Century Plan · Wimauma, FL 33598

$279,990

3 bd · 2.0 ba · 1,501 sqft · SingleFamily · 714 Days on market

Excellent condition $13/mo HOA · 1% of rent ↓ 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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Condition / age +4.8/5.0
• 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 +1.5/10.0

Listing remarks MLS

Ryan Homes at Cypress Ridge Ranch - discover your dream home in a serene, amenity-rich community. Choose your perfect homesite, customize your floorplan, and add your personal touches. Priced from the low $300s. The Century single-family home combines convenience and style. Your wide-open floor plan features a formal dining area overlooking your gourmet kitchen. Your large center island is perfect for gathering with friends and family. Or set up a game in your great room and then enjoy the night air on your lanai. Three spacious bedrooms and two full baths offer plenty of privacy and comfort. Your deluxe owner's suite includes an oversized walk-in closet and an owner's bath with double vanity.

Key facts

• 2 garage spots
• Listed 713 days

🏗️ New construction. The $279,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $336,495.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-439 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (14.1% below list).
• Recommended offer: $240k (14.1% 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); 1030 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 46% 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 $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 714 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $240,490 (14.1% 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 714 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.73%
• Cash-on-cash: -5.59%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (median comp): $336,495
• List price: $279,990
• Delta: -16.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2371 Scenic Park Loop	0.10mi	3/2.0	1,548 (+3%)	0mo	$299,000	$193	90
2591 White Ladyfish Rd	0.29mi	3/2.0	1,512 (+1%)	1mo	$295,475	$195	85
6033 Dropwort Dr	0.22mi	3/2.0	1,545 (+3%)	3mo	$326,090	$211	82
2213 Scenic Park Loop	0.28mi	3/2.0	1,541 (+3%)	1mo	$286,365	$186	82
2625 Scenic Park Loop	0.40mi	3/2.0	1,545 (+3%)	2mo	$325,850	$211	75
2633 Scenic Park Loop	0.42mi	3/2.0	1,545 (+3%)	2mo	$357,630	$231	74
5985 Ballast Dr	0.19mi	4/2.0 (+1)	1,715 (+14%)	3mo	$340,090	$198	60
5941 Ballast Dr	0.24mi	4/2.0 (+1)	1,715 (+14%)	2mo	$340,900	$199	58
6066 Mangrove Creek Rd	0.30mi	4/2.0 (+1)	1,715 (+14%)	1mo	$345,650	$202	57
6026 Wild Petunia Dr	0.27mi	4/2.0 (+1)	1,715 (+14%)	3mo	$332,900	$194	56
2639 Scenic Park Loop	0.44mi	4/2.0 (+1)	1,715 (+14%)	2mo	$340,770	$199	49
17307 Blue Walk St	0.65mi	2/2.0 (-1)	1,683 (+12%)	1mo	$300,000	$178	44

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: -23.8%
• Equity multiple: 0.15×
• Total profit: $-80,173
• Equity at exit: $60,055

10-year hold

• IRR: -24.6%
• Equity multiple: -0.32×
• Total profit: $-124,700
• Equity at exit: $46,357

Cash invested: $94,219 (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: 46 active · 35 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $320,990 ($192/sqft)
• Median days on market: 82 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: +16.6% 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: 1030
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,405 high
• Mortgage (P&I): −$1,765
• Tax est. 1.5%: −$421 /mo · $5,047/yr
• Insurance: −$140
• HOA: −$13
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $-439

Break-even live

Break-even rent $2,960

Max offer price $273,033

Occupancy floor —

Sensitivity live

Price	-10% $-206	-5% $-322	+0% $-439	+5% $-555	+10% $-671
Rent	-10% $-629	-5% $-534	+0% $-439	+5% $-344	+10% $-249
Rate	-1.0pp $-269	-0.5pp $-353	base $-439	+0.5pp $-526	+1.0pp $-614

