Florida Condo Screening
Preliminary screening status
7863 Niagara Ave #1921, Tampa, FL 33617
Hold — association diligence requiredAssociation financial, structural, insurance, and assessment records remain unverified, so deal numbers are not ready for underwriting. On a real deal, start with reserves, SIRS, and inspection status.
Preliminary public-record screen only. This is not legal, engineering, insurance, or investment advice.
Verify first — reserves, SIRS, and inspection
Highest-priority association gates for underwriting this condo. Treat these before secondary cost inputs.
| Item | Status | Notes |
|---|---|---|
| Reserves / SIRS status | Unverified | Approved budget, reserve schedule, and SIRS status not in hand. |
| Milestone / structural inspection | Open item | No building/phase inspection report obtained yet. |
Key deal metrics
| Metric | Status | Value |
|---|---|---|
| Asking price | From listing | $150,000 |
| Annual property tax | From county record | $1,811.99 |
| HOA dues | Unverified | Unverified — listing sources show Zillow/Redfin show about $499/month; other brokerages show about $376/month. Do not use either figure for underwriting until confirmed with the association or estoppel. |
| Open risk flags | Open item | 5 |
| Missing association documents | Missing | 6 |
Primary deal blockers
Association gaps that prevent reliable underwriting right now — not a final property judgment. Ordered by real-deal priority.
| # | Blocker | Status | Notes |
|---|---|---|---|
| 1 | Reserves / SIRS status | Unverified | Approved budget, reserve schedule, and SIRS status not in hand. |
| 2 | Milestone / structural inspection | Open item | No building/phase inspection report obtained yet. |
| 3 | Special assessments / capital projects | Unconfirmed | Current or recent assessments not confirmed with association records. |
| 4 | Master insurance posture | Unknown | Association and unit insurance not researched on this screen. |
| 5 | HOA dues | Unverified | Listing sources conflict (~$376 vs ~$499/month). |
Underwriting inputs still unverified
Reserves, SIRS, and inspection status lead this sheet — then listing-data and secondary association gaps. Not estimates or advice.
| Input | Status | Detail |
|---|---|---|
| Reserve / SIRS status | Not verified | Approved budget, reserve schedule, and Structural Integrity Reserve Study status not obtained. |
| Milestone / structural inspection | Not verified | No milestone or similar building/phase inspection report on this screen. |
| Monthly HOA dues | Unverified | Conflicting listing figures — about $376 vs $499/month |
| Listing-data discrepancy | Listing conflict | $123 per month between listed figures ($1,476 if annualized). Listing-data spread only — not verified dues and not a cost forecast. |
| Assessments / capital projects | Not verified | Not verified |
| Master insurance | Not verified | Not verified |
| Litigation / claims | Not verified | Not verified |
Until association records confirm these items, monthly carrying costs, cash needed at closing, and other underwriting inputs can change. This panel does not estimate assessments, repairs, insurance premiums, or returns.
Before you underwrite
Request and review these association records before treating listing or public figures as underwriting inputs. Reserves, SIRS, and inspection come first.
| Record / ask | Status | Notes | Evidence |
|---|---|---|---|
| Reserve schedule and Structural Integrity Reserve Study (SIRS), if applicable | Missing | Missing on this screen — both remain required before underwriting. | Document evidence |
| Milestone or structural inspection report, if applicable | Missing | No milestone or similar report on file for this building/phase. | Risk flags |
| Current approved association budget | Requested | Marked requested on this screen — package not in hand. | Document evidence |
| Current estoppel or condominium questionnaire | Received | Marked received on this screen — no file stored in app. | Document evidence |
| Special-assessment disclosures and recent board-meeting minutes | Missing | No assessment disclosure packet on file. | Document evidence |
| Master insurance declarations and deductible information | Unknown | Association and unit insurance posture not yet researched; no verified annual premium. | Risk flags |
| Written confirmation of monthly HOA dues and inclusions | Unverified | Listing figures conflict (~$499 vs ~$376/month). Leave proForma.hoaMonthly null until verified. | Association context |
| Material litigation, claims, and major capital-project disclosures | Missing | Official records show recurring association collection activity; material litigation and full document set still need review. | Association context |
Confirm association details with the association, manager, estoppel, and qualified professionals. Preliminary public-record screen only. This is not legal, engineering, insurance, or investment advice.
