Begonia Plan · Wimauma, FL 33598

$310,900

3 bd · 2.0 ba · 1,486 sqft · SingleFamily · 638 Days on market

Good condition ↓ 3% since listing

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Condition / age +4.0/5.0
• Appreciation +3.8/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• 1% rule +2.1/10.0
• Rent growth +1.9/5.0
• DSCR +1.5/10.0

Listing remarks MLS

Welcome home to the Begonia by Highland Homes, featuring a split plan layout and an open living area with airy volume ceilings! The Begonia features: An open living area including a large gathering room, a sunny dining cafe, and an open kitchen with a counter-height island and pantry. An owner's suite with a walk-in wardrobe and a large en-suite bath with dual vanities, a linen closet, a closeted toilet, and a tiled shower. An optional luxury bath adds a garden tub for spa-like relaxation. . A large hall bath shared by the secondary bedrooms, with the built-in storage convenience of a drawer stack and an adjacent linen closet. A dedicated laundry room. A front porch. A covered lanai accessed from the cafe (optional access from the owner's suite). Multiple exterior elevations to choose from. Base price includes a standard homesite and included features, per community. Homesite premiums and elevation, plan, and design upgrade options may be additional.

Key facts

• Split plan layout
• Gathering room
• Walk-in wardrobe

Tags

• OPEN LIVING AREA
• GATHERING ROOM
• COUNTER-HEIGHT ISLAND
• SPLIT PLAN LAYOUT
• WALK-IN WARDROBE
• PRIVATE EN-SUITE BATH

🏗️ New construction. The $310,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $336,495.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $311k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-445 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (23.4% below list).
• Recommended offer: $238k (23.4% below list) — sets the bar for 1% rule.

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: amenities F, employment D-, health & safety F.
• 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.
• Zoned schools: Wimauma Elementary School (math 31% / reading 29%, grade F, #1,882 of 2,144 statewide, top 88%, 543 students, 81% FRL); Shields Middle School (math 29% / reading 27%, grade F, #486 of 571 statewide, top 86%, 1,867 students, 68% FRL); Lennard High School (math 30% / reading 46%, grade F, #328 of 667 statewide, top 50%, 2,404 students, 47% FRL).
• Zoned-school proficiency averages 32% at this address vs 48% district-wide (-16 pts) — the specific schools serving this property underperform the Hillsborough average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.5%/yr); 1030 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 38d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 638 days — a 12% lower offer ($274k) is reasonable based on typical stale-listing flexibility.

Recommended offer $238,015 (23.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 638 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.67%
• DSCR: 0.75
• GRM: 11.8

CMA / ARV

• ARV (median comp): $336,495
• List price: $310,900
• Delta: -7.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6058 Mangrove Creek Rd	0.33mi	3/2.0	1,545 (+4%)	3mo	$323,900	$210	75
5977 Ballast Dr	0.54mi	3/2.0	1,479 (-0%)	4mo	$305,900	$207	71
6033 Dropwort Dr	0.47mi	3/2.0	1,545 (+4%)	3mo	$326,090	$211	69
5960 Ballast Dr	0.52mi	3/2.0	1,545 (+4%)	3mo	$321,450	$208	66
2371 Scenic Park Loop	0.61mi	3/2.0	1,548 (+4%)	0mo	$299,000	$193	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -23.9%
• Equity multiple: 0.15×
• Total profit: $-80,526
• Equity at exit: $60,055

10-year hold

• IRR: -24.7%
• Equity multiple: -0.33×
• Total profit: $-125,299
• Equity at exit: $46,357

Cash invested: $94,219 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 20 active · 28 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $319,445 ($195/sqft)
• Median days on market: 118 d
• This list price: 30% of active listings are priced below it
• ARV vs active asking: +16.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33598

• Home prices YoY: -0.9%
• Rents YoY: -2.5%
• Active inventory: 1030
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,380 high
• Mortgage (P&I): −$1,765
• Tax est. 1.5%: −$421 /mo · $5,047/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-445

Break-even live

Break-even rent $2,944

Max offer price $272,085

Occupancy floor —

Sensitivity live

Price	-10% $-213	-5% $-329	+0% $-445	+5% $-561	+10% $-678
Rent	-10% $-633	-5% $-539	+0% $-445	+5% $-351	+10% $-257
Rate	-1.0pp $-276	-0.5pp $-360	base $-445	+0.5pp $-532	+1.0pp $-621

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: $84,124
• Closing costs: $10,095
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6069 Ballast Dr Wimauma, FL	3.0	2.0	1750	$2,150	$1.23	10d	1	0.44mi
2467 White Ladyfish Rd Wimauma, FL	3.0	2.0	1496	$2,100	$1.40	165d	1	0.65mi
2329 Lesser Goldfinch Dr Wimauma, FL	2.0	2.5	1770	$1,980	$1.12	129d	1	0.86mi
2248 Lesser Goldfinch Dr Wimauma, FL	3.0	2.5	1801	$2,100	$1.17	37d	1	0.92mi
17334 Holly Well Ave Wimauma, FL	2.0	2.5	1737	$2,500	$1.44	158d	1	1.12mi
2255 Blue Grosbeak Pl Wimauma, FL	4.0	2.5	1874	$2,045	$1.09	2d	1	1.20mi
17432 Holly Well Ave Wimauma, FL	2.0	2.0	1395	$2,200	$1.58	10d	1	1.26mi

