5786 Red Kite Dr · Wimauma, FL 33598

$306,900

4 bd · 2.0 ba · 1,824 sqft · SingleFamily · 46 Days on market

Built 2026 Good condition 2-car garage $168/sqft · 10% below area Est $340k · 10% under

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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 +13.1/30.0
• ARV discount +11.9/15.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• Appreciation +3.8/10.0
• 1% rule +3.7/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +1.9/5.0

Listing remarks

This new single-story home is a modern take on a classic design. Down the foyer is a spacious and open-plan family room which has direct access to the cozy dining room, well-equipped kitchen and attached patio, perfect for everyday living. In a private corner is the owner's suite with a convenient adjoining bathroom, while on the opposite side of the home are three secondary bedrooms to offer restful retreats.

Key facts

• Adjoining bathroom
• Owner's suite
• Single-story home

Tags

• SINGLE-STORY HOME
• OPEN-PLAN FAMILY ROOM
• WELL-EQUIPPED KITCHEN
• ATTACHED PATIO
• OWNER'S SUITE
• ADJOINING BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $307k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-9 ($-111/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (12.9% below list).
• Recommended offer: $267k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $7k 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 46 days — a 3% lower offer ($298k) is reasonable based on typical stale-listing flexibility.

Recommended offer $267,299 (12.9% 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 46 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $340,495
• List price: $306,900
• Delta: -9.87%
• 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
2211 Red Crossbill St	0.03mi	4/2.5	1,874 (+3%)	4mo	$334,850	$179	88
5758 Purple Finch Ave	0.09mi	4/2.5	1,874 (+3%)	7mo	$318,950	$170	83
5936 Ballast Dr	0.64mi	4/2.0	1,819 (-0%)	4mo	$346,180	$190	67
6051 Dropwort Dr	0.74mi	4/2.0	1,819 (-0%)	4mo	$342,900	$189	62
5941 Ballast Dr	0.63mi	4/2.0	1,715 (-6%)	2mo	$340,900	$199	58
6026 Wild Petunia Dr	0.65mi	4/2.0	1,715 (-6%)	3mo	$332,900	$194	57
5933 Ballast Dr	0.62mi	4/2.0	1,715 (-6%)	5mo	$352,340	$205	56
5985 Ballast Dr	0.67mi	4/2.0	1,715 (-6%)	3mo	$340,090	$198	56
6039 Dropwort Dr	0.73mi	4/2.0	1,715 (-6%)	4mo	$332,900	$194	53
5976 Ballast Dr	0.68mi	4/2.0	2,005 (+10%)	4mo	$350,900	$175	49
6023 Ballast Dr	0.73mi	4/2.0	1,715 (-6%)	10mo	$353,145	$206	48
2429 White Ladyfish Rd	0.72mi	3/2.0 (-1)	2,021 (+11%)	13mo	$389,640	$193	32

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: -15.7%
• Equity multiple: 0.42×
• Total profit: $-49,641
• Equity at exit: $54,773

10-year hold

• IRR: -12.8%
• Equity multiple: 0.22×
• Total profit: $-66,672
• Equity at exit: $42,280

Cash invested: $85,932 (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: 63 active · 34 under contract
• Months of supply: 22.2 mo (4%/mo absorbed)
• Median asking: $322,990 ($179/sqft)
• Median days on market: 92 d
• This list price: 24% of active listings are priced below it
• ARV vs active asking: +4.5% 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: 9.6×

Monthly cashflow live

• Estimated rent: $2,673 high
• Mortgage (P&I): −$1,609
• Tax est. 1.5%: −$384 /mo · $4,604/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $-9

Break-even live

Break-even rent $2,685

Max offer price $305,561

Occupancy floor 95%

Sensitivity live

Price	-10% $203	-5% $97	+0% $-9	+5% $-115	+10% $-221
Rent	-10% $-220	-5% $-115	+0% $-9	+5% $96	+10% $202
Rate	-1.0pp $145	-0.5pp $69	base $-9	+0.5pp $-89	+1.0pp $-170

