Windermere Plan · Wimauma, FL 33598

$340,990

4 bd · 2.5 ba · 2,439 sqft · SingleFamily · 622 Days on market

Excellent condition $13/mo HOA ↓ 1% 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 +9.5/30.0
• 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 +2.9/10.0
• DSCR +2.7/10.0
• 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 Windermere single-family home is where you want to be. Step in from your 2-car garage and enjoy the good life. Find it in the large family room, where smiling faces greet you and delicious smells fill your gourmet kitchen. Share stories around your island or outside on your lanai. The 1st floor features versatile flex space that can be used as a study or a main-level bedroom. Upstairs, 3 bedrooms and a full bath provide privacy while a loft adds extra entertaining space. Your deluxe owner's suite includes double vanities, a seated shower and a walk-in closet.

Key facts

• 2 garage spots
• Listed 621 days

🏗️ New construction. The $340,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $357,902.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $341k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-247 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (16.9% below list).
• Recommended offer: $283k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.5% in Wimauma — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 858 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 35% 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 622 days — a 12% lower offer ($300k) is reasonable based on typical stale-listing flexibility.

Recommended offer $283,427 (16.9% 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 622 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.79% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.96%
• DSCR: 0.87
• GRM: 10.5

CMA / ARV

• ARV (median comp): $357,902
• List price: $340,990
• Delta: -4.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2324 Scenic Park Loop	0.06mi	4/3.5	2,430 (-0%)	10mo	$373,815	$154	84
6007 Ballast Dr	0.17mi	4/3.0	2,314 (-5%)	0mo	$426,260	$184	81
2210 Scenic Park Loop	0.29mi	4/2.5	2,439 (0%)	12mo	$378,345	$155	76
6074 Barracuda Loop	0.32mi	4/2.5	2,356 (-3%)	5mo	$422,705	$179	75
2422 White Ladyfish Rd	0.12mi	4/3.0	2,314 (-5%)	12mo	$411,387	$178	74
6088 Barracuda Loop	0.32mi	4/3.0	2,314 (-5%)	4mo	$413,675	$179	71
6078 Barracuda Loop	0.32mi	3/3.5 (-1)	2,540 (+4%)	1mo	$445,309	$175	68
5732 Yellow Hornbill Ave	0.68mi	5/2.5 (+1)	2,344 (-4%)	11mo	$343,100	$146	48
17311 Blue Walk St	0.64mi	3/2.5 (-1)	2,145 (-12%)	20mo	$379,000	$177	28
17419 Holly Well Ave	0.62mi	3/3.5 (-1)	2,775 (+14%)	23mo	$525,595	$189	20

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: -19.8%
• Equity multiple: 0.28×
• Total profit: $-72,121
• Equity at exit: $63,876

10-year hold

• IRR: -18.6%
• Equity multiple: -0.06×
• Total profit: $-106,322
• Equity at exit: $49,306

Cash invested: $100,213 (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: 67 active · 18 under contract
• Months of supply: 50.2 mo (2%/mo absorbed)
• Median asking: $359,990 ($168/sqft)
• Median days on market: 89 d
• This list price: 39% of active listings are priced below it
• ARV vs active asking: -12.8% 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: 858
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,834 high
• Mortgage (P&I): −$1,877
• Tax est. 1.5%: −$447 /mo · $5,369/yr
• Insurance: −$149
• HOA: −$13
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $-247

Break-even live

Break-even rent $3,147

Max offer price $322,116

Occupancy floor —

Sensitivity live

Price	-10% $0	-5% $-124	+0% $-247	+5% $-371	+10% $-495
Rent	-10% $-471	-5% $-359	+0% $-247	+5% $-135	+10% $-23
Rate	-1.0pp $-67	-0.5pp $-156	base $-247	+0.5pp $-340	+1.0pp $-434

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: $89,475
• Closing costs: $10,737
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5615 Red Kite Dr Wimauma, FL	5.0	3.0	2112	$3,000	$1.42	52d	1	0.77mi
2215 Red Crossbill St Wimauma, FL	5.0	3.0	2200	$2,650	$1.20	38d	1	0.78mi
2255 Blue Grosbeak Pl Wimauma, FL	4.0	2.5	1874	$2,600	$1.39	11d	1	0.79mi
5771 Red Kite Dr Wimauma, FL	5.0	3.0	2200	$2,650	$1.20	73d	1	0.80mi
5757 Red Kite Dr Wimauma, FL	5.0	3.0	2200	$2,630	$1.20	60d	1	0.81mi
17224 Auburn Arch Loop Wimauma, FL	2.0–4.0	2.5	1517	$2,900	$1.91	7d	20	1.08mi
17247 Southern Haven Dr Wimauma, FL	3.0	2.5	1660	$2,300	$1.39	7d	1	1.10mi
17029 Blister Wing Dr Wimauma, FL	4.0	2.5	2328	$2,900	$1.25	34d	1	1.45mi
5517 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$2,400	$1.30	38d	1	1.47mi
5517 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$2,450	$1.33	64d	1	1.47mi

