Celeste Plan · Wimauma, FL 33598

$337,650

4 bd · 2.0 ba · 1,824 sqft · SingleFamily · 526 Days on market

Excellent condition

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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 +9.6/30.0
• 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

This new single-story home is a modern take on a classic design. Down the foyer is a spacious and open-plan family room which has direct access to the cozy dining room, well-equipped kitchen and attached patio, perfect for everyday living. In a private corner is the owner's suite with a convenient adjoining bathroom, while on the opposite side of the home are three secondary bedrooms to offer restful retreats.

Key facts

• Adjoining bathroom
• Owner's suite
• Attached patio

Tags

• OPEN-PLAN FAMILY ROOM
• WELL-EQUIPPED KITCHEN
• ATTACHED PATIO
• OWNER'S SUITE
• ADJOINING BATHROOM
• THREE SECONDARY BEDROOMS

🏗️ New construction. The $337,650 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $343,540.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $338k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-231 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $310k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (19.7% below list).
• Recommended offer: $271k (19.7% 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); 962 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 72d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 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 526 days — a 12% lower offer ($297k) is reasonable based on typical stale-listing flexibility.

Recommended offer $271,219 (19.7% 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 526 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.79% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.89%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $343,540
• List price: $337,650
• Delta: -1.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5758 Purple Finch Ave	0.17mi	4/2.5	1,874 (+3%)	6mo	$318,950	$170	81
2211 Red Crossbill St	0.24mi	4/2.5	1,874 (+3%)	3mo	$334,850	$179	80
5936 Ballast Dr	0.63mi	4/2.0	1,819 (-0%)	2mo	$346,180	$190	69
6051 Dropwort Dr	0.73mi	4/2.0	1,819 (-0%)	2mo	$342,900	$189	63
5941 Ballast Dr	0.61mi	4/2.0	1,715 (-6%)	1mo	$340,900	$199	61
5985 Ballast Dr	0.64mi	4/2.0	1,715 (-6%)	1mo	$340,090	$198	59
6026 Wild Petunia Dr	0.65mi	4/2.0	1,715 (-6%)	1mo	$332,900	$194	59
5933 Ballast Dr	0.61mi	4/2.0	1,715 (-6%)	4mo	$352,340	$205	58
6039 Dropwort Dr	0.71mi	4/2.0	1,715 (-6%)	3mo	$332,900	$194	55
6023 Ballast Dr	0.69mi	4/2.0	1,715 (-6%)	8mo	$353,145	$206	51
5976 Ballast Dr	0.65mi	4/2.0	2,005 (+10%)	2mo	$350,900	$175	51
6063 Dropwort Dr	0.75mi	4/2.0	2,005 (+10%)	1mo	$350,900	$175	48

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: -19.7%
• Equity multiple: 0.28×
• Total profit: $-68,836
• Equity at exit: $61,312

10-year hold

• IRR: -18.4%
• Equity multiple: -0.05×
• Total profit: $-101,169
• Equity at exit: $47,328

Cash invested: $96,191 (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: 62 active · 33 under contract
• Months of supply: 17.7 mo (6%/mo absorbed)
• Median asking: $324,768 ($181/sqft)
• Median days on market: 64 d
• This list price: 63% of active listings are priced below it
• ARV vs active asking: +3.8% 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: 962
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,712 high
• Mortgage (P&I): −$1,802
• Tax est. 1.5%: −$429 /mo · $5,153/yr
• Insurance: −$143
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $-231

Break-even live

Break-even rent $3,005

Max offer price $310,042

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-113	+0% $-231	+5% $-350	+10% $-469
Rent	-10% $-446	-5% $-339	+0% $-231	+5% $-124	+10% $-17
Rate	-1.0pp $-58	-0.5pp $-144	base $-231	+0.5pp $-321	+1.0pp $-411

