Windermere Plan · Wimauma, FL 33598

$340,990

4 bd · 2.5 ba · 2,439 sqft · SingleFamily · 574 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 +12.5/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• Appreciation +3.8/10.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• 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 574 days

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

Deal economics

• At list price, monthly cash flow is $-48 ($-570/yr) — negative.
• To cash-flow at today's rent, offer at most $334k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $294k (13.8% below list).
• Recommended offer: $294k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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); 689 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 36% 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 574 days — a 12% lower offer ($300k) is reasonable based on typical stale-listing flexibility.

Recommended offer $293,921 (13.8% 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 574 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.86% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 9.7

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: -16.3%
• Equity multiple: 0.40×
• Total profit: $-57,430
• Equity at exit: $60,857

10-year hold

• IRR: -13.8%
• Equity multiple: 0.18×
• Total profit: $-78,736
• Equity at exit: $46,977

Cash invested: $95,477 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,939 high
• Mortgage (P&I): −$1,788
• Tax est. 1.5%: −$426 /mo · $5,115/yr
• Insurance: −$142
• HOA: −$13
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $-48

Break-even live

Break-even rent $2,999

Max offer price $334,112

Occupancy floor 97%

Sensitivity live

Price	-10% $188	-5% $70	+0% $-48	+5% $-165	+10% $-283
Rent	-10% $-280	-5% $-164	+0% $-48	+5% $69	+10% $185
Rate	-1.0pp $124	-0.5pp $39	base $-48	+0.5pp $-136	+1.0pp $-226

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: $85,248
• Closing costs: $10,230
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	4d	1	0.77mi
5771 Red Kite Dr Wimauma, FL	5.0	3.0	2200	$2,650	$1.20	26d	1	0.80mi
5757 Red Kite Dr Wimauma, FL	5.0	3.0	2200	$2,630	$1.20	12d	1	0.81mi
17224 Auburn Arch Loop Wimauma, FL	2.0–4.0	2.5	1517	$2,900	$1.91	19d	20	1.08mi
17247 Southern Haven Dr Wimauma, FL	3.0	2.5	1660	$2,300	$1.39	19d	1	1.22mi
17029 Blister Wing Dr Wimauma, FL	4.0	2.5	2328	$3,000	$1.29	1d	1	1.45mi
5517 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$2,450	$1.33	26d	1	1.47mi
5517 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$2,450	$1.33	16d	1	1.47mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 26 events

1. 2026-06-21
   days on market $340,990 Active 574 DOM
2. 2026-06-18
   days on market $340,990 Active 571 DOM
3. 2026-06-17
   days on market $340,990 Active 570 DOM
4. 2026-06-16
   days on market $340,990 Active 569 DOM
5. 2026-06-15
   days on market $340,990 Active 568 DOM
6. 2026-06-13
   days on market $340,990 Active 566 DOM
7. 2026-06-13
   days on market $340,990 Active 565 DOM
8. 2026-06-09
   days on market $340,990 Active 562 DOM
9. 2026-06-08
   days on market $340,990 Active 561 DOM
10. 2026-06-07
    days on market $340,990 Active 560 DOM
11. 2026-06-04
    days on market $340,990 Active 557 DOM
12. 2026-06-03
    days on market $340,990 Active 556 DOM
13. 2026-06-02
    days on market $340,990 Active 555 DOM
14. 2026-06-01
    days on market $340,990 Active 554 DOM
15. 2026-05-31
    days on market $340,990 Active 553 DOM
16. 2026-04-28
    price $340,990 781-char remark

    Show marketing remark (781 chars)

    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.

17. 2026-04-24
    price $379,990 781-char remark

    Show marketing remark (781 chars)

    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.

18. 2026-02-24
    price $340,990 781-char remark

    Show marketing remark (781 chars)

    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.

19. 2026-01-23
    price $337,990 781-char remark

    Show marketing remark (781 chars)

    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.

20. 2025-12-24
    price $334,990 781-char remark

    Show marketing remark (781 chars)

    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.

21. 2025-06-22
    price $359,990 781-char remark

    Show marketing remark (781 chars)

    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.

22. 2025-02-06
    price $369,990 781-char remark

    Show marketing remark (781 chars)

    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.

23. 2025-02-02
    price $357,990 781-char remark

    Show marketing remark (781 chars)

    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.

24. 2025-01-28
    price $349,990 781-char remark

    Show marketing remark (781 chars)

    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.

25. 2025-01-15
    price $347,990 781-char remark

    Show marketing remark (781 chars)

    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.

26. 2024-11-24
    listed $344,990 Active 781-char remark

    Show marketing remark (781 chars)

    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.

ⓘ 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: $35,271
• − Mortgage interest: −$19,101
• − Property taxes: −$5,115
• − Insurance: −$1,705
• − Repairs & maintenance: −$2,822
• − Management: −$2,822
• − HOA: −$156
• − Depreciation: −$9,920
• Taxable loss: −$6,369
• Est. tax savings @ 24.0%: +$1,529
• After-tax cash flow: $958/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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ 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

-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