16838 Delia St · Wimauma, FL 33598

$254,900

3 bd · 2.0 ba · 1,516 sqft · SingleFamily public records · 106 Days on market

Built 2022 Good condition 5,726 sqft lot 2-car garage $168/sqft · 22% below area Est $326k · 22% under $12/mo HOA

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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).

• ARV discount +15.0/15.0
• Cash flow +10.4/30.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Appreciation +3.8/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• Rent growth +1.9/5.0

Listing remarks

Welcome to Creek Preserve in the Southshore area - a smart and affordable way to step into homeownership without paying brand new construction premiums. Built in 2022, this single-story concrete block home offers the peace of mind of newer construction while giving you better value from day one. With 3 bedrooms, 2 bathrooms, and a 2-car garage across 1,516 square feet, it’s designed for comfortable everyday living. The open concept split floor plan creates a welcoming space with a spacious living room that flows easily into the kitchen and family room, making it perfect for relaxing or having friends and family over.

Key facts

• Dual sinks
• Walk-in closet
• Newer construction

Tags

• NEWER CONSTRUCTION
• OPEN CONCEPT SPLIT FLOOR PLAN
• WALK-IN CLOSET
• DUAL SINKS
• WALK-IN SHOWER
• PEACEFUL BACKYARD VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (5.8% below list).
• Recommended offer: $231k (9.3% below list) — sets the bar for cash-flow.
• 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); 858 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 49d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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).

Forward outlook

• Local home prices are declining (-2.4%/yr); year-one equity from $2k of loan paydown is wiped out by about $6k 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 106 days — a 9% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $50k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,129 (9.3% 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 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.94% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 8.8

CMA / ARV

• ARV (median comp): $325,770
• List price: $254,900
• Delta: -21.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16313 Treasure Point Dr	1.03mi	3/2.0	1,704 (+12%)	12mo	$326,000	$191	34
16782 Carlton Pond St	0.35mi	4/2.0 (+1)	1,846 (+22%)	23mo	$320,000	$173	34
5151 Brickwood Rise Dr	1.18mi	2/2.0 (-1)	1,575 (+4%)	27mo	$315,000	$200	34
16315 Little Garden Dr	0.88mi	3/2.0	1,405 (-7%)	26mo	$317,000	$226	33
16307 Little Garden Dr	0.86mi	3/2.0	1,405 (-7%)	35mo	$305,000	$217	33
5019 Crystal Beach Dr	1.07mi	3/2.0	1,880 (+24%)	26mo	$539,900	$287	20
16313 Little Garden Dr	0.87mi	4/2.0 (+1)	1,846 (+22%)	29mo	$345,000	$187	15

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: -19.2%
• Equity multiple: 0.30×
• Total profit: $-49,672
• Equity at exit: $45,493

10-year hold

• IRR: -18.6%
• Equity multiple: -0.04×
• Total profit: $-74,497
• Equity at exit: $35,116

Cash invested: $71,372 (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 →

Active competition Active MLS

• For sale now: 10 active · 6 under contract
• Median asking: $320,000 ($209/sqft)
• Median days on market: 91 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +2.6% 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: 8.8×

Monthly cashflow live

• Estimated rent: $2,401 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$576 /mo · $6,917/yr
• Insurance: −$106
• HOA: −$12
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-135

Break-even live

Break-even rent $2,571

Max offer price $231,129

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-62	+0% $-135	+5% $-207	+10% $-279
Rent	-10% $-324	-5% $-229	+0% $-135	+5% $-40	+10% $55
Rate	-1.0pp $-6	-0.5pp $-70	base $-135	+0.5pp $-201	+1.0pp $-268