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: $85,885
• Closing costs: $10,306
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	98d	1	0.06mi
2255 Blue Grosbeak Pl Wimauma, FL	4.0	2.5	1874	$2,500	$1.33	30d	1	0.10mi
5767 Purple Finch Ave Wimauma, FL	4.0	2.5	1931	$2,500	$1.29	10d	1	0.17mi
5757 Red Kite Dr Wimauma, FL	5.0	3.0	2200	$2,630	$1.20	106d	1	0.20mi
5771 Red Kite Dr Wimauma, FL	5.0	3.0	2200	$2,650	$1.20	120d	1	0.22mi
2270 Red Crossbill St Wimauma, FL	4.0	3.0	2000	$2,350	$1.18	5d	1	0.22mi
2215 Red Crossbill St Wimauma, FL	5.0	3.0	2200	$2,590	$1.18	10d	1	0.23mi
2234 Red Crossbill St Wimauma, FL	4.0	3.0	2000	$2,400	$1.20	5d	1	0.24mi
5792 Red Kite Dr Wimauma, FL	4.0	3.0	2174	$2,500	$1.15	7d	1	0.26mi
17224 Auburn Arch Loop Wimauma, FL	2.0–4.0	2.5	1517	$2,900	$1.91	0d	20	0.53mi
2467 White Ladyfish Rd Wimauma, FL	3.0	2.0	1496	$2,100	$1.40	120d	1	0.67mi
17053 Oval Rum Dr Wimauma, FL	4.0	2.5	2328	$2,750	$1.18	10d	1	0.73mi
17042 Oval Rum Dr Wimauma, FL	3.0	2.0	1516	$2,500	$1.65	113d	1	0.75mi
6069 Ballast Dr Wimauma, FL	3.0	2.0	1750	$2,200	$1.26	24d	1	0.76mi
17031 Blister Wing Dr Wimauma, FL	5.0	3.0	2522	$2,700	$1.07	0d	1	0.77mi
17029 Blister Wing Dr Wimauma, FL	4.0	2.5	2328	$2,750	$1.18	44d	1	0.77mi
16750 Trite Bend St Wimauma, FL	3.0	2.0	1504	$2,275	$1.51	10d	1	0.95mi
920 Lakeview Dr Wimauma, FL	3.0	2.0	1640	$2,975	$1.81	24d	1	1.00mi
17134 White Mangrove Dr Wimauma, FL	4.0	2.0	1935	$2,395	$1.24	120d	1	1.13mi
17132 White Mangrove Dr Wimauma, FL	3.0	2.0	1561	$2,150	$1.38	71d	1	1.13mi
17132 White Mangrove Dr Wimauma, FL	3.0	2.0	1561	$2,150	$1.38	54d	1	1.13mi
17132 White Mangrove Dr Wimauma, FL	3.0	2.0	1561	$2,250	$1.44	89d	1	1.13mi
16634 Mooner Plank Cir Wimauma, FL	4.0	2.5	2035	$2,550	$1.25	120d	1	1.14mi
16701 Maude Dr Wimauma, FL	3.0	2.5	1785	$2,000	$1.12	84d	1	1.18mi
17235 White Mangrove Dr Wimauma, FL	3.0	2.0	1461	$1,799	$1.23	5d	1	1.18mi
16632 Grotto Steam Pl Wimauma, FL	3.0	2.5	1695	$1,899	$1.12	27d	1	1.20mi
16621 Grotto Steam Pl Wimauma, FL	3.0	2.5	1695	$2,300	$1.36	10d	1	1.22mi
16705 Myrtle Sand Dr Wimauma, FL	3.0	2.0	1253	$2,350	$1.88	120d	1	1.29mi
16636 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	89d	1	1.30mi
16638 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	117d	1	1.30mi
5091 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	120d	1	1.31mi
5089 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	120d	1	1.31mi
16616 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	117d	1	1.31mi
17345 White Mangrove Dr Wimauma, FL	4.0	2.5	1870	$2,600	$1.39	29d	1	1.31mi
5085 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	120d	1	1.32mi
16656 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	65d	1	1.32mi
16610 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,176	$1.33	120d	1	1.32mi
16660 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	120d	1	1.32mi
16611 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,176	$1.33	115d	1	1.33mi
4920 Reflecting Pond Cir Wimauma, FL	5.0	2.5	2287	$2,579	$1.13	0d	1	1.34mi

