2278 Rosefinch Hill Pl · Wimauma, FL 33598

$261,490

3 bd · 2.5 ba · 1,801 sqft · Townhouse · 11 Days on market

Built 2026 Good condition

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Why this score? — see what drove the C- 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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Appreciation +3.8/10.0
• Livability +3.2/5.0
• Rent growth +1.9/5.0

Listing remarks

This new two-story townhome is ideal for modern lifestyles. On the first floor, the kitchen, living and dining area meet in a spacious and flexible open-concept floorplan. All three bedrooms are located on the second floor, including the luxurious owner's suite near the front of the home with a full bathroom and walk-in closet, just steps from a versatile and inviting loft.

Key facts

• Full bathroom
• Walk-in closet
• Versatile loft

Tags

• OPEN-CONCEPT FLOORPLAN
• LUXURIOUS OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET
• VERSATILE LOFT

Property features AI

Finance

• Other: Listing status: Active; Listing modified: 2026-06-07
• Financial info: List price $241,390

Exterior

• Parking: 1 garage space (1 parking space total)
• Home design: Single-family residence (Cartwright plan)
• Exterior features: Property on lot at 2278 Rosefinch Hill Pl, Wimauma, FL 33598

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Spec home — Cartwright plan; Living area approximately 1801

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $261k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (0.5% below list).
• Recommended offer: $260k (0.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• This rent runs 32% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.4%/yr); year-one equity from $2k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $260,179 (0.5% below list)

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. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.07%
• DSCR: 1.18
• GRM: 8.4

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: -9.8%
• Equity multiple: 0.63×
• Total profit: $-26,924
• Equity at exit: $46,669

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-26,063
• Equity at exit: $36,024

Cash invested: $73,217 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,602 high
• Mortgage (P&I): −$1,371
• Tax est. 1.5%: −$327 /mo · $3,922/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $248

Break-even live

Break-even rent $2,287

Max offer price $261,490

Occupancy floor 85%

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: $65,372
• Closing costs: $7,845
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17334 Holly Well Ave Wimauma, FL	2.0	2.5	1737	$2,500	$1.44	17d	1	0.48mi
2467 White Ladyfish Rd Wimauma, FL	3.0	2.0	1496	$2,100	$1.40	24d	1	0.58mi
17224 Auburn Arch Loop Wimauma, FL	2.0–4.0	2.5	1517	$2,600	$1.71	17d	20	0.89mi
17042 Oval Rum Dr Wimauma, FL	3.0	2.0	1516	$2,500	$1.65	17d	1	1.06mi
17029 Blister Wing Dr Wimauma, FL	4.0	2.5	2328	$3,000	$1.29	1d	1	1.10mi
17247 Southern Haven Dr Wimauma, FL	3.0	2.5	1660	$2,300	$1.39	17d	1	1.13mi
16634 Mooner Plank Cir Wimauma, FL	4.0	2.5	2035	$2,550	$1.25	24d	1	1.31mi
17134 White Mangrove Dr Wimauma, FL	4.0	2.0	1935	$2,395	$1.24	24d	1	1.49mi

Listing history 11 events

1. 2026-06-18
   days on market $261,490 Active 11 DOM
2. 2026-06-17
   pricedays on market $261,490 Active 10 DOM
3. 2026-06-16
   days on market $246,490 Active 9 DOM
4. 2026-06-15
   days on market $246,490 Active 8 DOM
5. 2026-06-13
   days on market $246,490 Active 6 DOM
6. 2026-06-13
   days on market $246,490 Active 5 DOM
7. 2026-06-10
   price $246,490 Active 2 DOM
8. 2026-06-09
   days on market $243,490 Active 2 DOM
9. 2026-06-08
   price $243,490 Active 1 DOM
10. 2026-06-08
    remarks 376-char remark
11. 2026-06-08
    listed $241,390 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $31,221
• − Mortgage interest: −$14,648
• − Property taxes: −$3,922
• − Insurance: −$1,307
• − Repairs & maintenance: −$2,498
• − Management: −$2,498
• − Depreciation: −$7,607
• Taxable loss: −$1,258
• Est. tax savings @ 24.0%: +$302
• After-tax cash flow: $3,282/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 · 12 photos

Good 80/100 Cosmetic rehab

This modern townhome is in good condition with a good condition score of 80. It has a good foundation and structure, and the exterior and interior are well-maintained. The home is move-in ready with minor cosmetic updates that can significantly increase its value.

Value-add opportunities

• Both Paint the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Replace the blinds with energy-efficient window treatments — Improved energy efficiency and aesthetic appeal.
• Both Install smart home devices — Enhances convenience and adds modern features to the home.
• Both Upgrade the kitchen appliances — Modern appliances can increase the home's appeal and value.
• Both Add a smart thermostat — Improves energy efficiency and adds a modern touch to the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Replace the blinds with energy-efficient window treatments — Improved energy efficiency and aesthetic appeal. ↑
• Both Install smart home devices — Enhances convenience and adds modern features to the home. ↑
• Both Upgrade the kitchen appliances — Modern appliances can increase the home's appeal and value. ↑
• Both Add a smart thermostat — Improves energy efficiency and adds a modern touch to the home. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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