Detailed evidence is collapsed by default — open a section when you need the supporting record behind the preliminary screening status above.
Preliminary screening status: Hold — association diligence required. Public facts are present, but association diligence still gates a buy/pass call.
Public-record identity and tax payment history are usable for triage. Association budget, reserves, SIRS, inspection status, verified HOA dues, insurance posture, assessments, and litigation context remain open.
Florida condo risk flags
Unknown = not researched yet. Open item = research started but not finished. Unverified = conflicting listing data.
- Milestone inspectionOpen item
No milestone or similar structural inspection report obtained for this building/phase yet.
- SIRS / reservesOpen item
Budget, reserve schedule, and Structural Integrity Reserve Study status not yet obtained from association records.
- Special assessmentsOpen item
Current/recent special assessments and major capital projects not yet confirmed.
- HOA duesOpen item
Unverified: listing sources conflict (about $376 vs about $499 per month). Treat both figures as unconfirmed until verified with the association or estoppel.
- InsuranceUnknown
Association and unit insurance posture not yet researched; no verified annual premium.
- Litigation / recordsOpen item
Official records show recurring association collection activity; material litigation and full document set still need review.
Document evidence detail
Action checklist lives above. This list preserves the same artifact statuses for evidence review — Received: 1 · Requested: 1 · Missing: 6.
- Estoppel / condo questionnaireReceived
Marked received on this screen — no file stored in app.
- Current approved budgetRequested
Marked requested on this screen — package not in hand.
- Reserve scheduleMissing
Reserve schedule not obtained.
- Structural Integrity Reserve Study (SIRS)Missing
SIRS completion status not confirmed with documents.
- Milestone / structural inspection reportMissing
No milestone or similar report on file for this building/phase.
- Master / unit insurance declarationsMissing
Insurance packet not yet requested or received.
- Special assessment disclosures / related minutesMissing
No assessment disclosure packet on file.
- Litigation / claims disclosureMissing
Material litigation disclosure not obtained.
Next request: reserve schedule.
Public-risk signals
- 1981 vintage increases the importance of association-level diligence, building condition review, and reserve adequacy.
- Inconsistent HOA figures suggest some listing data may be stale or incomplete.
- Condo risk cannot be evaluated from listing data alone; reserves, deferred maintenance, special assessments, insurance pressure, and structural issues may be partially or fully hidden.
- Association-side diligence will matter as much as unit-level diligence for this asset.
Additional risk notes
- Property taxes have risen materially over time, increasing carrying costs and potentially reducing margin if rents do not keep pace.
- Condo underwriting is incomplete without verified HOA dues, reserve health, insurance posture, and assessment exposure.
- Public tax and registry data do not address physical condition, association governance quality, litigation exposure, lease quality, or future capital needs.
- Core operating assumptions including rent, insurance, vacancy, repairs, and financing terms are still missing.
Hillsborough County · Condominium · Reviewed Jul 24, 2026 · River Oaks Condominium II – Phase 3, Building 19, Unit 1921
Property snapshot
- Community
- River Oaks Condominium II – Phase 3, Building 19, Unit 1921
- County
- Hillsborough County
- Property type
- Condominium
- Configuration
- 2 bed / 2 bath
- Year built
- 1981
- Heated square feet
- 1324
- Listing price
- $150,000
- County market value
- $133,832
- MLS ID
- TB8502534
- Folio
- 039053-0332
- Tax account
- A0390530332
- Owner on tax roll
- Robert Jimenez
- PIN
- U-28-28-19-1KZ-000019-01921.0
- Zoning
- RMC-20 multifamily
- Gross square feet
- 1469
- Subdivision / plat
- River Oaks Condominium II (Subdivision 1KZ) · Plat 4 / 54
- Ownership interest
- 1.3931% undivided interest in River Oaks Condominium II common elements, expenses, and surplus
Known from listing / record
- Older condo inventory in the Tampa / Temple Terrace submarket.
