Amaryllis Plan · Wimauma, FL 33598

$305,900

3 bd · 2.0 ba · 1,479 sqft · SingleFamily · 546 Days on market

Good condition ↓ 3% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.3/30.0
• Condition / age +4.0/5.0
• Appreciation +3.8/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• 1% rule +2.1/10.0
• Rent growth +1.9/5.0
• DSCR +1.4/10.0

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. The $305,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $346,262.

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 $-463 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (20.2% below list).
• Recommended offer: $244k (20.2% below list) — sets the bar for 1% rule.

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; 4 comparable units currently listed for rent nearby; rentals lingering (median 66d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 30% 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 546 days — a 12% lower offer ($269k) is reasonable based on typical stale-listing flexibility.

Recommended offer $244,240 (20.2% 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 546 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: 0.71% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.74%
• DSCR: 0.74
• GRM: 11.8

CMA / ARV

• ARV (median comp): $346,262
• List price: $305,900
• Delta: -11.66%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6058 Mangrove Creek Rd	0.33mi	3/2.0	1,545 (+4%)	0mo	$323,900	$210	77
5977 Ballast Dr	0.54mi	3/2.0	1,479 (0%)	0mo	$305,900	$207	74
5960 Ballast Dr	0.52mi	3/2.0	1,545 (+4%)	0mo	$321,450	$208	68
5769 Yellow Hornbill Ave	1.03mi	3/2.0	1,487 (+0%)	9mo	$308,600	$208	56
2595 Scenic Park Loop	0.88mi	3/2.0	1,501 (+2%)	12mo	$353,985	$236	52
6039 Dropwort Dr	0.46mi	4/2.0 (+1)	1,715 (+16%)	1mo	$332,900	$194	48
6035 Mangrove Creek Rd	0.37mi	4/2.0 (+1)	1,715 (+16%)	7mo	$346,345	$202	47
6012 Mangrove Creek Rd	0.36mi	4/2.0 (+1)	1,715 (+16%)	9mo	$342,900	$200	46
6030 Mangrove Creek Rd	0.34mi	4/2.0 (+1)	1,715 (+16%)	12mo	$357,670	$209	44
5933 Ballast Dr	0.56mi	4/2.0 (+1)	1,715 (+16%)	2mo	$352,340	$205	42
6023 Ballast Dr	0.52mi	4/2.0 (+1)	1,715 (+16%)	7mo	$353,145	$206	40

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: -24.0%
• Equity multiple: 0.14×
• Total profit: $-83,188
• Equity at exit: $61,798

10-year hold

• IRR: -24.9%
• Equity multiple: -0.34×
• Total profit: $-129,584
• Equity at exit: $47,703

Cash invested: $96,954 (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: 19 active · 22 under contract
• Months of supply: 16.3 mo (6%/mo absorbed)
• Median asking: $321,990 ($200/sqft)
• Median days on market: 36 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +17.1% above 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: 10.4×

Monthly cashflow live

• Estimated rent: $2,442 medium
• Mortgage (P&I): −$1,816
• Tax est. 1.5%: −$433 /mo · $5,194/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-463

Break-even live

Break-even rent $3,029

Max offer price $279,201

Occupancy floor —

Sensitivity live

Price	-10% $-224	-5% $-344	+0% $-463	+5% $-583	+10% $-703
Rent	-10% $-656	-5% $-560	+0% $-463	+5% $-367	+10% $-270
Rate	-1.0pp $-289	-0.5pp $-375	base $-463	+0.5pp $-553	+1.0pp $-644

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: $86,566
• Closing costs: $10,388
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	73d	1	0.65mi
2329 Lesser Goldfinch Dr Wimauma, FL	2.0	2.5	1770	$1,980	$1.12	38d	1	0.86mi
17334 Holly Well Ave Wimauma, FL	2.0	2.5	1737	$2,500	$1.44	66d	1	1.12mi
2255 Blue Grosbeak Pl Wimauma, FL	4.0	2.5	1874	$2,600	$1.39	11d	1	1.20mi

