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 +13.5/30.0
• ARV discount +11.9/15.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Appreciation +3.8/10.0
• 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 ($113/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 $270k (12.1% below list).
• Recommended offer: $270k (12.1% 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); 962 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 85d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 $269,658 (12.1% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.88% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 9.5

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%)	3mo	$334,850	$179	89
5758 Purple Finch Ave	0.09mi	4/2.5	1,874 (+3%)	6mo	$318,950	$170	84
5936 Ballast Dr	0.64mi	4/2.0	1,819 (-0%)	2mo	$346,180	$190	68
6051 Dropwort Dr	0.74mi	4/2.0	1,819 (-0%)	2mo	$342,900	$189	63
5941 Ballast Dr	0.63mi	4/2.0	1,715 (-6%)	1mo	$340,900	$199	60
6026 Wild Petunia Dr	0.65mi	4/2.0	1,715 (-6%)	1mo	$332,900	$194	58
5933 Ballast Dr	0.62mi	4/2.0	1,715 (-6%)	4mo	$352,340	$205	58
5985 Ballast Dr	0.67mi	4/2.0	1,715 (-6%)	1mo	$340,090	$198	58
6039 Dropwort Dr	0.73mi	4/2.0	1,715 (-6%)	3mo	$332,900	$194	54
5976 Ballast Dr	0.68mi	4/2.0	2,005 (+10%)	2mo	$350,900	$175	50
6023 Ballast Dr	0.73mi	4/2.0	1,715 (-6%)	8mo	$353,145	$206	49
2429 White Ladyfish Rd	0.72mi	3/2.0 (-1)	2,021 (+11%)	12mo	$389,640	$193	34

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: -15.3%
• Equity multiple: 0.44×
• Total profit: $-48,523
• Equity at exit: $54,773

10-year hold

• IRR: -12.4%
• Equity multiple: 0.25×
• Total profit: $-64,436
• 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 · 26 under contract
• Months of supply: 25.2 mo (4%/mo absorbed)
• Median asking: $326,650 ($182/sqft)
• Median days on market: 64 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +2.7% 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: 962
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,697 high
• Mortgage (P&I): −$1,609
• Tax est. 1.5%: −$384 /mo · $4,604/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $9

Break-even live

Break-even rent $2,685

Max offer price $306,900

Occupancy floor 95%

Sensitivity live

Price	-10% $221	-5% $115	+0% $9	+5% $-97	+10% $-203
Rent	-10% $-204	-5% $-97	+0% $9	+5% $116	+10% $222
Rate	-1.0pp $164	-0.5pp $87	base $9	+0.5pp $-70	+1.0pp $-151

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	$2,500	$1.15	7d	1	0.02mi
5771 Red Kite Dr Wimauma, FL	5.0	3.0	2200	$2,650	$1.20	120d	1	0.06mi
2215 Red Crossbill St Wimauma, FL	5.0	3.0	2200	$2,590	$1.18	10d	1	0.07mi
5757 Red Kite Dr Wimauma, FL	5.0	3.0	2200	$2,630	$1.20	106d	1	0.08mi
2234 Red Crossbill St Wimauma, FL	4.0	3.0	2000	$2,400	$1.20	5d	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	$2,350	$1.18	5d	1	0.16mi
2255 Blue Grosbeak Pl Wimauma, FL	4.0	2.5	1874	$2,500	$1.33	30d	1	0.20mi
5615 Red Kite Dr Wimauma, FL	5.0	3.0	2112	$3,000	$1.42	98d	1	0.24mi
17224 Auburn Arch Loop Wimauma, FL	2.0–4.0	2.5	1517	$2,900	$1.91	0d	20	0.74mi
2467 White Ladyfish Rd Wimauma, FL	3.0	2.0	1496	$2,100	$1.40	120d	1	0.80mi
6069 Ballast Dr Wimauma, FL	3.0	2.0	1750	$2,200	$1.26	23d	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	113d	1	0.81mi
920 Lakeview Dr Wimauma, FL	3.0	2.0	1640	$2,975	$1.81	23d	1	0.82mi
17031 Blister Wing Dr Wimauma, FL	5.0	3.0	2522	$2,700	$1.07	0d	1	0.85mi
17029 Blister Wing Dr Wimauma, FL	4.0	2.5	2328	$2,750	$1.18	44d	1	0.86mi
16750 Trite Bend St Wimauma, FL	3.0	2.0	1504	$2,275	$1.51	10d	1	0.93mi
16634 Mooner Plank Cir Wimauma, FL	4.0	2.5	2035	$2,550	$1.25	120d	1	1.04mi
16701 Maude Dr Wimauma, FL	3.0	2.5	1785	$2,000	$1.12	84d	1	1.14mi
16632 Grotto Steam Pl Wimauma, FL	3.0	2.5	1695	$1,899	$1.12	27d	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	69d	1	1.23mi
5091 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	120d	1	1.24mi
5089 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	120d	1	1.25mi
5085 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	120d	1	1.25mi
16636 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	88d	1	1.25mi
16616 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	117d	1	1.25mi
16638 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	117d	1	1.26mi
5029 Sable Chime Dr Wimauma, FL	3.0	2.0	1451	$1,995	$1.37	60d	1	1.26mi
16610 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,176	$1.33	120d	1	1.26mi
16656 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	65d	1	1.27mi
16611 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,176	$1.33	115d	1	1.28mi
16660 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	120d	1	1.28mi
17134 White Mangrove Dr Wimauma, FL	4.0	2.0	1935	$2,395	$1.24	120d	1	1.29mi
17132 White Mangrove Dr Wimauma, FL	3.0	2.0	1561	$2,250	$1.44	88d	1	1.29mi
17132 White Mangrove Dr Wimauma, FL	3.0	2.0	1561	$2,150	$1.38	54d	1	1.29mi
17132 White Mangrove Dr Wimauma, FL	3.0	2.0	1561	$2,150	$1.38	71d	1	1.29mi
16676 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	120d	1	1.30mi
16665 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	120d	1	1.31mi

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: $32,359
• − Mortgage interest: −$17,191
• − Property taxes: −$4,604
• − Insurance: −$1,534
• − Repairs & maintenance: −$2,589
• − Management: −$2,589
• − Depreciation: −$8,928
• Taxable loss: −$5,076
• Est. tax savings @ 24.0%: +$1,218
• After-tax cash flow: $1,331/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%
• 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%

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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)