Hillcrest Plan · Wimauma, FL 33598

$313,990

4 bd · 2.5 ba · 2,046 sqft · SingleFamily · 714 Days on market

Excellent condition $13/mo HOA ↓ 3% since listing

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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 +8.9/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Appreciation +3.8/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +1.9/5.0

Listing remarks MLS

Ryan Homes at Cypress Ridge Ranch - discover your dream home in a serene, amenity-rich community. Choose your perfect homesite, customize your floorplan, and add your personal touches. Priced from the low $300s. The Hillcrest single-family home has it all. Your convenient 2-car garage leads to your gourmet kitchen where a large island overlooks the dining and family rooms. Gather in this open area with friends or outside on your large lanai. Upstairs, 3 spacious bedrooms and a double vanity full bath surround a versatile loft, the perfect spot for entertaining visiting guests. Your deluxe owner's suite features dual walk-in closets and double vanity bath.

Key facts

• 2 garage spots
• Listed 713 days

🏗️ New construction. The $313,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $341,900.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $314k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-275 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (15.3% below list).
• Recommended offer: $266k (15.3% 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; 30 comparable units currently listed for rent nearby; rentals lingering (median 33d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 33% 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 $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 714 days — a 12% lower offer ($276k) is reasonable based on typical stale-listing flexibility.

Recommended offer $265,904 (15.3% 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 714 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.45%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (median comp): $341,900
• List price: $313,990
• Delta: -8.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5976 Ballast Dr	0.22mi	4/2.0	2,005 (-2%)	4mo	$350,900	$175	81
6063 Dropwort Dr	0.27mi	4/2.0	2,005 (-2%)	3mo	$350,900	$175	80
2635 Scenic Park Loop	0.43mi	4/2.5	2,029 (-1%)	2mo	$366,670	$181	77
2619 Scenic Park Loop	0.38mi	4/2.0	2,005 (-2%)	1mo	$362,270	$181	76
6007 Ballast Dr	0.17mi	4/3.0	2,314 (+13%)	3mo	$426,260	$184	65
5936 Ballast Dr	0.25mi	4/2.0	1,819 (-11%)	4mo	$346,180	$190	65
6051 Dropwort Dr	0.25mi	4/2.0	1,819 (-11%)	4mo	$342,900	$189	65
2658 Scenic Park Loop	0.49mi	3/2.5 (-1)	2,137 (+4%)	2mo	$369,900	$173	63
5758 Purple Finch Ave	0.71mi	4/2.5	1,874 (-8%)	7mo	$318,950	$170	47
5854 Yellow Hornbill Ave	0.63mi	5/2.5 (+1)	2,326 (+14%)	2mo	$329,090	$141	41
2276 Red Crossbill St	0.64mi	5/2.5 (+1)	2,344 (+15%)	2mo	$309,190	$132	39
2255 Red Crossbill St	0.68mi	5/2.5 (+1)	2,344 (+15%)	3mo	$328,190	$140	37

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: -20.5%
• Equity multiple: 0.26×
• Total profit: $-71,233
• Equity at exit: $61,020

10-year hold

• IRR: -19.7%
• Equity multiple: -0.11×
• Total profit: $-106,245
• Equity at exit: $47,102

Cash invested: $95,732 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 78 active · 50 under contract
• Months of supply: 15.1 mo (7%/mo absorbed)
• Median asking: $338,340 ($164/sqft)
• Median days on market: 73 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: +1.7% vs 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: 9.8×

Monthly cashflow live

• Estimated rent: $2,659 high
• Mortgage (P&I): −$1,793
• Tax est. 1.5%: −$427 /mo · $5,128/yr
• Insurance: −$142
• HOA: −$13
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $-275

Break-even live

Break-even rent $3,007

Max offer price $302,085

Occupancy floor —

Sensitivity live

Price	-10% $-39	-5% $-157	+0% $-275	+5% $-393	+10% $-511
Rent	-10% $-485	-5% $-380	+0% $-275	+5% $-170	+10% $-65
Rate	-1.0pp $-103	-0.5pp $-188	base $-275	+0.5pp $-364	+1.0pp $-454