Listing history 50 events

1. 2026-08-29
   days on market $337,650 Active 526 DOM
2. 2026-08-28
   days on market $337,650 Active 525 DOM
3. 2026-08-27
   days on market $337,650 Active 524 DOM
4. 2026-08-26
   days on market $337,650 Active 523 DOM
5. 2026-08-25
   price $337,650 Active 522 DOM
6. 2026-08-25
   days on market $332,400 Active 522 DOM
7. 2026-08-24
   days on market $332,400 Active 521 DOM
8. 2026-08-23
   days on market $332,400 Active 520 DOM
9. 2026-08-22
   days on market $332,400 Active 519 DOM
10. 2026-08-20
    days on market $332,400 Active 517 DOM
11. 2026-08-19
    days on market $332,400 Active 516 DOM
12. 2026-08-18
    days on market $332,400 Active 515 DOM
13. 2026-08-17
    days on market $332,400 Active 514 DOM
14. 2026-08-16
    days on market $332,400 Active 513 DOM
15. 2026-08-15
    days on market $332,400 Active 512 DOM
16. 2026-08-14
    days on market $332,400 Active 511 DOM
17. 2026-08-13
    days on market $332,400 Active 510 DOM
18. 2026-08-12
    days on market $332,400 Active 509 DOM
19. 2026-08-11
    days on market $332,400 Active 508 DOM
20. 2026-08-10
    days on market $332,400 Active 507 DOM
21. 2026-08-09
    days on market $332,400 Active 506 DOM
22. 2026-08-08
    days on market $332,400 Active 505 DOM
23. 2026-08-06
    days on market $332,400 Active 503 DOM
24. 2026-08-05
    days on market $332,400 Active 502 DOM
25. 2026-08-04
    days on market $332,400 Active 501 DOM
26. 2026-08-03
    days on market $332,400 Active 500 DOM
27. 2026-07-31
    days on market $332,400 Active 497 DOM
28. 2026-07-30
    days on market $332,400 Active 495 DOM
29. 2026-07-28
    days on market $332,400 Active 494 DOM
30. 2026-07-26
    days on market $332,400 Active 492 DOM
31. 2026-07-24
    days on market $332,400 Active 490 DOM
32. 2026-07-23
    days on market $332,400 Active 489 DOM
33. 2026-07-22
    days on market $332,400 Active 488 DOM
34. 2026-07-21
    days on market $332,400 Active 487 DOM
35. 2026-07-20
    days on market $332,400 Active 486 DOM
36. 2026-07-18
    days on market $332,400 Active 483 DOM
37. 2026-07-16
    days on market $332,400 Active 482 DOM
38. 2026-07-15
    pricedays on market $332,400 Active 481 DOM
39. 2026-07-14
    price $331,900 Active 479 DOM
40. 2026-07-13
    days on market $331,400 Active 479 DOM
41. 2026-07-13
    pricedays on market $331,400 Active 478 DOM
42. 2026-07-11
    days on market $330,900 Active 477 DOM
43. 2026-07-10
    days on market $330,900 Active 476 DOM
44. 2026-07-09
    pricedays on market $330,900 Active 475 DOM
45. 2026-07-07
    days on market $314,900 Active 473 DOM
46. 2026-07-06
    days on market $314,900 Active 472 DOM
47. 2026-07-06
    pricedays on market $314,900 Active 471 DOM
48. 2026-07-04
    days on market $314,400 Active 469 DOM
49. 2026-07-02
    days on market $314,400 Active 468 DOM
50. 2026-07-01
    days on market $314,400 Active 467 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: $32,546
• − Mortgage interest: −$19,244
• − Property taxes: −$5,153
• − Insurance: −$1,718
• − Repairs & maintenance: −$2,604
• − Management: −$2,604
• − Depreciation: −$9,994
• Taxable loss: −$8,769
• Est. tax savings @ 24.0%: +$2,105
• After-tax cash flow: $-673/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 · 6 photos

Excellent 95/100 None rehab

This modern single-story home is in excellent condition with no visible repairs needed. It offers a spacious and open-plan layout with a well-maintained exterior and interior. The home is ready for immediate occupancy and can be further enhanced with minor updates to increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to both buyers and tenants. ↑
• Resale Upgrading the flooring in the bedrooms — Upgrading the flooring can improve the home's overall appearance and appeal to potential buyers. ↑

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

-68.7% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $312,900 Zillow
• 2026-05-15 Price Changed $312,400 Zillow
• 2026-04-25 Price Changed $311,900 Zillow
• 2026-04-02 Price Changed $311,400 Zillow
• 2026-03-02 Price Changed $306,400 Zillow
• 2026-02-13 Price Changed $302,900 Zillow
• 2025-09-28 Price Changed $332,900 Zillow
• 2025-04-03 Price Changed $330,900 Zillow
• 2025-03-22 Price Changed $329,900 Zillow
• 2025-03-21 Listed $999,999 Zillow