Raychel Plan · Wimauma, FL 33598

$342,900

4 bd · 2.0 ba · 1,819 sqft · SingleFamily · 498 Days on market

Excellent condition ↓ 4% since listing

---

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 +10.9/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• Appreciation +3.8/10.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Rent growth +1.9/5.0

Listing remarks MLS

Welcome home to the Raychel by Highland Homes! A favorite among homeowners, this home features beautifully designed spaces including a spacious, open living area and spacious owner's suite! The Raychel features: A spacious gathering room and kitchen with a large counter-height island, walk-in pantry, and adjacent dining cafe, all under an airy volume ceiling. A spacious owner's suite with an elegant tray ceiling, walk-in wardrobe, and dual-vanity en-suite bath with a tiled shower, linen closet, and closeted toilet Optional luxury bath with a garden tub (in lieu of the linen closet) and separate shower. . Drop zone in the laundry room at the garage entry. Front porch. Covered lanai with access from the cafe (optional access from the owner's suite). Multiple exterior elevations to choose from. Base price includes a standard homesite and included features, per community. Homesite premiums and elevation, plan, and design upgrade options may be additional.

Key facts

• Sunny dining cafe
• Walk-in wardrobe
• Open living area

Tags

• OPEN LIVING AREA
• COUNTER-HEIGHT ISLAND
• SUNNY DINING CAFE
• OWNER'S SUITE
• WALK-IN WARDROBE
• PRIVATE EN-SUITE BATH

🏗️ 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/2.0-bath single-family listed at $343k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $321k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (18.2% below list).
• Recommended offer: $281k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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); 689 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 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 498 days — a 12% lower offer ($302k) is reasonable based on typical stale-listing flexibility.

Recommended offer $280,634 (18.2% 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 498 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.91%
• DSCR: 0.92
• GRM: 10.2

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: -18.2%
• Equity multiple: 0.33×
• Total profit: $-64,005
• Equity at exit: $61,198

10-year hold

• IRR: -16.3%
• Equity multiple: 0.05×
• Total profit: $-91,576
• Equity at exit: $47,240

Cash invested: $96,012 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,806 medium
• Mortgage (P&I): −$1,798
• Tax est. 1.5%: −$429 /mo · $5,144/yr
• Insurance: −$143
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $-153

Break-even live

Break-even rent $3,000

Max offer price $320,805

Occupancy floor —

Sensitivity live

Price	-10% $84	-5% $-34	+0% $-153	+5% $-271	+10% $-390
Rent	-10% $-374	-5% $-264	+0% $-153	+5% $-42	+10% $69
Rate	-1.0pp $20	-0.5pp $-65	base $-153	+0.5pp $-242	+1.0pp $-332

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: $85,725
• Closing costs: $10,287
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2467 White Ladyfish Rd Wimauma, FL	3.0	2.0	1496	$2,100	$1.40	26d	1	0.65mi
5771 Red Kite Dr Wimauma, FL	5.0	3.0	2200	$2,650	$1.20	26d	1	1.13mi
5757 Red Kite Dr Wimauma, FL	5.0	3.0	2200	$2,630	$1.20	13d	1	1.15mi
5615 Red Kite Dr Wimauma, FL	5.0	3.0	2112	$3,000	$1.42	4d	1	1.19mi

Listing history 17 events

1. 2026-06-21
   days on market $342,900 Active 498 DOM
2. 2026-06-18
   days on market $342,900 Active 495 DOM
3. 2026-06-17
   days on market $342,900 Active 494 DOM
4. 2026-06-16
   days on market $342,900 Active 493 DOM
5. 2026-06-15
   days on market $342,900 Active 492 DOM
6. 2026-06-13
   days on market $342,900 Active 490 DOM
7. 2026-06-13
   days on market $342,900 Active 489 DOM
8. 2026-06-09
   days on market $342,900 Active 486 DOM
9. 2026-06-08
   days on market $342,900 Active 485 DOM
10. 2026-06-07
    days on market $342,900 Active 484 DOM
11. 2026-06-04
    days on market $342,900 Active 481 DOM
12. 2026-06-03
    days on market $342,900 Active 480 DOM
13. 2026-06-02
    days on market $342,900 Active 479 DOM
14. 2026-06-01
    days on market $342,900 Active 478 DOM
15. 2026-05-31
    days on market $342,900 Active 477 DOM
16. 2026-04-10
    price $342,900 974-char remark

