16709 Myrtle Sand Dr · Wimauma, FL 33598

$5,000

3 bd · 2.0 ba · 1,342 sqft · SingleFamily public records · 7 Days on market

Built 2015 4,356 sqft lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Appreciation +3.8/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0

Listing remarks MLS

Better than new, this lovely St Moritz model in Vista Palms is perfect for anyone looking for an almost brand new home at a substantial savings! Priced thousands less than the same new model homes. Low monthly HOA fee includes lawn maintenance. Hurricane shutters and a brand new $7000 water conditioning system make this home a great buy! Future community amenities will include a club house, fitness center, pool and more. Little Manatee River State Park is nearby. Easy access to I-75 means an easy commute to all that the Tampa Bay area has to offer, including sports, fine arts, and the world class beaches.

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 2015

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Other water source; Other sewer
• Home design: Single family residence; One level; Residential property
• Construction: Construction materials: see remarks
• Exterior features: Front porch; Other roof

Interior

• Bedrooms: 1 room total
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Other flooring

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• Cap rate 435.4% vs local median 4.5% in Wimauma — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#699 in FL) — a middle-class / working-renter tenant base. Strengths: commute A, cost of living A-, crime B; Watch: schools F, amenities F, employment D-.
• 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.
• Market conditions: Rents soft (-2.5%/yr); 674 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-2.4%/yr); year-one equity from $35 of loan paydown is wiped out by about $117 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.
• At projected returns (-2.4% appreciation + 0.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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.
5. 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.
6. 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: 46.14% ✓
• Cap rate: 435.38%
• Cash-on-cash: 1532.47%
• DSCR: 69.19
• GRM: 0.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.35% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 77.05×
• Total profit: $106,473
• Equity at exit: $892

10-year hold

• IRR: —
• Equity multiple: 153.48×
• Total profit: $213,478
• Equity at exit: $689

Cash invested: $1,400 (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 33598

• Home prices YoY: -0.9%
• Rents YoY: -2.5%
• Active inventory: 674
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $2,307 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $1,788

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 18%

Sensitivity live

Price	-10% $1,791	-5% $1,790	+0% $1,788	+5% $1,786	+10% $1,784
Rent	-10% $1,606	-5% $1,697	+0% $1,788	+5% $1,879	+10% $1,970
Rate	-1.0pp $1,790	-0.5pp $1,789	base $1,788	+0.5pp $1,787	+1.0pp $1,785