Listing history 50 events

1. 2026-08-08
   days on market $340,990 Active 622 DOM
2. 2026-08-06
   days on market $340,990 Active 620 DOM
3. 2026-08-05
   days on market $340,990 Active 619 DOM
4. 2026-08-04
   days on market $340,990 Active 618 DOM
5. 2026-08-03
   days on market $340,990 Active 617 DOM
6. 2026-07-31
   days on market $340,990 Active 614 DOM
7. 2026-07-30
   days on market $340,990 Active 612 DOM
8. 2026-07-28
   days on market $340,990 Active 611 DOM
9. 2026-07-26
   days on market $340,990 Active 609 DOM
10. 2026-07-24
    days on market $340,990 Active 607 DOM
11. 2026-07-23
    days on market $340,990 Active 606 DOM
12. 2026-07-22
    days on market $340,990 Active 605 DOM
13. 2026-07-21
    days on market $340,990 Active 604 DOM
14. 2026-07-20
    days on market $340,990 Active 603 DOM
15. 2026-07-18
    days on market $340,990 Active 600 DOM
16. 2026-07-16
    days on market $340,990 Active 599 DOM
17. 2026-07-15
    days on market $340,990 Active 598 DOM
18. 2026-07-13
    days on market $340,990 Active 596 DOM
19. 2026-07-13
    days on market $340,990 Active 595 DOM
20. 2026-07-11
    days on market $340,990 Active 594 DOM
21. 2026-07-10
    days on market $340,990 Active 593 DOM
22. 2026-07-09
    days on market $340,990 Active 592 DOM
23. 2026-07-07
    days on market $340,990 Active 590 DOM
24. 2026-07-06
    days on market $340,990 Active 589 DOM
25. 2026-07-06
    days on market $340,990 Active 588 DOM
26. 2026-07-04
    days on market $340,990 Active 586 DOM
27. 2026-07-02
    days on market $340,990 Active 585 DOM
28. 2026-07-01
    days on market $340,990 Active 584 DOM
29. 2026-06-30
    days on market $340,990 Active 583 DOM
30. 2026-06-29
    days on market $340,990 Active 582 DOM
31. 2026-06-28
    days on market $340,990 Active 581 DOM
32. 2026-06-27
    days on market $340,990 Active 580 DOM
33. 2026-06-26
    days on market $340,990 Active 579 DOM
34. 2026-06-24
    days on market $340,990 Active 577 DOM
35. 2026-06-22
    days on market $340,990 Active 575 DOM
36. 2026-06-21
    days on market $340,990 Active 574 DOM
37. 2026-06-18
    days on market $340,990 Active 571 DOM
38. 2026-06-17
    days on market $340,990 Active 570 DOM
39. 2026-06-16
    days on market $340,990 Active 569 DOM
40. 2026-06-15
    days on market $340,990 Active 568 DOM
41. 2026-06-13
    days on market $340,990 Active 566 DOM
42. 2026-06-13
    days on market $340,990 Active 565 DOM
43. 2026-06-09
    days on market $340,990 Active 562 DOM
44. 2026-06-08
    days on market $340,990 Active 561 DOM
45. 2026-06-07
    days on market $340,990 Active 560 DOM
46. 2026-06-04
    days on market $340,990 Active 557 DOM
47. 2026-06-03
    days on market $340,990 Active 556 DOM
48. 2026-06-02
    days on market $340,990 Active 555 DOM
49. 2026-06-01
    days on market $340,990 Active 554 DOM
50. 2026-05-31
    days on market $340,990 Active 553 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: $34,011
• − Mortgage interest: −$20,048
• − Property taxes: −$5,369
• − Insurance: −$1,790
• − Repairs & maintenance: −$2,721
• − Management: −$2,721
• − HOA: −$156
• − Depreciation: −$10,412
• Taxable loss: −$9,204
• Est. tax savings @ 24.0%: +$2,209
• After-tax cash flow: $-759/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 a modern and well-maintained interior and exterior. It is move-in ready and would benefit from minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Resale Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms. ↑
• Resale Upgrading the kitchen appliances — Newer appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers and renters. ↑

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

Price history

-1.2% since first listed

11 events — show timeline

• 2026-04-28 Price Changed $340,990 Zillow
• 2026-04-24 Price Changed $379,990 Zillow
• 2026-02-24 Price Changed $340,990 Zillow
• 2026-01-23 Price Changed $337,990 Zillow
• 2025-12-24 Price Changed $334,990 Zillow
• 2025-06-22 Price Changed $359,990 Zillow
• 2025-02-06 Price Changed $369,990 Zillow
• 2025-02-02 Price Changed $357,990 Zillow
• 2025-01-28 Price Changed $349,990 Zillow
• 2025-01-15 Price Changed $347,990 Zillow
• 2024-11-24 Listed $344,990 Zillow