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: $76,725
• Closing costs: $9,207
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5792 Red Kite Dr Wimauma, FL	4.0	3.0	2174	$2,395	$1.10	7d	1	0.02mi
5771 Red Kite Dr Wimauma, FL	5.0	3.0	2200	$2,650	$1.20	165d	1	0.06mi
2215 Red Crossbill St Wimauma, FL	5.0	3.0	2200	$2,590	$1.18	55d	1	0.07mi
5757 Red Kite Dr Wimauma, FL	5.0	3.0	2200	$2,630	$1.20	151d	1	0.08mi
2234 Red Crossbill St Wimauma, FL	4.0	3.0	2000	$2,400	$1.20	10d	1	0.11mi
5767 Purple Finch Ave Wimauma, FL	4.0	2.5	1931	$2,500	$1.29	10d	1	0.14mi
2270 Red Crossbill St Wimauma, FL	4.0	3.0	2000	$2,250	$1.12	10d	1	0.16mi
2255 Blue Grosbeak Pl Wimauma, FL	4.0	2.5	1874	$2,045	$1.09	2d	1	0.20mi
2248 Lesser Goldfinch Dr Wimauma, FL	3.0	2.5	1801	$2,100	$1.17	37d	1	0.23mi
5615 Red Kite Dr Wimauma, FL	5.0	3.0	2112	$3,000	$1.42	143d	1	0.24mi
17304 Banded Gold Ln Wimauma, FL	3.0	3.0	2145	$2,750	$1.28	32d	1	0.54mi
17304 Banded Gold Ln Wimauma, FL	3.0	2.5	2145	$2,600	$1.21	10d	1	0.54mi
17316 Scuba Crest St Wimauma, FL	3.0	3.0	2328	$2,950	$1.27	10d	1	0.63mi
17316 Scuba Crest St Wimauma, FL	3.0	3.0	2328	$2,950	$1.27	21d	1	0.63mi
17224 Auburn Arch Loop Wimauma, FL	2.0–4.0	2.5	1517	$2,745	$1.81	3d	20	0.74mi
2467 White Ladyfish Rd Wimauma, FL	3.0	2.0	1496	$2,100	$1.40	165d	1	0.80mi
6069 Ballast Dr Wimauma, FL	3.0	2.0	1750	$2,150	$1.23	10d	1	0.81mi
17053 Oval Rum Dr Wimauma, FL	4.0	2.5	2328	$2,750	$1.18	10d	1	0.81mi
17042 Oval Rum Dr Wimauma, FL	3.0	2.0	1516	$2,500	$1.65	158d	1	0.81mi
920 Lakeview Dr Wimauma, FL	3.0	2.0	1640	$2,975	$1.81	10d	1	0.82mi
17031 Blister Wing Dr Wimauma, FL	5.0	3.0	2522	$2,600	$1.03	10d	1	0.85mi
17029 Blister Wing Dr Wimauma, FL	4.0	2.5	2328	$2,750	$1.18	90d	1	0.86mi
17016 Oval Rum Dr Wimauma, FL	5.0	3.0	2522	$2,650	$1.05	10d	1	0.88mi
17297 Southern Haven Dr Wimauma, FL	3.0	2.0	1787	$2,700	$1.51	10d	1	0.89mi
16750 Trite Bend St Wimauma, FL	3.0	2.0	1504	$2,275	$1.51	55d	1	0.93mi
16750 Trite Bend St Wimauma, FL	3.0	2.0	1504	$2,100	$1.40	6d	1	0.93mi
16634 Mooner Plank Cir Wimauma, FL	4.0	2.5	2035	$2,550	$1.25	165d	1	1.04mi
16642 Maude Dr Wimauma, FL	3.0	2.5	1673	$1,999	$1.19	41d	1	1.09mi
16701 Maude Dr Wimauma, FL	3.0	2.5	1785	$2,000	$1.12	129d	1	1.14mi
16632 Grotto Steam Pl Wimauma, FL	3.0	2.5	1695	$1,899	$1.12	72d	1	1.17mi
16621 Grotto Steam Pl Wimauma, FL	3.0	2.5	1695	$2,300	$1.36	10d	1	1.20mi
5101 Sable Chime Dr Wimauma, FL	5.0	2.5	2264	$3,300	$1.46	115d	1	1.23mi
5091 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	165d	1	1.24mi
5089 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	165d	1	1.25mi
5085 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,199	$1.35	0d	1	1.25mi
16636 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,274	$1.39	0d	1	1.25mi
16616 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,274	$1.39	0d	1	1.25mi
16638 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,274	$1.39	0d	1	1.26mi
5029 Sable Chime Dr Wimauma, FL	3.0	2.0	1451	$1,995	$1.37	105d	1	1.26mi
16610 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,176	$1.33	165d	1	1.26mi