Listing history 50 events

1. 2026-11-08
   days on market $310,900 Active 638 DOM
2. 2026-11-07
   days on market $310,900 Active 637 DOM
3. 2026-11-06
   days on market $310,900 Active 636 DOM
4. 2026-11-05
   days on market $310,900 Active 635 DOM
5. 2026-11-04
   days on market $310,900 Active 634 DOM
6. 2026-11-02
   days on market $310,900 Active 632 DOM
7. 2026-11-01
   days on market $310,900 Active 631 DOM
8. 2026-10-31
   days on market $310,900 Active 630 DOM
9. 2026-10-30
   days on market $310,900 Active 629 DOM
10. 2026-10-29
    days on market $310,900 Active 628 DOM
11. 2026-10-28
    days on market $310,900 Active 627 DOM
12. 2026-10-27
    days on market $310,900 Active 626 DOM
13. 2026-10-26
    days on market $310,900 Active 625 DOM
14. 2026-10-25
    days on market $310,900 Active 624 DOM
15. 2026-10-24
    days on market $310,900 Active 623 DOM
16. 2026-10-23
    days on market $310,900 Active 622 DOM
17. 2026-10-22
    days on market $310,900 Active 621 DOM
18. 2026-10-21
    days on market $310,900 Active 620 DOM
19. 2026-10-20
    days on market $310,900 Active 619 DOM
20. 2026-10-19
    days on market $310,900 Active 618 DOM
21. 2026-10-18
    days on market $310,900 Active 617 DOM
22. 2026-10-17
    days on market $310,900 Active 616 DOM
23. 2026-10-16
    days on market $310,900 Active 615 DOM
24. 2026-10-15
    days on market $310,900 Active 614 DOM
25. 2026-10-14
    days on market $310,900 Active 613 DOM
26. 2026-10-13
    days on market $310,900 Active 612 DOM
27. 2026-10-12
    days on market $310,900 Active 611 DOM
28. 2026-10-11
    days on market $310,900 Active 610 DOM
29. 2026-10-10
    days on market $310,900 Active 609 DOM
30. 2026-10-09
    days on market $310,900 Active 608 DOM
31. 2026-10-08
    days on market $310,900 Active 607 DOM
32. 2026-10-07
    days on market $310,900 Active 606 DOM
33. 2026-10-06
    days on market $310,900 Active 605 DOM
34. 2026-10-05
    days on market $310,900 Active 604 DOM
35. 2026-10-03
    days on market $310,900 Active 602 DOM
36. 2026-10-02
    days on market $310,900 Active 601 DOM
37. 2026-10-01
    days on market $310,900 Active 600 DOM
38. 2026-09-30
    days on market $310,900 Active 599 DOM
39. 2026-09-29
    days on market $310,900 Active 598 DOM
40. 2026-09-28
    days on market $310,900 Active 597 DOM
41. 2026-09-27
    days on market $310,900 Active 596 DOM
42. 2026-09-25
    days on market $310,900 Active 594 DOM
43. 2026-09-24
    days on market $310,900 Active 593 DOM
44. 2026-09-23
    days on market $310,900 Active 592 DOM
45. 2026-09-22
    days on market $310,900 Active 591 DOM
46. 2026-09-21
    days on market $310,900 Active 590 DOM
47. 2026-09-20
    days on market $310,900 Active 589 DOM
48. 2026-09-19
    days on market $310,900 Active 588 DOM
49. 2026-09-18
    days on market $310,900 Active 587 DOM
50. 2026-09-17
    days on market $310,900 Active 586 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: $28,562
• − Mortgage interest: −$18,849
• − Property taxes: −$5,047
• − Insurance: −$1,682
• − Repairs & maintenance: −$2,285
• − Management: −$2,285
• − Depreciation: −$9,789
• Taxable loss: −$11,376
• Est. tax savings @ 24.0%: +$2,730
• After-tax cash flow: $-2,611/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 None rehab

This single-family home is in good condition with a fresh paint job and well-maintained exterior. It offers a good balance of modern amenities and curb appeal, making it a solid investment.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Wimauma Elementary School F FL #1,882/2,144 Nat'l #26,438/41,679 Middle Shields Middle School F FL #486/571 Nat'l #9,545/14,009 High Lennard High School F FL #328/667 Nat'l #8,877/17,239

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

C Composite livability gradescore 64/100

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 · 1,607,022 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: 7% of renters

---

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%
• 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

-3.1% since first listed

2 events — show timeline

• 2026-04-10 Price Changed $310,900 Zillow
• 2025-02-08 Listed $320,900 Zillow