15' Theater Room: 16' x 12' Office: 15' x 14' Bonus Room: 15' x 24' Dual primary suites with large baths + walk-ins Open floorplan, formal LR/DR combo, high ceilings, oversized rooms. Minutes to Alafia River State Park, Bell Creek Nature Preserve, Winthrop Town Centre, retail, medical, and I-75. EXIT STRATEGIES 1. Wholetail (Light Touch) Fresh paint, flooring cleanup, fixtures, landscaping, trash-out. Low effort → fast margin → appeals to buyers wanting quick turn with minimal capital. 2. Cosmetic Luxury Flip (Real ARV Tier) Full flooring replacement, interior repaint, modern lighting, updated kitchen/baths, staging, photo package. This is the core value play given the home's size, acre lot, and layout. 3. Premium Finish Flip (Upper Segment) Higher-end design finishes, premium materials, exterior refresh, light landscape architecture. Not necessary-but this sets the upper band of feasibility. 4. Owner-Occupant Exit Families or multi-gen buyers value: acreage dual primaries large interior volume flex rooms privacy + proximity to I-75 Owner-occupants consistently pay stronger retail multiples in Shadow Run. LOT & EXTERIOR 1.01-acre landscaped parcel Upper balcony Exterior lighting Long driveway Attached garage Well + septic (low utilities cost monthly) Quick access to parks, trails, and I-75 SCHOOLS Warren Hope Dawson Elementary Rodgers Middle Riverview High TERMS Buyer pays all closing costs Cash or conventional financing Assignable - non-refundable EMD Sold as-is, where-is

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