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: $84,124
• Closing costs: $10,095
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 24 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	165d	1	0.05mi
6069 Ballast Dr Wimauma, FL	3.0	2.0	1750	$2,150	$1.23	10d	1	0.22mi
17304 Banded Gold Ln Wimauma, FL	3.0	2.5	2145	$2,600	$1.21	10d	1	0.56mi
17304 Banded Gold Ln Wimauma, FL	3.0	3.0	2145	$2,750	$1.28	32d	1	0.56mi
2329 Lesser Goldfinch Dr Wimauma, FL	2.0	2.5	1770	$1,980	$1.12	129d	1	0.58mi
17334 Holly Well Ave Wimauma, FL	2.0	2.5	1737	$2,500	$1.44	158d	1	0.59mi
2248 Lesser Goldfinch Dr Wimauma, FL	3.0	2.5	1801	$2,100	$1.17	37d	1	0.64mi
2270 Red Crossbill St Wimauma, FL	4.0	3.0	2000	$2,250	$1.12	10d	1	0.68mi
17432 Holly Well Ave Wimauma, FL	2.0	2.0	1395	$2,200	$1.58	10d	1	0.69mi
5767 Purple Finch Ave Wimauma, FL	4.0	2.5	1931	$2,500	$1.29	10d	1	0.72mi
2234 Red Crossbill St Wimauma, FL	4.0	3.0	2000	$2,400	$1.20	10d	1	0.74mi
2255 Blue Grosbeak Pl Wimauma, FL	4.0	2.5	1874	$2,045	$1.09	2d	1	0.79mi
5792 Red Kite Dr Wimauma, FL	4.0	3.0	2174	$2,395	$1.10	7d	1	0.82mi
17224 Auburn Arch Loop Wimauma, FL	2.0–4.0	2.5	1517	$2,518	$1.66	3d	20	1.08mi
5326 Kelper Hook Ct Wimauma, FL	2.0	2.5	2239	$2,195	$0.98	10d	1	1.11mi
17297 Southern Haven Dr Wimauma, FL	3.0	2.0	1787	$2,700	$1.51	10d	1	1.17mi
5404 Blue Azure Dr Wimauma, FL	4.0	2.0	1935	$2,600	$1.34	9d	1	1.38mi
5487 Blue Azure Dr Wimauma, FL	3.0	2.0	1540	$1,995	$1.30	85d	1	1.40mi
17042 Oval Rum Dr Wimauma, FL	3.0	2.0	1516	$2,500	$1.65	158d	1	1.45mi
5514 Blue Azure Dr Wimauma, FL	3.0	2.0	1540	$2,199	$1.43	140d	1	1.46mi
5518 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$3,000	$1.63	0d	1	1.47mi
5517 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$2,400	$1.30	130d	1	1.47mi
5517 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$2,550	$1.39	69d	1	1.47mi
2871 Silver Scallop Loop Wimauma, FL	4.0	2.5	1924	$2,600	$1.35	90d	1	1.49mi

