Amaryllis Plan · Wimauma, FL 33598

$305,900

3 bd · 2.0 ba · 1,479 sqft · SingleFamily · 498 Days on market

Good condition ↓ 3% since listing

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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 +12.0/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Appreciation +3.8/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +1.9/5.0

Listing remarks MLS

Adore life in the Amaryllis by Highland Homes, an affordable, open-layout home designed for modern living! The Amaryllis features: A flowing, open living area including a gathering room, dining room, and kitchen with a pantry and counter-height breakfast bar, all under an airy volume ceiling. An owner's suite with a walk-in wardrobe and private en-suite bath including seated vanity space (or optional dual vanities with a drawer stack), a tiled shower, and a convenient linen closet. . A dedicated laundry room. Front porch. Covered lanai accessed from the gathering room (optional sliding glass door in 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

• Extra counter space
• Gathering room
• Walk-in wardrobe

Tags

• OPEN LIVING AREA
• GATHERING ROOM
• COUNTER-HEIGHT BREAKFAST BAR
• WALK-IN WARDROBE
• PRIVATE EN-SUITE BATH
• EXTRA COUNTER SPACE

🏗️ 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 3-bed/2.0-bath single-family listed at $306k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-73 ($-881/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (15.6% below list).
• Recommended offer: $258k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 32% 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 $7k 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 ($269k) is reasonable based on typical stale-listing flexibility.

Recommended offer $258,303 (15.6% 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 16% 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: 0.84% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 9.9

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: -17.0%
• Equity multiple: 0.38×
• Total profit: $-53,330
• Equity at exit: $54,595

10-year hold

• IRR: -14.6%
• Equity multiple: 0.13×
• Total profit: $-74,158
• Equity at exit: $42,142

Cash invested: $85,652 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,583 medium
• Mortgage (P&I): −$1,604
• Tax est. 1.5%: −$382 /mo · $4,588/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-73

Break-even live

Break-even rent $2,676

Max offer price $295,277

Occupancy floor 98%

Sensitivity live

Price	-10% $138	-5% $32	+0% $-73	+5% $-179	+10% $-285
Rent	-10% $-277	-5% $-175	+0% $-73	+5% $29	+10% $131
Rate	-1.0pp $81	-0.5pp $4	base $-73	+0.5pp $-153	+1.0pp $-233

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: $76,475
• Closing costs: $9,177
• Reserves months: —
• Total cash needed: —

Rent comps 2 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
17334 Holly Well Ave Wimauma, FL	2.0	2.5	1737	$2,500	$1.44	19d	1	1.12mi

Listing history 17 events

1. 2026-06-21
   days on market $305,900 Active 498 DOM
2. 2026-06-18
   days on market $305,900 Active 495 DOM
3. 2026-06-17
   days on market $305,900 Active 494 DOM
4. 2026-06-16
   days on market $305,900 Active 493 DOM
5. 2026-06-15
   days on market $305,900 Active 492 DOM
6. 2026-06-13
   days on market $305,900 Active 490 DOM
7. 2026-06-13
   days on market $305,900 Active 489 DOM
8. 2026-06-09
   days on market $305,900 Active 486 DOM
9. 2026-06-08
   days on market $305,900 Active 485 DOM
10. 2026-06-07
    days on market $305,900 Active 484 DOM
11. 2026-06-04
    days on market $305,900 Active 481 DOM
12. 2026-06-03
    days on market $305,900 Active 480 DOM
13. 2026-06-02
    days on market $305,900 Active 479 DOM
14. 2026-06-01
    days on market $305,900 Active 478 DOM
15. 2026-05-31
    days on market $305,900 Active 477 DOM
16. 2026-04-10
    price $305,900 840-char remark

    Show marketing remark (840 chars)

    Adore life in the Amaryllis by Highland Homes, an affordable, open-layout home designed for modern living! The Amaryllis features: A flowing, open living area including a gathering room, dining room, and kitchen with a pantry and counter-height breakfast bar, all under an airy volume ceiling. An owner's suite with a walk-in wardrobe and private en-suite bath including seated vanity space (or optional dual vanities with a drawer stack), a tiled shower, and a convenient linen closet. . A dedicated laundry room. Front porch. Covered lanai accessed from the gathering room (optional sliding glass door in 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 $315,900 Active 840-char remark

    Show marketing remark (840 chars)

    Adore life in the Amaryllis by Highland Homes, an affordable, open-layout home designed for modern living! The Amaryllis features: A flowing, open living area including a gathering room, dining room, and kitchen with a pantry and counter-height breakfast bar, all under an airy volume ceiling. An owner's suite with a walk-in wardrobe and private en-suite bath including seated vanity space (or optional dual vanities with a drawer stack), a tiled shower, and a convenient linen closet. . A dedicated laundry room. Front porch. Covered lanai accessed from the gathering room (optional sliding glass door in 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: $30,996
• − Mortgage interest: −$17,135
• − Property taxes: −$4,588
• − Insurance: −$1,530
• − Repairs & maintenance: −$2,480
• − Management: −$2,480
• − Depreciation: −$8,899
• Taxable loss: −$6,115
• Est. tax savings @ 24.0%: +$1,468
• After-tax cash flow: $587/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 home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from a fresh coat of paint and landscaping improvements to further enhance its curb appeal.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more potential buyers
• Both Add a smart home system — Improves energy efficiency and adds modern amenities

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more potential buyers ↑
• Both Add a smart home system — Improves energy efficiency and adds modern amenities ↑

ⓘ 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

-3.2% since first listed

2 events — show timeline

• 2026-04-10 Price Changed $305,900 Zillow
• 2025-02-08 Listed $315,900 Zillow