Listing history 50 events

1. 2026-08-08
   days on market $305,900 Active 546 DOM
2. 2026-08-06
   days on market $305,900 Active 544 DOM
3. 2026-08-05
   days on market $305,900 Active 543 DOM
4. 2026-08-04
   days on market $305,900 Active 542 DOM
5. 2026-08-03
   days on market $305,900 Active 541 DOM
6. 2026-07-31
   days on market $305,900 Active 538 DOM
7. 2026-07-30
   days on market $305,900 Active 536 DOM
8. 2026-07-28
   days on market $305,900 Active 535 DOM
9. 2026-07-26
   days on market $305,900 Active 533 DOM
10. 2026-07-24
    days on market $305,900 Active 531 DOM
11. 2026-07-23
    days on market $305,900 Active 530 DOM
12. 2026-07-22
    days on market $305,900 Active 529 DOM
13. 2026-07-21
    days on market $305,900 Active 528 DOM
14. 2026-07-20
    days on market $305,900 Active 527 DOM
15. 2026-07-18
    days on market $305,900 Active 524 DOM
16. 2026-07-16
    days on market $305,900 Active 523 DOM
17. 2026-07-15
    days on market $305,900 Active 522 DOM
18. 2026-07-13
    days on market $305,900 Active 520 DOM
19. 2026-07-13
    days on market $305,900 Active 519 DOM
20. 2026-07-11
    days on market $305,900 Active 518 DOM
21. 2026-07-10
    days on market $305,900 Active 517 DOM
22. 2026-07-09
    days on market $305,900 Active 516 DOM
23. 2026-07-07
    days on market $305,900 Active 514 DOM
24. 2026-07-06
    days on market $305,900 Active 513 DOM
25. 2026-07-06
    days on market $305,900 Active 512 DOM
26. 2026-07-04
    days on market $305,900 Active 510 DOM
27. 2026-07-02
    days on market $305,900 Active 509 DOM
28. 2026-07-01
    days on market $305,900 Active 508 DOM
29. 2026-06-30
    days on market $305,900 Active 507 DOM
30. 2026-06-29
    days on market $305,900 Active 506 DOM
31. 2026-06-28
    days on market $305,900 Active 505 DOM
32. 2026-06-27
    days on market $305,900 Active 504 DOM
33. 2026-06-26
    days on market $305,900 Active 503 DOM
34. 2026-06-24
    days on market $305,900 Active 501 DOM
35. 2026-06-22
    days on market $305,900 Active 499 DOM
36. 2026-06-21
    days on market $305,900 Active 498 DOM
37. 2026-06-18
    days on market $305,900 Active 495 DOM
38. 2026-06-17
    days on market $305,900 Active 494 DOM
39. 2026-06-16
    days on market $305,900 Active 493 DOM
40. 2026-06-15
    days on market $305,900 Active 492 DOM
41. 2026-06-13
    days on market $305,900 Active 490 DOM
42. 2026-06-13
    days on market $305,900 Active 489 DOM
43. 2026-06-09
    days on market $305,900 Active 486 DOM
44. 2026-06-08
    days on market $305,900 Active 485 DOM
45. 2026-06-07
    days on market $305,900 Active 484 DOM
46. 2026-06-04
    days on market $305,900 Active 481 DOM
47. 2026-06-03
    days on market $305,900 Active 480 DOM
48. 2026-06-02
    days on market $305,900 Active 479 DOM
49. 2026-06-01
    days on market $305,900 Active 478 DOM
50. 2026-05-31
    days on market $305,900 Active 477 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: $29,309
• − Mortgage interest: −$19,396
• − Property taxes: −$5,194
• − Insurance: −$1,731
• − Repairs & maintenance: −$2,345
• − Management: −$2,345
• − Depreciation: −$10,073
• Taxable loss: −$11,775
• Est. tax savings @ 24.0%: +$2,826
• After-tax cash flow: $-2,735/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 ↑

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

-3.2% since first listed

2 events — show timeline

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