St. Thomas II Plan · Wimauma, FL 33598

$241,590

3 bd · 2.5 ba · 1,666 sqft · Townhouse · 186 Days on market

Good condition ↓ 21% since listing

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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 +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• 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 MLS

Luxury is in the details of this charming two-story townhome. The first floor enjoys an airy design among the spacious living room, kitchen and dining room, opening to the covered patio for serene outdoor moments. Upstairs, an adaptable central loft leads to two secondary bedrooms and the tranquil owner's suite. The owner's suite is in a privately situated corner, showcasing a full-sized bathroom and large walk-in closet.

Key facts

• Central loft
• Covered patio
• Full sized bathroom

Tags

• TWO STORY TOWNHOME
• COVERED PATIO
• CENTRAL LOFT
• FULL SIZED BATHROOM
• LARGE WALK IN CLOSET

🏗️ 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/2.5-bath townhouse listed at $242k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $239 ($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 $242k (0.0% below list).
• Recommended offer: $213k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: 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: Reddick Elementary School (math 34% / reading 29%, grade F, #1,841 of 2,144 statewide, top 86%, 794 students, 78% 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); 689 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 $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

• It's been on market 186 days — a 12% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Recommended offer $212,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 8.3

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: -9.6%
• Equity multiple: 0.64×
• Total profit: $-24,327
• Equity at exit: $43,117

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-22,985
• Equity at exit: $33,283

Cash invested: $67,645 (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: 689
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,415 high
• Mortgage (P&I): −$1,267
• Tax est. 1.5%: −$302 /mo · $3,624/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $239

Break-even live

Break-even rent $2,113

Max offer price $241,590

Occupancy floor 85%

Sensitivity live

Price	-10% $406	-5% $322	+0% $239	+5% $155	+10% $72
Rent	-10% $48	-5% $143	+0% $239	+5% $334	+10% $429
Rate	-1.0pp $360	-0.5pp $300	base $239	+0.5pp $176	+1.0pp $112

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: $60,398
• Closing costs: $7,248
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17247 Southern Haven Dr Wimauma, FL	3.0	2.5	1660	$2,300	$1.39	20d	1	0.02mi
17224 Auburn Arch Loop Wimauma, FL	2.0–4.0	2.5	1517	$2,600	$1.71	20d	20	0.24mi
17134 White Mangrove Dr Wimauma, FL	4.0	2.0	1935	$2,395	$1.24	26d	1	0.51mi
17132 White Mangrove Dr Wimauma, FL	3.0	2.0	1561	$2,100	$1.35	0d	1	0.51mi
17345 White Mangrove Dr Wimauma, FL	4.0	2.5	1870	$2,650	$1.42	16d	1	0.62mi
17042 Oval Rum Dr Wimauma, FL	3.0	2.0	1516	$2,500	$1.65	20d	1	0.64mi
17334 Holly Well Ave Wimauma, FL	2.0	2.5	1737	$2,500	$1.44	19d	1	0.67mi
16705 Myrtle Sand Dr Wimauma, FL	3.0	2.0	1253	$2,350	$1.88	26d	1	0.99mi
2467 White Ladyfish Rd Wimauma, FL	3.0	2.0	1496	$2,100	$1.40	26d	1	1.16mi
16660 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	26d	1	1.24mi
16676 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	26d	1	1.24mi
16638 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	24d	1	1.24mi
16634 Mooner Plank Cir Wimauma, FL	4.0	2.5	2035	$2,550	$1.25	26d	1	1.26mi
16619 Ancient Mariner Ln Wimauma, FL	2.0	2.5	1541	$2,031	$1.32	26d	1	1.27mi
16665 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	26d	1	1.27mi
16667 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	26d	1	1.27mi
16671 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	26d	1	1.27mi
16616 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	24d	1	1.28mi
16611 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,176	$1.33	22d	1	1.28mi
16610 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,176	$1.33	26d	1	1.29mi
5017 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	22d	1	1.29mi
5085 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	26d	1	1.29mi
5089 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	26d	1	1.29mi
5091 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	26d	1	1.29mi
5095 Capri Harbor Dr Wimauma, FL	2.0	2.5	1578	$1,956	$1.24	24d	1	1.29mi
5018 Capri Harbor Dr Wimauma, FL	2.0	2.5	1541	$1,956	$1.27	26d	1	1.32mi
5044 Capri Harbor Dr Wimauma, FL	2.0	2.5	1541	$1,956	$1.27	26d	1	1.32mi
5010 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	26d	1	1.32mi
1013 Ardmore Way Sun City Center, FL	2.0	2.0	1857	$1,795	$0.97	26d	1	1.33mi