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: $85,475
• Closing costs: $10,257
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2467 White Ladyfish Rd Wimauma, FL	3.0	2.0	1496	$2,100	$1.40	165d	1	0.05mi
6069 Ballast Dr Wimauma, FL	3.0	2.0	1750	$2,150	$1.23	10d	1	0.22mi
17304 Banded Gold Ln Wimauma, FL	3.0	2.5	2145	$2,600	$1.21	10d	1	0.56mi
17304 Banded Gold Ln Wimauma, FL	3.0	3.0	2145	$2,750	$1.28	32d	1	0.56mi
2248 Lesser Goldfinch Dr Wimauma, FL	3.0	2.5	1801	$2,100	$1.17	37d	1	0.64mi
2270 Red Crossbill St Wimauma, FL	4.0	3.0	2000	$2,250	$1.12	10d	1	0.68mi
5767 Purple Finch Ave Wimauma, FL	4.0	2.5	1931	$2,500	$1.29	10d	1	0.72mi
2234 Red Crossbill St Wimauma, FL	4.0	3.0	2000	$2,400	$1.20	10d	1	0.74mi
5615 Red Kite Dr Wimauma, FL	5.0	3.0	2112	$3,000	$1.42	143d	1	0.77mi
2215 Red Crossbill St Wimauma, FL	5.0	3.0	2200	$2,590	$1.18	55d	1	0.78mi
2255 Blue Grosbeak Pl Wimauma, FL	4.0	2.5	1874	$2,045	$1.09	2d	1	0.79mi
5771 Red Kite Dr Wimauma, FL	5.0	3.0	2200	$2,650	$1.20	165d	1	0.80mi
5757 Red Kite Dr Wimauma, FL	5.0	3.0	2200	$2,630	$1.20	151d	1	0.81mi
5792 Red Kite Dr Wimauma, FL	4.0	3.0	2174	$2,395	$1.10	7d	1	0.82mi
17316 Scuba Crest St Wimauma, FL	3.0	3.0	2328	$2,950	$1.27	10d	1	0.84mi
17316 Scuba Crest St Wimauma, FL	3.0	3.0	2328	$2,950	$1.27	21d	1	0.84mi
17216 Scuba Crest St Wimauma, FL	3.0	3.0	2651	$3,500	$1.32	87d	1	0.85mi
17224 Auburn Arch Loop Wimauma, FL	2.0–4.0	2.5	1517	$2,745	$1.81	3d	20	1.08mi
17297 Southern Haven Dr Wimauma, FL	3.0	2.0	1787	$2,700	$1.51	10d	1	1.17mi
5404 Blue Azure Dr Wimauma, FL	4.0	2.0	1935	$2,600	$1.34	9d	1	1.38mi
5487 Blue Azure Dr Wimauma, FL	3.0	2.0	1540	$1,995	$1.30	85d	1	1.40mi
17053 Oval Rum Dr Wimauma, FL	4.0	2.5	2328	$2,750	$1.18	10d	1	1.42mi
17031 Blister Wing Dr Wimauma, FL	5.0	3.0	2522	$2,600	$1.03	10d	1	1.45mi
17042 Oval Rum Dr Wimauma, FL	3.0	2.0	1516	$2,500	$1.65	158d	1	1.45mi
17029 Blister Wing Dr Wimauma, FL	4.0	2.5	2328	$2,750	$1.18	90d	1	1.45mi
5514 Blue Azure Dr Wimauma, FL	3.0	2.0	1540	$2,199	$1.43	140d	1	1.46mi
5518 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$3,000	$1.63	0d	1	1.47mi
5517 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$2,400	$1.30	130d	1	1.47mi
5517 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$2,550	$1.39	69d	1	1.47mi
2871 Silver Scallop Loop Wimauma, FL	4.0	2.5	1924	$2,600	$1.35	90d	1	1.49mi