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16705 Myrtle Sand Dr Wimauma, FL	3.0	2.0	1253	$2,350	$1.88	25d	1	0.04mi
16676 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	25d	1	0.40mi
16660 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	25d	1	0.42mi
16671 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	25d	1	0.43mi
16667 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	25d	1	0.43mi
16665 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	25d	1	0.43mi
5017 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	21d	1	0.44mi
16638 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	22d	1	0.45mi
5010 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	25d	1	0.45mi
5018 Capri Harbor Dr Wimauma, FL	2.0	2.5	1541	$1,956	$1.27	25d	1	0.47mi
16619 Ancient Mariner Ln Wimauma, FL	2.0	2.5	1541	$2,031	$1.32	25d	1	0.47mi
16611 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,176	$1.33	20d	1	0.48mi
5044 Capri Harbor Dr Wimauma, FL	2.0	2.5	1541	$1,956	$1.27	25d	1	0.48mi
16616 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	22d	1	0.50mi
16610 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,176	$1.33	25d	1	0.50mi
5085 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	25d	1	0.52mi
5089 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	25d	1	0.52mi
5091 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	25d	1	0.53mi
5095 Capri Harbor Dr Wimauma, FL	2.0	2.5	1578	$1,956	$1.24	22d	1	0.53mi
17042 Oval Rum Dr Wimauma, FL	3.0	2.0	1516	$2,500	$1.65	18d	1	0.58mi
4902 Cosmos Cir Wimauma, FL	3.0	1.0–3.5	1231	$2,861	$2.32	0d	39	0.67mi
102 Wintersong Ln Sun City Center, FL	2.0	2.0	1508	$1,995	$1.32	20d	1	0.75mi
17345 White Mangrove Dr Wimauma, FL	4.0	2.5	1870	$2,650	$1.42	14d	1	0.79mi
701 Cypress Pl Sun City Center, FL	2.0	2.0	1425	$1,700	$1.19	25d	1	0.86mi
5029 Sable Chime Dr Wimauma, FL	3.0	2.0	1451	$2,420	$1.67	14d	1	0.88mi
714 Indian Wells Ave Sun City Center, FL	2.0	2.0	1515	$1,695	$1.12	25d	1	0.95mi
1005 Rickenbacker Dr Sun City Center, FL	2.0	1.0	1224	$1,595	$1.30	3d	1	0.96mi
717 Indian Wells Ave Sun City Center, FL	2.0	2.0	1264	$1,595	$1.26	25d	1	0.98mi
17224 Auburn Arch Loop Wimauma, FL	2.0–4.0	2.5	1517	$2,600	$1.71	18d	20	0.99mi
207 Islip Way Sun City Center, FL	2.0	1.5	992	$1,500	$1.51	18d	1	0.99mi
17247 Southern Haven Dr Wimauma, FL	3.0	2.5	1660	$2,300	$1.39	18d	1	1.01mi
1104 Desert Hills Dr Sun City Center, FL	2.0	2.0	1383	$1,825	$1.32	18d	1	1.02mi
1013 Ardmore Way Sun City Center, FL	2.0	2.0	1857	$1,795	$0.97	25d	1	1.05mi
301 Bryce Ct Sun City Center, FL	2.0	2.0	1830	$1,850	$1.01	25d	1	1.06mi
704 Torrey Pines Ave Sun City Center, FL	2.0	1.0	981	$1,700	$1.73	15d	1	1.15mi
704 Torrey Pines Ave Sun City Center, FL	2.0	1.0	981	$1,675	$1.71	25d	1	1.15mi
16461 Little Garden Dr Wimauma, FL	3.0	2.0	1676	$2,250	$1.34	22d	1	1.28mi
810 Oakmont Ave Sun City Center, FL	2.0	2.0	1266	$2,100	$1.66	25d	1	1.37mi
1802 Bedford Ln Sun City Center, FL	1.0–2.0	2.0	952	$1,800	$1.89	11d	2	1.40mi
16616 Windmill Forge Pass Wimauma, FL	4.0	2.0	1846	$2,350	$1.27	25d	1	1.42mi

Listing history 5 events

1. 2026-06-15
   days on market $5,000 Active 7 DOM
2. 2026-06-13
   days on market $5,000 Active 5 DOM
3. 2026-06-13
   days on market $5,000 Active 4 DOM
4. 2026-06-08
   remarks 295-char remark
5. 2026-06-08
   listed $5,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 30 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: $27,683
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$2,215
• − Management: −$2,215
• − Depreciation: −$145
• Taxable income: $22,728
• Est. tax owed @ 24.0%: −$5,455
• After-tax cash flow: $16,000/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 — Wimauma

• Score: 64/100
• State rank: #699
• US rank: #14659

Category grades

Amenities F Commute A Cost of living A- Crime B Employment D- Housing B- Health & safety F User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wimauma, FL
• County: Hillsborough County · 1,540,968 people
• City population: 32,820
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 32,820
• Household income: $97,520
• Rent vs Own: 12.8% rent · 87.2% own
• Severe rent burden: 149.0

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 0.67)
• Race & ethnicity: White 40% Hispanic / Latino 39% Black 14% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 26% Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 2% Scotch-Irish 2% Lithuanian 1%
• Foreign-born: 23% · Canada, Jamaica, Guatemala
• Languages at home: 62% English-only · Spanish 35% Other Indo-European 1% Arabic 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: ▼ -2.35%
• Current HPI: 271.8552
• Rent YoY: ▼ -2.50%
• 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

-96.9% since first listed

9 events — show timeline

• 2026-06-08 Listed $5,000 HAOR as distributed by MLS GRID
• 2020-04-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-04-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-03-11 Listed $181,900 Stellar MLS as Distributed by MLS Grid
• 2016-05-02 Sold (Public Records) $163,000 Public Records
• 2016-04-27 Sold (MLS) $163,000 Stellar MLS as Distributed by MLS Grid
• 2016-03-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-01-25 Price Changed $155,000 Stellar MLS as Distributed by MLS Grid
• 2015-10-20 Listed $160,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.5%/yr

Latest (2025): $6,127 · +8.6% YoY. Source: county tax records.