2234 Red Crossbill St · Wimauma, FL 33598

$335,950

4 bd · 2.5 ba · 1,874 sqft · SingleFamily · 42 Days on market

Built 2026

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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 +10.4/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Appreciation +3.8/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0

Listing remarks

This expansive two-story home boasts a well-designed layout, featuring a first floor dedicated to shared living and entertaining. The open concept design seamlessly connects the kitchen, dining room and family room, with a patio extending the interior space outdoors. Upstairs, a spacious loft separates the three secondary bedrooms from the serene owner's suite. Completing the home is a convenient two-car garage.

Key facts

• Serene owner's suite
• Open concept design
• Spacious loft

Tags

• OPEN CONCEPT DESIGN
• SPACIOUS LOFT
• THREE SECONDARY BEDROOMS
• SERENE OWNER'S SUITE

Property features AI

Finance

• Financial info: List price $337,550

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family home
• Exterior features: Living area approximately 1,874

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom
• Interior features: Spec new-construction home (Columbus plan)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $336k.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $310k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (19.3% below list).
• Recommended offer: $271k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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; 27 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 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 $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 42 days — a 3% lower offer ($326k) is reasonable based on typical stale-listing flexibility.

Recommended offer $271,269 (19.3% 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 42 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.81% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.28%
• DSCR: 0.90
• GRM: 10.3

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: -18.8%
• Equity multiple: 0.31×
• Total profit: $-64,451
• Equity at exit: $59,958

10-year hold

• IRR: -17.1%
• Equity multiple: 0.01×
• Total profit: $-93,206
• Equity at exit: $46,282

Cash invested: $94,066 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,713 high
• Mortgage (P&I): −$1,762
• Tax est. 1.5%: −$420 /mo · $5,039/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $-179

Break-even live

Break-even rent $2,939

Max offer price $310,099

Occupancy floor —

Sensitivity live

Price	-10% $54	-5% $-63	+0% $-179	+5% $-295	+10% $-411
Rent	-10% $-393	-5% $-286	+0% $-179	+5% $-71	+10% $36
Rate	-1.0pp $-9	-0.5pp $-93	base $-179	+0.5pp $-266	+1.0pp $-354

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: $83,988
• Closing costs: $10,078
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5771 Red Kite Dr Wimauma, FL	5.0	3.0	2200	$2,650	$1.20	26d	1	0.12mi
5757 Red Kite Dr Wimauma, FL	5.0	3.0	2200	$2,630	$1.20	12d	1	0.14mi
5615 Red Kite Dr Wimauma, FL	5.0	3.0	2112	$3,000	$1.42	4d	1	0.24mi
2467 White Ladyfish Rd Wimauma, FL	3.0	2.0	1496	$2,100	$1.40	26d	1	0.65mi
17224 Auburn Arch Loop Wimauma, FL	2.0–4.0	2.5	1517	$2,900	$1.91	19d	20	0.78mi
17042 Oval Rum Dr Wimauma, FL	3.0	2.0	1516	$2,500	$1.65	19d	1	0.92mi
17029 Blister Wing Dr Wimauma, FL	4.0	2.5	2328	$3,000	$1.29	1d	1	0.96mi
17247 Southern Haven Dr Wimauma, FL	3.0	2.5	1660	$2,300	$1.39	19d	1	1.02mi
16634 Mooner Plank Cir Wimauma, FL	4.0	2.5	2035	$2,550	$1.25	26d	1	1.19mi
17134 White Mangrove Dr Wimauma, FL	4.0	2.0	1935	$2,395	$1.24	26d	1	1.36mi
17132 White Mangrove Dr Wimauma, FL	3.0	2.0	1561	$2,100	$1.35	0d	1	1.36mi
5091 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	26d	1	1.39mi
5089 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	26d	1	1.39mi
5085 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	26d	1	1.40mi
16638 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	23d	1	1.40mi
16616 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	23d	1	1.40mi
16610 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,176	$1.33	26d	1	1.41mi
5029 Sable Chime Dr Wimauma, FL	3.0	2.0	1451	$2,420	$1.67	16d	1	1.41mi
16660 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	26d	1	1.42mi
16611 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,176	$1.33	22d	1	1.42mi
16676 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	26d	1	1.44mi
16665 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	26d	1	1.45mi
16667 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	26d	1	1.45mi
16671 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	26d	1	1.45mi
16705 Myrtle Sand Dr Wimauma, FL	3.0	2.0	1253	$2,350	$1.88	26d	1	1.46mi
5017 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	22d	1	1.47mi
5010 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	26d	1	1.50mi

Listing history 19 events

1. 2026-06-21
   days on market $335,950 Active 42 DOM
2. 2026-06-18
   days on market $335,950 Active 39 DOM
3. 2026-06-17
   days on market $335,950 Active 38 DOM
4. 2026-06-16
   days on market $335,950 Active 37 DOM
5. 2026-06-15
   price $335,950 Active 36 DOM
6. 2026-06-15
   pricedays on market $335,850 Active 36 DOM
7. 2026-06-13
   days on market $335,750 Active 34 DOM
8. 2026-06-13
   days on market $335,750 Active 33 DOM
9. 2026-06-09
   days on market $335,750 Active 30 DOM
10. 2026-06-08
    pricedays on market $335,750 Active 29 DOM
11. 2026-06-07
    days on market $335,650 Active 28 DOM
12. 2026-06-04
    days on market $335,650 Active 25 DOM
13. 2026-06-03
    days on market $335,650 Active 24 DOM
14. 2026-06-02
    pricedays on market $335,650 Active 23 DOM
15. 2026-06-01
    days on market $337,650 Active 22 DOM
16. 2026-05-31
    days on market $337,650 Active 21 DOM
17. 2026-05-18
    price $337,450 415-char remark
18. 2026-05-11
    price $337,350 415-char remark
19. 2026-05-10
    listed $336,850 Active 415-char remark

ⓘ 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: $32,552
• − Mortgage interest: −$18,818
• − Property taxes: −$5,039
• − Insurance: −$1,680
• − Repairs & maintenance: −$2,604
• − Management: −$2,604
• − Depreciation: −$9,773
• Taxable loss: −$7,967
• Est. tax savings @ 24.0%: +$1,912
• After-tax cash flow: $-232/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.

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