    Show marketing remark (974 chars)

    Welcome home to the Raychel by Highland Homes! A favorite among homeowners, this home features beautifully designed spaces including a spacious, open living area and spacious owner's suite! The Raychel features: A spacious gathering room and kitchen with a large counter-height island, walk-in pantry, and adjacent dining cafe, all under an airy volume ceiling. A spacious owner's suite with an elegant tray ceiling, walk-in wardrobe, and dual-vanity en-suite bath with a tiled shower, linen closet, and closeted toilet Optional luxury bath with a garden tub (in lieu of the linen closet) and separate shower. . Drop zone in the laundry room at the garage entry. Front porch. Covered lanai with access from the cafe (optional access from the owner's suite). Multiple exterior elevations to choose from. Base price includes a standard homesite and included features, per community. Homesite premiums and elevation, plan, and design upgrade options may be additional.

17. 2025-02-08
    listed $357,900 Active 974-char remark

    Show marketing remark (974 chars)

    Welcome home to the Raychel by Highland Homes! A favorite among homeowners, this home features beautifully designed spaces including a spacious, open living area and spacious owner's suite! The Raychel features: A spacious gathering room and kitchen with a large counter-height island, walk-in pantry, and adjacent dining cafe, all under an airy volume ceiling. A spacious owner's suite with an elegant tray ceiling, walk-in wardrobe, and dual-vanity en-suite bath with a tiled shower, linen closet, and closeted toilet Optional luxury bath with a garden tub (in lieu of the linen closet) and separate shower. . Drop zone in the laundry room at the garage entry. Front porch. Covered lanai with access from the cafe (optional access from the owner's suite). Multiple exterior elevations to choose from. Base price includes a standard homesite and included features, per community. Homesite premiums and elevation, plan, and design upgrade options may be additional.

ⓘ 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: $33,676
• − Mortgage interest: −$19,208
• − Property taxes: −$5,144
• − Insurance: −$1,714
• − Repairs & maintenance: −$2,694
• − Management: −$2,694
• − Depreciation: −$9,975
• Taxable loss: −$7,753
• Est. tax savings @ 24.0%: +$1,861
• After-tax cash flow: $28/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 Raychel plan by Highland Homes is in excellent condition with a fresh and modern aesthetic. It offers a spacious layout and is move-in ready, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can attract more buyers and renters.
• Both Adding smart home features — Modern technology can increase both resale and rental value.
• Resale Upgrading the kitchen backsplash — A fresh backsplash can make the kitchen more appealing to potential buyers.
• Resale Updating the bathroom fixtures — Modern fixtures can enhance the bathroom's appeal and value.
• Rental Adding a smart thermostat — A smart thermostat can attract renters and reduce energy costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can attract more buyers and renters. ↑
• Both Adding smart home features — Modern technology can increase both resale and rental value. ↑
• Resale Upgrading the kitchen backsplash — A fresh backsplash can make the kitchen more appealing to potential buyers. ↑
• Resale Updating the bathroom fixtures — Modern fixtures can enhance the bathroom's appeal and value. ↑
• Rental Adding a smart thermostat — A smart thermostat can attract renters and reduce energy costs. ↑

ⓘ 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

-4.2% since first listed

2 events — show timeline

• 2026-04-10 Price Changed $342,900 Zillow
• 2025-02-08 Listed $357,900 Zillow