2219 Red Crossbill St · Wimauma, FL 33598

$354,000

5 bd · 2.5 ba · 2,344 sqft · SingleFamily · 25 Days on market

Built 2026 Good 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 +11.6/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Appreciation +3.8/10.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• 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

Property features AI

Finance

• Other: Address: 2219 Red Crossbill St, Wimauma, FL 33598; Listing status: Active
• Financial info: List price $355,700

Exterior

• Parking: 2 total parking spaces, including a 2-car garage
• Home design: Single-family home, new-construction, Georgia plan
• Exterior features: Living area approximately 2344 (listed)

Interior

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

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $354k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $338k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (16.5% below list).
• Recommended offer: $296k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 36% 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 25 days — a 2% lower offer ($349k) is reasonable based on typical stale-listing flexibility.

Recommended offer $295,536 (16.5% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.35%
• DSCR: 0.94
• GRM: 10.0

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: -17.4%
• Equity multiple: 0.36×
• Total profit: $-63,320
• Equity at exit: $63,179

10-year hold

• IRR: -15.2%
• Equity multiple: 0.10×
• Total profit: $-89,025
• Equity at exit: $48,769

Cash invested: $99,120 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,955 high
• Mortgage (P&I): −$1,856
• Tax est. 1.5%: −$442 /mo · $5,310/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $-112

Break-even live

Break-even rent $3,097

Max offer price $337,840

Occupancy floor 99%

Sensitivity live

Price	-10% $133	-5% $11	+0% $-112	+5% $-234	+10% $-356
Rent	-10% $-345	-5% $-228	+0% $-112	+5% $5	+10% $122
Rate	-1.0pp $67	-0.5pp $-22	base $-112	+0.5pp $-203	+1.0pp $-297

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: $88,500
• Closing costs: $10,620
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5771 Red Kite Dr Wimauma, FL	5.0	3.0	2200	$2,650	$1.20	26d	1	0.03mi
5757 Red Kite Dr Wimauma, FL	5.0	3.0	2200	$2,630	$1.20	12d	1	0.06mi
5615 Red Kite Dr Wimauma, FL	5.0	3.0	2112	$3,000	$1.42	4d	1	0.20mi
17224 Auburn Arch Loop Wimauma, FL	2.0–4.0	2.5	1517	$2,900	$1.91	19d	20	0.73mi
17029 Blister Wing Dr Wimauma, FL	4.0	2.5	2328	$3,000	$1.29	1d	1	0.88mi
16984 Oval Rum Dr Wimauma, FL	4.0	3.0	3362	$3,300	$0.98	1d	1	0.98mi
16634 Mooner Plank Cir Wimauma, FL	4.0	2.5	2035	$2,550	$1.25	26d	1	1.10mi
17134 White Mangrove Dr Wimauma, FL	4.0	2.0	1935	$2,395	$1.24	26d	1	1.30mi
17138 Sunshine Mimosa St Wimauma, FL	4.0	2.5	2634	$2,499	$0.95	5d	1	1.34mi
5025 Brickwood Rise Dr Wimauma, FL	4.0	2.5	1925	$2,500	$1.30	26d	1	1.47mi
17345 White Mangrove Dr Wimauma, FL	4.0	2.5	1870	$2,650	$1.42	15d	1	1.50mi

Listing history 16 events

1. 2026-06-21
   days on market $354,000 Active 25 DOM
2. 2026-06-18
   days on market $354,000 Active 22 DOM
3. 2026-06-17
   days on market $354,000 Active 21 DOM
4. 2026-06-16
   days on market $354,000 Active 20 DOM
5. 2026-06-15
   price $354,000 Active 19 DOM
6. 2026-06-15
   pricedays on market $353,900 Active 19 DOM
7. 2026-06-13
   days on market $353,800 Active 17 DOM
8. 2026-06-13
   days on market $353,800 Active 16 DOM
9. 2026-06-09
   days on market $353,800 Active 13 DOM
10. 2026-06-08
    pricedays on market $353,800 Active 12 DOM
11. 2026-06-07
    days on market $353,700 Active 11 DOM
12. 2026-06-04
    days on market $353,700 Active 8 DOM
13. 2026-06-03
    days on market $353,700 Active 7 DOM
14. 2026-06-02
    pricedays on market $353,700 Active 6 DOM
15. 2026-06-01
    days on market $355,700 Active 5 DOM
16. 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: $35,464
• − Mortgage interest: −$19,830
• − Property taxes: −$5,310
• − Insurance: −$1,770
• − Repairs & maintenance: −$2,837
• − Management: −$2,837
• − Depreciation: −$10,298
• Taxable loss: −$7,418
• Est. tax savings @ 24.0%: +$1,780
• After-tax cash flow: $440/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

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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ 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