Listing history 50 events

1. 2026-11-08
   days on market $279,990 Active 714 DOM
2. 2026-11-07
   days on market $279,990 Active 713 DOM
3. 2026-11-06
   days on market $279,990 Active 712 DOM
4. 2026-11-05
   days on market $279,990 Active 711 DOM
5. 2026-11-04
   days on market $279,990 Active 710 DOM
6. 2026-11-02
   days on market $279,990 Active 708 DOM
7. 2026-11-01
   days on market $279,990 Active 707 DOM
8. 2026-10-31
   days on market $279,990 Active 706 DOM
9. 2026-10-30
   days on market $279,990 Active 705 DOM
10. 2026-10-29
    days on market $279,990 Active 704 DOM
11. 2026-10-28
    days on market $279,990 Active 703 DOM
12. 2026-10-27
    days on market $279,990 Active 702 DOM
13. 2026-10-26
    days on market $279,990 Active 701 DOM
14. 2026-10-25
    days on market $279,990 Active 700 DOM
15. 2026-10-24
    days on market $279,990 Active 699 DOM
16. 2026-10-23
    days on market $279,990 Active 698 DOM
17. 2026-10-22
    days on market $279,990 Active 697 DOM
18. 2026-10-21
    days on market $279,990 Active 696 DOM
19. 2026-10-20
    days on market $279,990 Active 695 DOM
20. 2026-10-19
    days on market $279,990 Active 694 DOM
21. 2026-10-18
    days on market $279,990 Active 693 DOM
22. 2026-10-17
    days on market $279,990 Active 692 DOM
23. 2026-10-16
    price $279,990 Active 691 DOM
24. 2026-10-16
    days on market $291,990 Active 691 DOM
25. 2026-10-15
    days on market $291,990 Active 690 DOM
26. 2026-10-14
    days on market $291,990 Active 689 DOM
27. 2026-10-13
    days on market $291,990 Active 688 DOM
28. 2026-10-12
    days on market $291,990 Active 687 DOM
29. 2026-10-11
    days on market $291,990 Active 686 DOM
30. 2026-10-10
    days on market $291,990 Active 685 DOM
31. 2026-10-09
    days on market $291,990 Active 684 DOM
32. 2026-10-08
    days on market $291,990 Active 683 DOM
33. 2026-10-07
    days on market $291,990 Active 682 DOM
34. 2026-10-06
    days on market $291,990 Active 681 DOM
35. 2026-10-05
    days on market $291,990 Active 680 DOM
36. 2026-10-03
    days on market $291,990 Active 678 DOM
37. 2026-10-02
    days on market $291,990 Active 677 DOM
38. 2026-10-01
    days on market $291,990 Active 676 DOM
39. 2026-09-30
    days on market $291,990 Active 675 DOM
40. 2026-09-29
    days on market $291,990 Active 674 DOM
41. 2026-09-28
    days on market $291,990 Active 673 DOM
42. 2026-09-27
    days on market $291,990 Active 672 DOM
43. 2026-09-25
    days on market $291,990 Active 670 DOM
44. 2026-09-24
    days on market $291,990 Active 669 DOM
45. 2026-09-23
    days on market $291,990 Active 668 DOM
46. 2026-09-22
    days on market $291,990 Active 667 DOM
47. 2026-09-21
    days on market $291,990 Active 666 DOM
48. 2026-09-20
    days on market $291,990 Active 665 DOM
49. 2026-09-19
    days on market $291,990 Active 664 DOM
50. 2026-09-18
    days on market $291,990 Active 663 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: $28,859
• − Mortgage interest: −$18,849
• − Property taxes: −$5,047
• − Insurance: −$1,682
• − Repairs & maintenance: −$2,309
• − Management: −$2,309
• − HOA: −$156
• − Depreciation: −$9,789
• Taxable loss: −$11,282
• Est. tax savings @ 24.0%: +$2,708
• After-tax cash flow: $-2,555/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 · 8 photos

Excellent 95/100 None rehab

This home is in excellent condition with a modern and well-maintained interior and exterior. It offers a good starting point for potential buyers or renters, with minor updates that could significantly increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms. ↑
• Both Upgrading the kitchen appliances — Newer appliances can increase the home's appeal and functionality. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to potential buyers/renters. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property. ↑

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%
• 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

-3.0% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $290,990 Zillow
• 2026-03-11 Price Changed $289,990 Zillow
• 2026-02-24 Price Changed $290,990 Zillow
• 2026-01-23 Price Changed $287,990 Zillow
• 2025-12-24 Price Changed $284,990 Zillow
• 2025-03-06 Price Changed $309,990 Zillow
• 2025-02-02 Price Changed $307,990 Zillow
• 2025-01-28 Price Changed $304,990 Zillow
• 2024-11-24 Listed $299,990 Zillow