- Listing materials present the unit as updated and move-in ready.
- Listing sources are inconsistent on HOA dues, which still need to be verified.
- Marketing terms indicate cash and conventional financing only.
- County tax status is paid in full with multi-year payment history visible.
- Association legal entity identified via Sunbiz; managing entity and related CAM business appear in DBPR summaries.
Strengths on file
- County tax status appears clean, with no current delinquency.
- Multi-year tax payment history is visible and shows consistent payment behavior.
- County-linked parcel, GIS, and appraiser records are available, enabling straightforward public-record follow-up.
- Ownership and tax records appear coherent enough to support further diligence.
Association summary
River Oaks Condominium II Association, Inc.
- Entity status
- Active Florida not-for-profit entity — Active; reinstated 1987-06-08; current through 2026 annual report
- Entity / DBPR context
- Managing entity listed as RIVER OAKS CONDO II ASSN INC (CTMH license MA00002021), Approved.
- Manager confirmation
- Listing/notes name Blue Ribbon Property Mgmt (813-683-9374). Confirm against association and DBPR records.
- HOA dues
- Remain unverified. Unverified: listing sources conflict (about $376 vs about $499 per month). Treat both figures as unconfirmed until verified with the association or estoppel.
- Official-record signal
- Collection activity across the association is a public-record signal only. Confirm current delinquencies, reserves, financial posture, litigation, and governing documents before a buy/pass decision.
Official-record notes
- Collection activity. Official records show recurring association collection activity across multiple units and phases, including liens, lis pendens, court papers, judgments, and satisfactions/releases. (medium risk)
- Interpretation. Pattern is broadly consistent with an older, larger Florida condo, but still supports closer review of current delinquencies, reserve funding, and financial posture. (medium risk)
Filing numbers, officers, and full DBPR notes are in Corporate, DBPR, and licensing details.
Tax summary
Paid in full; no amount due. Most recent payment: $1,811.99 on Nov 3, 2025.
Annual tax bill increased from $558.26 in 2011 to $1,811.99 in 2025.
Multi-year tax history
- 2025paid
$1,811.99
- 2024paid
$1,703.53
- 2023paid
$1,525.58
- 2022paid
$1,314.85
- 2021paid
$1,112.99
- 2020paid
$1,059.93
- 2019paid
$934.16
- 2018paid
$893.88
- 2017paid
$774.39
- 2016paid
$688.45
- 2015paid
$644.49
- 2014paid
$575.49
- 2013paid
$601.39
- 2012paid
$560.52
- 2011paid
$558.26
| Year | Amount | Status | Paid date | Notes |
|---|---|---|---|---|
| 2025 | $1,811.99 | paid | Nov 3, 2025 | — |
| 2024 | $1,703.53 | paid | Dec 30, 2024 | Refund of $68.14 on 2025-02-20. |
| 2023 | $1,525.58 | paid | Nov 27, 2023 | — |
| 2022 | $1,314.85 | paid | Nov 14, 2022 | — |
| 2021 | $1,112.99 | paid | Nov 16, 2021 | — |
| 2020 | $1,059.93 | paid | Nov 9, 2020 | — |
| 2019 | $934.16 | paid | Nov 5, 2019 | — |
| 2018 | $893.88 | paid | Nov 28, 2018 | — |
| 2017 | $774.39 | paid | Dec 4, 2017 | — |
| 2016 | $688.45 | paid | Nov 10, 2016 | — |
| 2015 | $644.49 | paid | Nov 3, 2015 | — |
| 2014 | $575.49 | paid | Nov 19, 2014 | — |
| 2013 | $601.39 | paid | Nov 18, 2013 | — |
| 2012 | $560.52 | paid | Dec 6, 2012 | — |
| 2011 | $558.26 | paid | Jan 10, 2012 | — |
Corporate and DBPR details
River Oaks Condominium II Association, Inc.