Listing history 28 events

1. 2026-06-22
   price $241,590 Active 186 DOM
2. 2026-06-21
   days on market $241,490 Active 186 DOM
3. 2026-06-18
   days on market $241,490 Active 183 DOM
4. 2026-06-17
   days on market $241,490 Active 182 DOM
5. 2026-06-16
   days on market $241,490 Active 181 DOM
6. 2026-06-15
   pricedays on market $241,490 Active 180 DOM
7. 2026-06-13
   days on market $240,990 Active 178 DOM
8. 2026-06-13
   days on market $240,990 Active 177 DOM
9. 2026-06-09
   days on market $240,990 Active 174 DOM
10. 2026-06-08
    days on market $240,990 Active 173 DOM
11. 2026-06-07
    days on market $240,990 Active 172 DOM
12. 2026-06-04
    days on market $240,990 Active 169 DOM
13. 2026-06-03
    days on market $240,990 Active 168 DOM
14. 2026-06-02
    pricedays on market $240,990 Active 167 DOM
15. 2026-06-01
    days on market $245,990 Active 166 DOM
16. 2026-05-31
    days on market $245,990 Active 165 DOM
17. 2026-05-11
    price $245,990 425-char remark

    Show marketing remark (425 chars)

    Luxury is in the details of this charming two-story townhome. The first floor enjoys an airy design among the spacious living room, kitchen and dining room, opening to the covered patio for serene outdoor moments. Upstairs, an adaptable central loft leads to two secondary bedrooms and the tranquil owner's suite. The owner's suite is in a privately situated corner, showcasing a full-sized bathroom and large walk-in closet.

18. 2026-05-07
    price $245,740 425-char remark

    Show marketing remark (425 chars)

    Luxury is in the details of this charming two-story townhome. The first floor enjoys an airy design among the spacious living room, kitchen and dining room, opening to the covered patio for serene outdoor moments. Upstairs, an adaptable central loft leads to two secondary bedrooms and the tranquil owner's suite. The owner's suite is in a privately situated corner, showcasing a full-sized bathroom and large walk-in closet.

19. 2026-05-04
    price $245,490 425-char remark

    Show marketing remark (425 chars)

    Luxury is in the details of this charming two-story townhome. The first floor enjoys an airy design among the spacious living room, kitchen and dining room, opening to the covered patio for serene outdoor moments. Upstairs, an adaptable central loft leads to two secondary bedrooms and the tranquil owner's suite. The owner's suite is in a privately situated corner, showcasing a full-sized bathroom and large walk-in closet.

20. 2026-05-03
    price $245,240 425-char remark

    Show marketing remark (425 chars)

    Luxury is in the details of this charming two-story townhome. The first floor enjoys an airy design among the spacious living room, kitchen and dining room, opening to the covered patio for serene outdoor moments. Upstairs, an adaptable central loft leads to two secondary bedrooms and the tranquil owner's suite. The owner's suite is in a privately situated corner, showcasing a full-sized bathroom and large walk-in closet.

21. 2026-05-02
    price $244,990 425-char remark

    Show marketing remark (425 chars)

    Luxury is in the details of this charming two-story townhome. The first floor enjoys an airy design among the spacious living room, kitchen and dining room, opening to the covered patio for serene outdoor moments. Upstairs, an adaptable central loft leads to two secondary bedrooms and the tranquil owner's suite. The owner's suite is in a privately situated corner, showcasing a full-sized bathroom and large walk-in closet.

22. 2026-04-26
    price $244,740 425-char remark

    Show marketing remark (425 chars)

    Luxury is in the details of this charming two-story townhome. The first floor enjoys an airy design among the spacious living room, kitchen and dining room, opening to the covered patio for serene outdoor moments. Upstairs, an adaptable central loft leads to two secondary bedrooms and the tranquil owner's suite. The owner's suite is in a privately situated corner, showcasing a full-sized bathroom and large walk-in closet.