Property features AI

Finance

• Financial info: List price $326,400

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family residence (Celeste plan)
• Exterior features: Living area approximately 1,824 (living area provided)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms (both full)
• Interior features: Spec home (new construction, Celeste plan)

Listing history 37 events

1. 2026-07-14
   price $306,900 Active 46 DOM
2. 2026-07-13
   days on market $306,400 Active 46 DOM
3. 2026-07-13
   pricedays on market $306,400 Active 45 DOM
4. 2026-07-11
   days on market $305,900 Active 44 DOM
5. 2026-07-10
   pricedays on market $305,900 Active 43 DOM
6. 2026-07-09
   pricedays on market $335,900 Active 42 DOM
7. 2026-07-07
   days on market $324,900 Active 40 DOM
8. 2026-07-06
   days on market $324,900 Active 39 DOM
9. 2026-07-06
   days on market $324,900 Active 38 DOM
10. 2026-07-05
    pricedays on market $324,900 Active 37 DOM
11. 2026-07-04
    days on market $324,400 Active 36 DOM
12. 2026-07-02
    pricedays on market $324,400 Active 35 DOM
13. 2026-07-01
    days on market $327,400 Active 34 DOM
14. 2026-07-01
    price $327,400 Active 33 DOM
15. 2026-06-30
    days on market $324,400 Active 33 DOM
16. 2026-06-29
    days on market $324,400 Active 32 DOM
17. 2026-06-28
    days on market $324,400 Active 31 DOM
18. 2026-06-27
    days on market $324,400 Active 30 DOM
19. 2026-06-26
    days on market $324,400 Active 29 DOM
20. 2026-06-24
    days on market $324,400 Active 27 DOM
21. 2026-06-22
    days on market $324,400 Active 25 DOM
22. 2026-06-21
    days on market $324,400 Active 24 DOM
23. 2026-06-18
    days on market $324,400 Active 21 DOM
24. 2026-06-17
    days on market $324,400 Active 20 DOM
25. 2026-06-16
    days on market $324,400 Active 19 DOM
26. 2026-06-15
    days on market $324,400 Active 18 DOM
27. 2026-06-13
    days on market $324,400 Active 16 DOM
28. 2026-06-13
    days on market $324,400 Active 15 DOM
29. 2026-06-09
    days on market $324,400 Active 12 DOM
30. 2026-06-08
    days on market $324,400 Active 11 DOM
31. 2026-06-08
    price $324,400 Active 10 DOM
32. 2026-06-07
    days on market $323,900 Active 10 DOM
33. 2026-06-04
    pricedays on market $323,900 Active 7 DOM
34. 2026-06-03
    days on market $323,400 Active 6 DOM
35. 2026-06-02
    pricedays on market $323,400 Active 5 DOM
36. 2026-06-01
    days on market $326,400 Active 4 DOM
37. 2026-05-31
    days on market $326,400 Active 3 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: $32,076
• − Mortgage interest: −$17,191
• − Property taxes: −$4,604
• − Insurance: −$1,534
• − Repairs & maintenance: −$2,566
• − Management: −$2,566
• − Depreciation: −$8,928
• Taxable loss: −$5,313
• Est. tax savings @ 24.0%: +$1,275
• After-tax cash flow: $1,164/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 Est. rehab $9,120–$27,360 screening

This modern single-story home is in good condition with a good condition score of 80. It has a good exterior, a well-maintained interior, and a good roof. The home is move-in ready with minor cosmetic updates needed to enhance its resale and rental value.

Value-add opportunities

• Resale Paint the exterior walls — Fresh paint can enhance curb appeal and home value ↑
• Rental Replace the blinds — New blinds can improve the home's rental appeal and reduce maintenance costs ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

Property features AI

Finance

• Financial info: List price $326,400

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family residence (Celeste plan)
• Exterior features: Living area approximately 1,824 (living area provided)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms (both full)
• Interior features: Spec home (new construction, Celeste plan)