2219 Red Crossbill St · Wimauma, FL 33598

$317,590

5 bd · 2.5 ba · 2,344 sqft · SingleFamily · 48 Days on market

Built 2026 Good condition 2-car garage $135/sqft · 9% below area Est $350k · 9% under

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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 +14.1/30.0
• ARV discount +11.6/15.0
• DSCR +4.3/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Appreciation +3.8/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +1.9/5.0

Listing remarks

This two-story home highlights a modern open layout, seamlessly integrating a first-floor kitchen with a central island, a dining room and a welcoming family room with patio access. On the same level is a private owner's suite with an attached bathroom. Situated upstairs is a versatile loft for additional shared living space and four secondary bedrooms to provide restful retreats to family members and guests alike.

Key facts

• Central island
• First-floor kitchen
• Attached bathroom

Tags

• FIRST-FLOOR KITCHEN
• CENTRAL ISLAND
• PRIVATE OWNER'S SUITE
• ATTACHED BATHROOM
• VERSATILE LOFT
• PATIO ACCESS

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $318k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $48 ($582/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 $284k (10.6% below list).
• Recommended offer: $284k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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); 962 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 40d 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 35% 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 48 days — a 3% lower offer ($308k) is reasonable based on typical stale-listing flexibility.

Recommended offer $283,959 (10.6% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $349,714
• List price: $317,590
• Delta: -9.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2255 Red Crossbill St	0.06mi	5/2.5	2,344 (0%)	1mo	$328,190	$140	96
2276 Red Crossbill St	0.10mi	5/2.5	2,344 (0%)	1mo	$309,190	$132	95
5732 Yellow Hornbill Ave	0.13mi	5/2.5	2,344 (0%)	12mo	$343,100	$146	84
5680 Red Kite Dr	0.19mi	4/3.0 (-1)	2,174 (-7%)	13mo	$360,900	$166	61
6007 Ballast Dr	0.65mi	4/3.0 (-1)	2,314 (-1%)	2mo	$426,260	$184	59
2422 White Ladyfish Rd	0.66mi	4/3.0 (-1)	2,314 (-1%)	14mo	$411,387	$178	48
2324 Scenic Park Loop	0.70mi	4/3.5 (-1)	2,430 (+4%)	12mo	$373,815	$154	42
5976 Ballast Dr	0.63mi	4/2.0 (-1)	2,005 (-14%)	2mo	$350,900	$175	37
6063 Dropwort Dr	0.71mi	4/2.0 (-1)	2,005 (-14%)	1mo	$350,900	$175	35
2312 Scenic Park Loop	0.72mi	4/2.5 (-1)	2,046 (-13%)	9mo	$334,955	$164	32

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: -14.5%
• Equity multiple: 0.46×
• Total profit: $-47,886
• Equity at exit: $56,681

10-year hold

• IRR: -11.4%
• Equity multiple: 0.30×
• Total profit: $-62,028
• Equity at exit: $43,753

Cash invested: $88,925 (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: 54 active · 12 under contract
• Months of supply: 29.5 mo (3%/mo absorbed)
• Median asking: $328,840 ($154/sqft)
• Median days on market: 47 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: -2.9% 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: 9.3×

Monthly cashflow live

• Estimated rent: $2,840 high
• Mortgage (P&I): −$1,665
• Tax est. 1.5%: −$397 /mo · $4,764/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $48

Break-even live

Break-even rent $2,778

Max offer price $317,590

Occupancy floor 93%

Sensitivity live

Price	-10% $268	-5% $158	+0% $48	+5% $-61	+10% $-171
Rent	-10% $-176	-5% $-64	+0% $48	+5% $161	+10% $273
Rate	-1.0pp $208	-0.5pp $129	base $48	+0.5pp $-34	+1.0pp $-118

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: $79,398
• Closing costs: $9,528
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2215 Red Crossbill St Wimauma, FL	5.0	3.0	2200	$2,590	$1.18	10d	1	0.00mi
5771 Red Kite Dr Wimauma, FL	5.0	3.0	2200	$2,650	$1.20	120d	1	0.03mi
5792 Red Kite Dr Wimauma, FL	4.0	3.0	2174	$2,500	$1.15	7d	1	0.04mi
2234 Red Crossbill St Wimauma, FL	4.0	3.0	2000	$2,400	$1.20	5d	1	0.05mi
5757 Red Kite Dr Wimauma, FL	5.0	3.0	2200	$2,630	$1.20	106d	1	0.06mi
5767 Purple Finch Ave Wimauma, FL	4.0	2.5	1931	$2,500	$1.29	10d	1	0.08mi
2270 Red Crossbill St Wimauma, FL	4.0	3.0	2000	$2,350	$1.18	5d	1	0.10mi
2255 Blue Grosbeak Pl Wimauma, FL	4.0	2.5	1874	$2,500	$1.33	30d	1	0.17mi
5615 Red Kite Dr Wimauma, FL	5.0	3.0	2112	$3,000	$1.42	98d	1	0.20mi
17224 Auburn Arch Loop Wimauma, FL	2.0–4.0	2.5	1517	$2,900	$1.91	0d	20	0.73mi
17053 Oval Rum Dr Wimauma, FL	4.0	2.5	2328	$2,750	$1.18	10d	1	0.83mi
17031 Blister Wing Dr Wimauma, FL	5.0	3.0	2522	$2,700	$1.07	0d	1	0.87mi
17029 Blister Wing Dr Wimauma, FL	4.0	2.5	2328	$2,750	$1.18	44d	1	0.88mi
16984 Oval Rum Dr Wimauma, FL	4.0	3.0	3362	$3,300	$0.98	92d	1	0.98mi
16980 Oval Rum Dr Wimauma, FL	4.0	3.0	2738	$3,395	$1.24	30d	1	0.99mi
16634 Mooner Plank Cir Wimauma, FL	4.0	2.5	2035	$2,550	$1.25	120d	1	1.10mi
5101 Sable Chime Dr Wimauma, FL	5.0	2.5	2264	$3,300	$1.46	69d	1	1.29mi
17134 White Mangrove Dr Wimauma, FL	4.0	2.0	1935	$2,395	$1.24	120d	1	1.30mi
17138 Sunshine Mimosa St Wimauma, FL	4.0	2.5	2634	$2,349	$0.89	82d	1	1.34mi
4920 Reflecting Pond Cir Wimauma, FL	5.0	2.5	2287	$2,579	$1.13	0d	1	1.42mi
4935 Reflecting Pond Cir Wimauma, FL	6.0	3.0	2611	$2,650	$1.01	76d	1	1.44mi
5041 Brickwood Rise Dr Wimauma, FL	5.0	2.0	2389	$2,216	$0.93	44d	1	1.44mi
5050 Brickwood Rise Dr Wimauma, FL	4.0	2.0	1870	$2,116	$1.13	40d	1	1.47mi
5025 Brickwood Rise Dr Wimauma, FL	4.0	2.5	1925	$2,500	$1.30	120d	1	1.47mi
17345 White Mangrove Dr Wimauma, FL	4.0	2.5	1870	$2,600	$1.39	29d	1	1.50mi