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: $63,725
• Closing costs: $7,647
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16736 Kingman Reef St Wimauma, FL	3.0	2.0	1828	$1,950	$1.07	9d	1	0.09mi
16706 Sunburst Lake St Wimauma, FL	4.0	2.0	1846	$2,600	$1.41	54d	1	0.15mi
16761 Delia St Wimauma, FL	3.0	2.0	1451	$2,250	$1.55	37d	1	0.18mi
16709 Parker River St Wimauma, FL	3.0	2.0	1676	$2,050	$1.22	54d	1	0.28mi
16662 Delia St Wimauma, FL	3.0	2.0	1540	$2,350	$1.53	73d	1	0.32mi
5444 Flint Hills Dr Wimauma, FL	4.0	2.0	2000	$2,550	$1.27	54d	1	0.44mi
16605 Mosaic Oar Dr Wimauma, FL	3.0	2.0	1516	$2,300	$1.52	48d	1	0.82mi
16461 Little Garden Dr Wimauma, FL	3.0	2.0	1676	$2,250	$1.34	71d	1	0.82mi
16530 Windmill Forge Pass Wimauma, FL	4.0	2.0	1846	$2,350	$1.27	29d	1	0.93mi
16616 Windmill Forge Pass Wimauma, FL	4.0	2.0	1846	$2,350	$1.27	73d	1	0.94mi
16303 Treasure Point Dr Wimauma, FL	3.0	2.0	2020	$2,556	$1.27	15d	1	1.01mi
5048 Brickwood Rise Dr Wimauma, FL	3.0	2.0	1461	$1,901	$1.30	15d	1	1.12mi
920 Lakeview Dr Wimauma, FL	3.0	2.0	1640	$3,150	$1.92	7d	1	1.16mi
5029 Sable Chime Dr Wimauma, FL	3.0	2.0	1451	$1,995	$1.37	13d	1	1.16mi
5025 Brickwood Rise Dr Wimauma, FL	4.0	2.5	1925	$2,500	$1.30	73d	1	1.20mi
16634 Mooner Plank Cir Wimauma, FL	4.0	2.5	2035	$2,550	$1.25	73d	1	1.36mi
4902 Cosmos Cir Wimauma, FL	1.0–2.0	1.0–2.5	1142	$2,222	$1.94	7d	29	1.50mi

Property features AI

Finance

• Other: UnfurnishedTotal building area reported as 2,034 sq ft; living area reported as 1,516 sq ft
• Financial info: Lease restrictions apply
• HOA & community: Creek Preserve HOA (annual fee $149.12; approx. $12.43/month)Pets allowedCDD present

Exterior

• Parking: Attached 2-car garage (20x20)Driveway
• Utilities: Public waterPublic sewerElectricity availableCable availableBroadband/high-speed internet available
• Home design: Single family residenceOne storyFaces southwestResidential zoning (PD)Homestead exempt
• Construction: Stucco exteriorShingle roofSlab foundationBuilt as a single-story home
• Exterior features: Covered patioPatioSidewalkSliding doorsVinyl fencingTrees and landscaped yardPaved road access

Interior

• Kitchen: Solid surface counters
• Bedrooms: 3 bedrooms
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Ceiling fansKitchen open to family roomSolid surface countersThermostatWalk-in closets
• Laundry & utility: Inside laundry

