17269 Southern Haven Dr · Wimauma, FL 33598

$242,990

3 bd · 2.5 ba · 1,666 sqft · Townhouse · 5 Days on market

Built 2026 Good condition $146/sqft · at area comps Est $245k · at est.

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Why this score? — see what drove the C- 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 +17.9/30.0
• ARV discount +7.8/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Condition / age +4.0/5.0
• Appreciation +3.8/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +1.9/5.0

Listing remarks

Luxury is in the details of this charming two-story townhome. The first floor enjoys an airy design among the spacious living room, kitchen and dining room, opening to the covered patio for serene outdoor moments. Upstairs, an adaptable central loft leads to two secondary bedrooms and the tranquil owner's suite. The owner's suite is in a privately situated corner, showcasing a full-sized bathroom and large walk-in closet.

Key facts

• Central loft
• Covered patio
• Full sized bathroom

Tags

• TWO STORY TOWNHOME
• COVERED PATIO
• CENTRAL LOFT
• FULL SIZED BATHROOM
• LARGE WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $243k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (1.9% below list).
• Recommended offer: $238k (1.9% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: Reddick Elementary School (math 34% / reading 29%, grade F, #1,841 of 2,144 statewide, top 86%, 794 students, 78% 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); 72% 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $238,405 (1.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.98% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $244,858
• List price: $242,990
• Delta: -0.76%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17551 Holly Well Ave	0.41mi	2/2.5 (-1)	1,737 (+4%)	1mo	$300,000	$173	68
606 Chipper Dr	1.26mi	3/2.0	1,568 (-6%)	0mo	$300,000	$191	53
2639 Scenic Park Loop	1.08mi	4/2.0 (+1)	1,715 (+3%)	1mo	$340,770	$199	52
2625 Scenic Park Loop	1.07mi	3/2.0	1,545 (-7%)	0mo	$325,850	$211	51
2633 Scenic Park Loop	1.08mi	3/2.0	1,545 (-7%)	0mo	$357,630	$231	51
642 Chipper Dr	1.16mi	2/2.0 (-1)	1,735 (+4%)	1mo	$299,900	$173	50
712 Chipper Dr	1.07mi	3/2.0	1,800 (+8%)	0mo	$310,000	$172	50
804 Chipper Dr	1.05mi	3/2.0	1,800 (+8%)	0mo	$340,000	$189	49
1440 Emerald Dunes Dr	1.25mi	3/2.0	1,860 (+12%)	0mo	$354,000	$190	44
16639 Goose Ribbon Pl	1.05mi	4/2.5 (+1)	2,035 (+22%)	0mo	$363,000	$178	35
2635 Scenic Park Loop	1.08mi	4/2.5 (+1)	2,029 (+22%)	0mo	$366,670	$181	35
838 King Leon Way	0.82mi	2/2.0 (-1)	1,380 (-17%)	0mo	$260,000	$188	33

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: -10.4%
• Equity multiple: 0.61×
• Total profit: $-26,615
• Equity at exit: $43,367

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-27,411
• Equity at exit: $33,476

Cash invested: $68,037 (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: 43 active · 2 under contract
• Months of supply: 129.0 mo (1%/mo absorbed)
• Median asking: $251,490 ($147/sqft)
• Median days on market: 10 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: -0.1% 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: 8.5×

Monthly cashflow live

• Estimated rent: $2,384 high
• Mortgage (P&I): −$1,274
• Tax est. 1.5%: −$304 /mo · $3,645/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $204

Break-even live

Break-even rent $2,126

Max offer price $242,990

Occupancy floor 86%

Sensitivity live

Price	-10% $372	-5% $288	+0% $204	+5% $120	+10% $36
Rent	-10% $16	-5% $110	+0% $204	+5% $298	+10% $392
Rate	-1.0pp $327	-0.5pp $266	base $204	+0.5pp $141	+1.0pp $77

