Riverview ARV 1M ASK 699k

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.

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HOME DETAILS

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