Listing history 50 events

1. 2026-07-31
   days on market $254,900 Active 106 DOM
2. 2026-07-30
   days on market $254,900 Active 104 DOM
3. 2026-07-28
   days on market $254,900 Active 103 DOM
4. 2026-07-26
   days on market $254,900 Active 101 DOM
5. 2026-07-24
   days on market $254,900 Active 99 DOM
6. 2026-07-23
   days on market $254,900 Active 98 DOM
7. 2026-07-22
   days on market $254,900 Active 97 DOM
8. 2026-07-21
   days on market $254,900 Active 96 DOM
9. 2026-07-20
   days on market $254,900 Active 95 DOM
10. 2026-07-18
    days on market $254,900 Active 92 DOM
11. 2026-07-16
    days on market $254,900 Active 91 DOM
12. 2026-07-15
    pricedays on market $254,900 Active 90 DOM
13. 2026-07-13
    days on market $274,900 Active 88 DOM
14. 2026-07-13
    days on market $274,900 Active 87 DOM
15. 2026-07-11
    days on market $274,900 Active 86 DOM
16. 2026-07-10
    days on market $274,900 Active 85 DOM
17. 2026-07-09
    days on market $274,900 Active 84 DOM
18. 2026-07-07
    days on market $274,900 Active 82 DOM
19. 2026-07-06
    days on market $274,900 Active 81 DOM
20. 2026-07-06
    days on market $274,900 Active 80 DOM
21. 2026-07-05
    days on market $274,900 Active 79 DOM
22. 2026-07-03
    days on market $274,900 Active 78 DOM
23. 2026-07-02
    days on market $274,900 Active 77 DOM
24. 2026-07-01
    days on market $274,900 Active 76 DOM
25. 2026-06-30
    days on market $274,900 Active 75 DOM
26. 2026-06-29
    days on market $274,900 Active 74 DOM
27. 2026-06-28
    days on market $274,900 Active 73 DOM
28. 2026-06-27
    days on market $274,900 Active 72 DOM
29. 2026-06-26
    days on market $274,900 Active 71 DOM
30. 2026-06-24
    days on market $274,900 Active 69 DOM
31. 2026-06-22
    days on market $274,900 Active 67 DOM
32. 2026-06-21
    days on market $274,900 Active 66 DOM
33. 2026-06-18
    days on market $274,900 Active 63 DOM
34. 2026-06-17
    days on market $274,900 Active 62 DOM
35. 2026-06-16
    days on market $274,900 Active 61 DOM
36. 2026-06-15
    days on market $274,900 Active 60 DOM
37. 2026-06-13
    days on market $274,900 Active 58 DOM
38. 2026-06-13
    pricedays on market $274,900 Active 57 DOM
39. 2026-06-09
    days on market $284,900 Active 54 DOM
40. 2026-06-08
    days on market $284,900 Active 53 DOM
41. 2026-06-07
    days on market $284,900 Active 52 DOM
42. 2026-06-04
    days on market $284,900 Active 49 DOM
43. 2026-06-03
    days on market $284,900 Active 48 DOM
44. 2026-06-02
    days on market $284,900 Active 47 DOM
45. 2026-06-01
    days on market $284,900 Active 46 DOM
46. 2026-05-31
    days on market $284,900 Active 45 DOM
47. 2026-05-15
    price $284,900 1362-char remark
48. 2026-04-16
    listed $304,900 Active 1362-char remark
49. 2026-01-16
    historical
50. 2025-10-26
    price $260,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $6,917 · $576/mo
• Projected year-2 tax: $6,917 · $576/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,812
• − Mortgage interest: −$14,278
• − Property taxes: −$6,917
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,305
• − Management: −$2,305
• − HOA: −$144
• − Depreciation: −$7,415
• Taxable loss: −$5,827
• Est. tax savings @ 24.0%: +$1,399
• After-tax cash flow: $-216/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 $7,580–$22,740 screening

This single-story home in Creek Preserve is in good condition with a modern kitchen and bathrooms. It's a smart and affordable option for homeownership with a good ROI.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and can increase property value. ↑
• Rental Clean gutters — Keeps the property in good condition and reduces maintenance costs for tenants. ↑

ⓘ 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

• Other: UnfurnishedTotal building area reported as 2,034 sq ft; living area reported as 1,516 sq ft
• Financial info: Lease restrictions apply
• HOA & community: Creek Preserve HOA (annual fee $149.12; approx. $12.43/month)Pets allowedCDD present

Exterior

• Parking: Attached 2-car garage (20x20)Driveway
• Utilities: Public waterPublic sewerElectricity availableCable availableBroadband/high-speed internet available
• Home design: Single family residenceOne storyFaces southwestResidential zoning (PD)Homestead exempt
• Construction: Stucco exteriorShingle roofSlab foundationBuilt as a single-story home
• Exterior features: Covered patioPatioSidewalkSliding doorsVinyl fencingTrees and landscaped yardPaved road access

Interior

• Kitchen: Solid surface counters
• Bedrooms: 3 bedrooms
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Ceiling fansKitchen open to family roomSolid surface countersThermostatWalk-in closets
• Laundry & utility: Inside laundry

Price history

-64.1% since first listed

15 events — show timeline

• 2026-06-12 Price Changed $274,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-15 Price Changed $284,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Listed $304,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-26 Price Changed $260,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-26 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-03-24 Price Changed $280,000 Stellar MLS as Distributed by MLS Grid
• 2025-02-15 Price Changed $274,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-17 Price Changed $289,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-10 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-18 Price Changed $315,000 Stellar MLS as Distributed by MLS Grid
• 2024-12-02 Price Changed $335,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-25 Listed $369,000 Stellar MLS as Distributed by MLS Grid
• 2022-01-13 Sold (Public Records) $765,000 Public Records

Property tax history

+26.8%/yr

Latest (2025): $6,917 · +3.3% YoY. Source: county tax records.