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: $60,748
• Closing costs: $7,290
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17224 Auburn Arch Loop Wimauma, FL	2.0–4.0	2.5	1517	$2,600	$1.71	0d	20	0.24mi
17235 White Mangrove Dr Wimauma, FL	3.0	2.0	1461	$1,799	$1.23	5d	1	0.48mi
17134 White Mangrove Dr Wimauma, FL	4.0	2.0	1935	$2,395	$1.24	120d	1	0.51mi
17132 White Mangrove Dr Wimauma, FL	3.0	2.0	1561	$2,150	$1.38	71d	1	0.51mi
17132 White Mangrove Dr Wimauma, FL	3.0	2.0	1561	$2,150	$1.38	54d	1	0.51mi
17132 White Mangrove Dr Wimauma, FL	3.0	2.0	1561	$2,250	$1.44	88d	1	0.51mi
17432 Holly Well Ave Wimauma, FL	2.0	2.0	1395	$2,200	$1.58	5d	1	0.52mi
5326 Kelper Hook Ct Wimauma, FL	2.0	2.5	2239	$2,195	$0.98	44d	1	0.56mi
17345 White Mangrove Dr Wimauma, FL	4.0	2.5	1870	$2,600	$1.39	29d	1	0.62mi
17042 Oval Rum Dr Wimauma, FL	3.0	2.0	1516	$2,500	$1.65	113d	1	0.64mi
17334 Holly Well Ave Wimauma, FL	2.0	2.5	1737	$2,500	$1.44	112d	1	0.67mi
2255 Blue Grosbeak Pl Wimauma, FL	4.0	2.5	1874	$2,500	$1.33	30d	1	0.79mi
5132 Janes Dr Wimauma, FL	3.0	2.0	1456	$1,825	$1.25	44d	1	0.81mi
16750 Trite Bend St Wimauma, FL	3.0	2.0	1504	$2,275	$1.51	10d	1	0.91mi
5767 Purple Finch Ave Wimauma, FL	4.0	2.5	1931	$2,500	$1.29	10d	1	0.92mi
323 Siena Vista Pl Sun City Center, FL	3.0	2.0	1789	$1,550	$0.87	88d	1	0.95mi
2270 Red Crossbill St Wimauma, FL	4.0	3.0	2000	$2,350	$1.18	5d	1	0.97mi
5792 Red Kite Dr Wimauma, FL	4.0	3.0	2174	$2,500	$1.15	7d	1	0.98mi
2234 Red Crossbill St Wimauma, FL	4.0	3.0	2000	$2,400	$1.20	5d	1	0.98mi
16705 Myrtle Sand Dr Wimauma, FL	3.0	2.0	1253	$2,350	$1.88	120d	1	0.99mi
420 S Brockfield Dr Sun City Center, FL	2.0	2.0	1656	$2,300	$1.39	60d	1	1.01mi
2329 Lesser Goldfinch Dr Wimauma, FL	2.0	2.5	1770	$1,980	$1.12	84d	1	1.09mi
16632 Grotto Steam Pl Wimauma, FL	3.0	2.5	1695	$1,899	$1.12	27d	1	1.12mi
16621 Grotto Steam Pl Wimauma, FL	3.0	2.5	1695	$2,300	$1.36	10d	1	1.12mi
16701 Maude Dr Wimauma, FL	3.0	2.5	1785	$2,000	$1.12	84d	1	1.13mi
2467 White Ladyfish Rd Wimauma, FL	3.0	2.0	1496	$2,100	$1.40	120d	1	1.16mi
416 Castle Pines Ln Sun City Center, FL	2.0	2.0	1947	$2,200	$1.13	44d	1	1.18mi
16660 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	120d	1	1.24mi
16656 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	65d	1	1.24mi
16676 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	120d	1	1.24mi
16638 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	117d	1	1.24mi
16636 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	88d	1	1.24mi
16634 Mooner Plank Cir Wimauma, FL	4.0	2.5	2035	$2,550	$1.25	120d	1	1.26mi
209 N Brockfield Dr Sun City Center, FL	3.0	2.0	1840	$2,000	$1.09	44d	1	1.27mi
16619 Ancient Mariner Ln Wimauma, FL	2.0	2.5	1541	$2,031	$1.32	120d	1	1.27mi
16665 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	120d	1	1.27mi
16667 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	120d	1	1.27mi
16671 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	120d	1	1.27mi
16673 Ancient Mariner Ln Wimauma, FL	2.0	2.5	1513	$1,928	$1.27	30d	1	1.27mi
16616 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	117d	1	1.28mi

Listing history 4 events

1. 2026-06-07
   days on market $242,990 Active 5 DOM
2. 2026-06-04
   days on market $242,990 Active 2 DOM
3. 2026-06-02
   remarks 425-char remark
4. 2026-06-02
   listed $242,990 Active 1 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: $28,609
• − Mortgage interest: −$13,611
• − Property taxes: −$3,645
• − Insurance: −$1,215
• − Repairs & maintenance: −$2,289
• − Management: −$2,289
• − Depreciation: −$7,069
• Taxable loss: −$1,509
• Est. tax savings @ 24.0%: +$362
• After-tax cash flow: $2,812/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 None rehab

This charming two-story townhome is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would appeal to both buyers and renters.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value ↑
• Rental Replace window screens — Improves tenant satisfaction and reduces maintenance costs ↑

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Reddick Elementary School F FL #1,841/2,144 Nat'l #25,956/41,679 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