Property features AI

Finance

• Other: Address: 2219 Red Crossbill St, Wimauma FL 33598
• Financial info: List price $354,200

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family new construction (Georgia plan)Active listing
• Exterior features: Living area of 2344 (listed)

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: Spec new-construction home (Georgia plan)

Listing history 37 events

1. 2026-07-16
   days on market $317,590 Active 48 DOM
2. 2026-07-15
   pricedays on market $317,590 Active 47 DOM
3. 2026-07-13
   days on market $336,300 Active 45 DOM
4. 2026-07-13
   days on market $336,300 Active 44 DOM
5. 2026-07-11
   days on market $336,300 Active 43 DOM
6. 2026-07-10
   pricedays on market $336,300 Active 42 DOM
7. 2026-07-09
   pricedays on market $366,300 Active 41 DOM
8. 2026-07-07
   days on market $354,300 Active 39 DOM
9. 2026-07-06
   days on market $354,300 Active 38 DOM
10. 2026-07-06
    days on market $354,300 Active 37 DOM
11. 2026-07-05
    days on market $354,300 Active 36 DOM
12. 2026-07-04
    days on market $354,300 Active 35 DOM
13. 2026-07-02
    days on market $354,300 Active 34 DOM
14. 2026-07-01
    days on market $354,300 Active 33 DOM
15. 2026-06-30
    days on market $354,300 Active 32 DOM
16. 2026-06-29
    price $354,300 Active 31 DOM
17. 2026-06-29
    days on market $354,200 Active 31 DOM
18. 2026-06-28
    days on market $354,200 Active 30 DOM
19. 2026-06-27
    pricedays on market $354,200 Active 29 DOM
20. 2026-06-24
    days on market $354,100 Active 28 DOM
21. 2026-06-22
    pricedays on market $354,100 Active 26 DOM
22. 2026-06-21
    days on market $354,000 Active 25 DOM
23. 2026-06-18
    days on market $354,000 Active 22 DOM
24. 2026-06-17
    days on market $354,000 Active 21 DOM
25. 2026-06-16
    days on market $354,000 Active 20 DOM
26. 2026-06-15
    price $354,000 Active 19 DOM
27. 2026-06-15
    pricedays on market $353,900 Active 19 DOM
28. 2026-06-13
    days on market $353,800 Active 17 DOM
29. 2026-06-13
    days on market $353,800 Active 16 DOM
30. 2026-06-09
    days on market $353,800 Active 13 DOM
31. 2026-06-08
    pricedays on market $353,800 Active 12 DOM
32. 2026-06-07
    days on market $353,700 Active 11 DOM
33. 2026-06-04
    days on market $353,700 Active 8 DOM
34. 2026-06-03
    days on market $353,700 Active 7 DOM
35. 2026-06-02
    pricedays on market $353,700 Active 6 DOM
36. 2026-06-01
    days on market $355,700 Active 5 DOM
37. 2026-05-31
    days on market $355,700 Active 4 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: $34,075
• − Mortgage interest: −$17,790
• − Property taxes: −$4,764
• − Insurance: −$1,588
• − Repairs & maintenance: −$2,726
• − Management: −$2,726
• − Depreciation: −$9,239
• Taxable loss: −$4,758
• Est. tax savings @ 24.0%: +$1,142
• After-tax cash flow: $1,724/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 $11,720–$35,160 screening

This modern two-story home is in good condition with a good condition score of 80. It has a good exterior, well-maintained interior, and a good HVAC system. The home is move-in ready with minor cosmetic updates that can increase its value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean gutters — Improves drainage and can prevent water damage, increasing both resale and rental value. ↑

ⓘ 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: Address: 2219 Red Crossbill St, Wimauma FL 33598
• Financial info: List price $354,200

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family new construction (Georgia plan)Active listing
• Exterior features: Living area of 2344 (listed)

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: Spec new-construction home (Georgia plan)