Listing history 50 events

1. 2026-11-08
   days on market $313,990 Active 714 DOM
2. 2026-11-07
   days on market $313,990 Active 713 DOM
3. 2026-11-06
   days on market $313,990 Active 712 DOM
4. 2026-11-05
   days on market $313,990 Active 711 DOM
5. 2026-11-04
   days on market $313,990 Active 710 DOM
6. 2026-11-02
   days on market $313,990 Active 708 DOM
7. 2026-11-01
   days on market $313,990 Active 707 DOM
8. 2026-10-31
   days on market $313,990 Active 706 DOM
9. 2026-10-30
   days on market $313,990 Active 705 DOM
10. 2026-10-29
    days on market $313,990 Active 704 DOM
11. 2026-10-28
    days on market $313,990 Active 703 DOM
12. 2026-10-27
    days on market $313,990 Active 702 DOM
13. 2026-10-26
    days on market $313,990 Active 701 DOM
14. 2026-10-25
    days on market $313,990 Active 700 DOM
15. 2026-10-24
    days on market $313,990 Active 699 DOM
16. 2026-10-23
    days on market $313,990 Active 698 DOM
17. 2026-10-22
    days on market $313,990 Active 697 DOM
18. 2026-10-21
    days on market $313,990 Active 696 DOM
19. 2026-10-20
    days on market $313,990 Active 695 DOM
20. 2026-10-19
    days on market $313,990 Active 694 DOM
21. 2026-10-18
    days on market $313,990 Active 693 DOM
22. 2026-10-17
    days on market $313,990 Active 692 DOM
23. 2026-10-16
    price $313,990 Active 691 DOM
24. 2026-10-16
    days on market $326,990 Active 691 DOM
25. 2026-10-15
    days on market $326,990 Active 690 DOM
26. 2026-10-14
    days on market $326,990 Active 689 DOM
27. 2026-10-13
    days on market $326,990 Active 688 DOM
28. 2026-10-12
    days on market $326,990 Active 687 DOM
29. 2026-10-11
    days on market $326,990 Active 686 DOM
30. 2026-10-10
    days on market $326,990 Active 685 DOM
31. 2026-10-09
    days on market $326,990 Active 684 DOM
32. 2026-10-08
    days on market $326,990 Active 683 DOM
33. 2026-10-07
    days on market $326,990 Active 682 DOM
34. 2026-10-06
    days on market $326,990 Active 681 DOM
35. 2026-10-05
    days on market $326,990 Active 680 DOM
36. 2026-10-03
    days on market $326,990 Active 678 DOM
37. 2026-10-02
    days on market $326,990 Active 677 DOM
38. 2026-10-01
    days on market $326,990 Active 676 DOM
39. 2026-09-30
    days on market $326,990 Active 675 DOM
40. 2026-09-29
    days on market $326,990 Active 674 DOM
41. 2026-09-28
    days on market $326,990 Active 673 DOM
42. 2026-09-27
    days on market $326,990 Active 672 DOM
43. 2026-09-25
    days on market $326,990 Active 670 DOM
44. 2026-09-24
    days on market $326,990 Active 669 DOM
45. 2026-09-23
    days on market $326,990 Active 668 DOM
46. 2026-09-22
    days on market $326,990 Active 667 DOM
47. 2026-09-21
    days on market $326,990 Active 666 DOM
48. 2026-09-20
    days on market $326,990 Active 665 DOM
49. 2026-09-19
    days on market $326,990 Active 664 DOM
50. 2026-09-18
    days on market $326,990 Active 663 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: $31,908
• − Mortgage interest: −$19,152
• − Property taxes: −$5,128
• − Insurance: −$1,710
• − Repairs & maintenance: −$2,553
• − Management: −$2,553
• − HOA: −$156
• − Depreciation: −$9,946
• Taxable loss: −$9,289
• Est. tax savings @ 24.0%: +$2,229
• After-tax cash flow: $-1,073/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

Excellent 95/100 None rehab

This home is in excellent condition with modern amenities and a well-maintained exterior. It is move-in ready and would benefit from minor updates to enhance its curb appeal and smart home features.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Add smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/tenants. ↑
• Both Install smart thermostat — A smart thermostat can improve energy efficiency and comfort, attracting eco-conscious buyers/tenants. ↑

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

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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%

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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%

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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

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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

-2.7% since first listed

8 events — show timeline

• 2026-02-24 Price Changed $325,990 Zillow
• 2026-01-23 Price Changed $322,990 Zillow
• 2025-12-24 Price Changed $319,990 Zillow
• 2025-04-03 Price Changed $344,990 Zillow
• 2025-03-06 Price Changed $342,990 Zillow
• 2025-02-02 Price Changed $340,990 Zillow
• 2025-01-28 Price Changed $336,990 Zillow
• 2024-11-24 Listed $334,990 Zillow