- Legal name
- River Oaks Condominium II Association, Inc.
- Entity type
- Florida not-for-profit corporation
- Document number
- 756255
- FEI / EIN
- 59-2182235
- Date filed
- 1981-02-10
- Corporate status
- Active; reinstated 1987-06-08; current through 2026 annual report
- Registered agent
- Richard Balderston, 1806 South Ridge Dr, Valrico, FL 33594
- Principal address
- 2406 State Rd 60 #1383, Valrico, FL 33595
- Annual reports on file
- 2024-02-02 · 2025-02-12 · 2026-03-24
Officers
- Shareka Sanchez — President
- Michael Gordon — Vice President
- Louis Balderston — Treasurer
- Delicia Seymore — Secretary
- Earl Mason, Sr. — Director
DBPR notes
- Managing entity listed as RIVER OAKS CONDO II ASSN INC (CTMH license MA00002021), Approved.
- Related condo project listed as PR1P004549, Approved through 2027-01-01.
- Blue Ribbon Property Management LLC listed as related CAM business.
- Older complaints and enforcement activity exist, but no current unresolved disciplinary action is visible in the summary.
Sources and references
- Zillow listingLinked
Primary listing source used for selection notes.
Preliminary map reference only. Confirm current flood-zone, insurance, and disclosure requirements through appropriate sources.
Additional public-record references: Redfin, Realtor.com, Century 21 / brokerage listing, Hillsborough County Property Appraiser, Hillsborough County Clerk / Official Records, Florida DBPR condo / association lookup, Tax collector / tax record page. Links pending verification.
Review this Florida condo sample
Review the preliminary screening status, deal blockers, risk flags, and missing association documents for this sample property. Condo Clear offers a quick screening view for solo investors — not a CRM. When you finish, the short review questionnaire is at the bottom of this page.
What this screen is
Initial public-record and listing screen that consolidates property, ownership, tax, and association information, highlights public-risk signals, and outlines additional diligence required before a buy / pass decision.
Preliminary screening status: Hold — association diligence required. Internal file label remains “Track” for pilot notes only — it is not a property quality rating.
Preliminary public-record screen only. This is not legal, engineering, insurance, or investment advice.
Screening snapshot
- Open risk flags
- 5
- Open items
- 5
- Next gate
- Association budget, reserves, SIRS status, inspection status, and estoppel package
Diligence timeline
Progress from this preliminary public-record screen toward an association packet complete enough to underwrite.
Initial public-record screen
CompleteAssociation diligence
Open itemUnderwriting-ready packet
Pending
Still missing for underwriting
Association / governance
- Confirm River Oaks Condominium II Association, Inc. matches RIVER OAKS CONDO II ASSN INC and that Unit 1921 is within the same project.
- Review received estoppel and condo questionnaire for Unit 1921 (delinquencies, rental restrictions, litigation); other association packet items remain open.
Cost verification
- Confirm current monthly HOA dues for Unit 1921 and what they include.
Reserves, SIRS, and structural
- Obtain the approved budget and reserve schedule; confirm SIRS status and whether a milestone or similar structural inspection applies to this building or phase.
Assessments, capital projects, and litigation
- Confirm special assessments, material litigation or insurance disputes, and capital projects that could increase reserves or future owner costs.
Limitations
- This page consolidates public-record and listing signals for a preliminary screen only.
- Association financials, structural reports, insurance, and assessment exposure are not verified here.
- Verified facts, unverified conflicts, open items, unknowns, and missing documents are labeled separately.
Preliminary public-record screen only. This is not legal, engineering, insurance, or investment advice.