23. 2026-04-20
    price $244,490 425-char remark

    Show marketing remark (425 chars)

    Luxury is in the details of this charming two-story townhome. The first floor enjoys an airy design among the spacious living room, kitchen and dining room, opening to the covered patio for serene outdoor moments. Upstairs, an adaptable central loft leads to two secondary bedrooms and the tranquil owner's suite. The owner's suite is in a privately situated corner, showcasing a full-sized bathroom and large walk-in closet.

24. 2026-04-12
    price $244,240 425-char remark

    Show marketing remark (425 chars)

    Luxury is in the details of this charming two-story townhome. The first floor enjoys an airy design among the spacious living room, kitchen and dining room, opening to the covered patio for serene outdoor moments. Upstairs, an adaptable central loft leads to two secondary bedrooms and the tranquil owner's suite. The owner's suite is in a privately situated corner, showcasing a full-sized bathroom and large walk-in closet.

25. 2026-04-02
    price $243,990 425-char remark

    Show marketing remark (425 chars)

    Luxury is in the details of this charming two-story townhome. The first floor enjoys an airy design among the spacious living room, kitchen and dining room, opening to the covered patio for serene outdoor moments. Upstairs, an adaptable central loft leads to two secondary bedrooms and the tranquil owner's suite. The owner's suite is in a privately situated corner, showcasing a full-sized bathroom and large walk-in closet.

26. 2026-03-02
    price $241,990 425-char remark

    Show marketing remark (425 chars)

    Luxury is in the details of this charming two-story townhome. The first floor enjoys an airy design among the spacious living room, kitchen and dining room, opening to the covered patio for serene outdoor moments. Upstairs, an adaptable central loft leads to two secondary bedrooms and the tranquil owner's suite. The owner's suite is in a privately situated corner, showcasing a full-sized bathroom and large walk-in closet.

27. 2026-02-13
    price $240,990 425-char remark

    Show marketing remark (425 chars)

    Luxury is in the details of this charming two-story townhome. The first floor enjoys an airy design among the spacious living room, kitchen and dining room, opening to the covered patio for serene outdoor moments. Upstairs, an adaptable central loft leads to two secondary bedrooms and the tranquil owner's suite. The owner's suite is in a privately situated corner, showcasing a full-sized bathroom and large walk-in closet.

28. 2025-12-17
    listed $309,990 Active 425-char remark

    Show marketing remark (425 chars)

    Luxury is in the details of this charming two-story townhome. The first floor enjoys an airy design among the spacious living room, kitchen and dining room, opening to the covered patio for serene outdoor moments. Upstairs, an adaptable central loft leads to two secondary bedrooms and the tranquil owner's suite. The owner's suite is in a privately situated corner, showcasing a full-sized bathroom and large walk-in closet.

ⓘ 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: $28,984
• − Mortgage interest: −$13,533
• − Property taxes: −$3,624
• − Insurance: −$1,208
• − Repairs & maintenance: −$2,319
• − Management: −$2,319
• − Depreciation: −$7,028
• Taxable loss: −$1,046
• Est. tax savings @ 24.0%: +$251
• After-tax cash flow: $3,114/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 charming two-story townhome is in excellent condition with minimal repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Improves functionality and aesthetics
• Both New kitchen appliances — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Modernizes the space and adds value ↑

ⓘ 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

Price history

-20.6% since first listed

12 events — show timeline

• 2026-05-11 Price Changed $245,990 Zillow
• 2026-05-07 Price Changed $245,740 Zillow
• 2026-05-04 Price Changed $245,490 Zillow
• 2026-05-03 Price Changed $245,240 Zillow
• 2026-05-02 Price Changed $244,990 Zillow
• 2026-04-26 Price Changed $244,740 Zillow
• 2026-04-20 Price Changed $244,490 Zillow
• 2026-04-12 Price Changed $244,240 Zillow
• 2026-04-02 Price Changed $243,990 Zillow
• 2026-03-02 Price Changed $241,990 Zillow
• 2026-02-13 Price Changed $240,990 Zillow
• 2025-12-17 Listed $309,990 Zillow