Harper Plan · Wimauma, FL 33598

$320,990

4 bd · 2.0 ba · 1,665 sqft · SingleFamily · 308 Days on market

Poor condition ↓ 4% since listing

---

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 +11.4/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Appreciation +3.8/10.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +1.9/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

This all-concrete block constructed, one-story layout optimizes living space with an open concept kitchen overlooking the living area and back-porch. The kitchen comes with all stainless-steel appliances including a refrigerator, built-in dishwasher, electric range, and microwave. The primary suite is located right off the kitchen with an ensuite double sink bathroom and large walk-in closet. Towards the back of the home, you will find three additional bedrooms that share a second bathroom. The laundry room comes equipped with an included washer and dryer. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CBC039052.

Key facts

• Open concept kitchen
• Large walk-in closet
• 2 garage spots

Tags

• OPEN CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• ENSUITE DOUBLE SINK BATHROOM
• LARGE WALK-IN CLOSET
• INCLUDED WASHER AND DRYER

🏗️ 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 4-bed/2.0-bath single-family listed at $321k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (17.0% below list).
• Recommended offer: $266k (17.0% 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: schools F, amenities F, employment D-.
• 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.
• Market conditions: Rents soft (-2.5%/yr); 674 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 33% 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 308 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,447 (17.0% 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 308 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.83% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• 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: -17.7%
• Equity multiple: 0.35×
• Total profit: $-58,141
• Equity at exit: $57,288

10-year hold

• IRR: -15.5%
• Equity multiple: 0.09×
• Total profit: $-82,175
• Equity at exit: $44,221

Cash invested: $89,877 (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: 674
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,664 high
• Mortgage (P&I): −$1,683
• Tax est. 1.5%: −$401 /mo · $4,815/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $-113

Break-even live

Break-even rent $2,808

Max offer price $304,587

Occupancy floor 99%

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: $80,248
• Closing costs: $9,630
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3160 Oyster Cove St Wimauma, FL	4.0	2.5	1925	$2,350	$1.22	23d	1	0.76mi
5517 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$2,450	$1.33	24d	1	0.85mi
5517 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$2,450	$1.33	14d	1	0.85mi
5554 Blue Azure Dr Wimauma, FL	3.0	2.0	1484	$2,000	$1.35	24d	1	0.87mi
17247 Southern Haven Dr Wimauma, FL	3.0	2.5	1660	$2,300	$1.39	17d	1	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $320,990 Active 308 DOM
2. 2026-06-17
   days on market $320,990 Active 307 DOM
3. 2026-06-16
   pricedays on market $320,990 Active 306 DOM
4. 2026-06-15
   days on market $319,990 Active 305 DOM
5. 2026-06-13
   days on market $319,990 Active 303 DOM
6. 2026-06-13
   days on market $319,990 Active 302 DOM
7. 2026-06-09
   days on market $319,990 Active 299 DOM
8. 2026-06-08
   days on market $319,990 Active 298 DOM
9. 2026-06-07
   days on market $319,990 Active 297 DOM
10. 2026-06-04
    days on market $319,990 Active 294 DOM
11. 2026-06-03
    days on market $319,990 Active 293 DOM
12. 2026-06-02
    days on market $319,990 Active 292 DOM
13. 2026-06-01
    days on market $319,990 Active 291 DOM
14. 2026-05-31
    days on market $319,990 Active 290 DOM
15. 2026-03-03
    price $319,990 880-char remark

    Show marketing remark (880 chars)

    This all-concrete block constructed, one-story layout optimizes living space with an open concept kitchen overlooking the living area and back-porch. The kitchen comes with all stainless-steel appliances including a refrigerator, built-in dishwasher, electric range, and microwave. The primary suite is located right off the kitchen with an ensuite double sink bathroom and large walk-in closet. Towards the back of the home, you will find three additional bedrooms that share a second bathroom. The laundry room comes equipped with an included washer and dryer. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CBC039052.

16. 2026-02-03
    price $318,990 880-char remark

    Show marketing remark (880 chars)

    This all-concrete block constructed, one-story layout optimizes living space with an open concept kitchen overlooking the living area and back-porch. The kitchen comes with all stainless-steel appliances including a refrigerator, built-in dishwasher, electric range, and microwave. The primary suite is located right off the kitchen with an ensuite double sink bathroom and large walk-in closet. Towards the back of the home, you will find three additional bedrooms that share a second bathroom. The laundry room comes equipped with an included washer and dryer. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CBC039052.

17. 2025-12-31
    price $323,990 880-char remark

    Show marketing remark (880 chars)

    This all-concrete block constructed, one-story layout optimizes living space with an open concept kitchen overlooking the living area and back-porch. The kitchen comes with all stainless-steel appliances including a refrigerator, built-in dishwasher, electric range, and microwave. The primary suite is located right off the kitchen with an ensuite double sink bathroom and large walk-in closet. Towards the back of the home, you will find three additional bedrooms that share a second bathroom. The laundry room comes equipped with an included washer and dryer. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CBC039052.

18. 2025-09-03
    price $322,990 880-char remark

    Show marketing remark (880 chars)

    This all-concrete block constructed, one-story layout optimizes living space with an open concept kitchen overlooking the living area and back-porch. The kitchen comes with all stainless-steel appliances including a refrigerator, built-in dishwasher, electric range, and microwave. The primary suite is located right off the kitchen with an ensuite double sink bathroom and large walk-in closet. Towards the back of the home, you will find three additional bedrooms that share a second bathroom. The laundry room comes equipped with an included washer and dryer. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CBC039052.

19. 2025-08-14
    listed $332,990 Active 880-char remark

    Show marketing remark (880 chars)

    This all-concrete block constructed, one-story layout optimizes living space with an open concept kitchen overlooking the living area and back-porch. The kitchen comes with all stainless-steel appliances including a refrigerator, built-in dishwasher, electric range, and microwave. The primary suite is located right off the kitchen with an ensuite double sink bathroom and large walk-in closet. Towards the back of the home, you will find three additional bedrooms that share a second bathroom. The laundry room comes equipped with an included washer and dryer. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information including pricing, included features, terms, availability and amenities are subject to change and prior sale at any time without notice or obligation. CBC039052.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,974
• − Mortgage interest: −$17,980
• − Property taxes: −$4,815
• − Insurance: −$1,605
• − Repairs & maintenance: −$2,558
• − Management: −$2,558
• − Depreciation: −$9,338
• Taxable loss: −$6,880
• Est. tax savings @ 24.0%: +$1,651
• After-tax cash flow: $291/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 · 1 photo

Poor 20/100 Extensive rehab

The property requires extensive repairs and maintenance, particularly in the landscaping and exterior areas. Significant improvements in these areas would substantially increase its value.

Repairs flagged

• Major landscaping — The landscaping is overgrown and requires significant trimming and maintenance.

Value-add opportunities

• Both landscaping and curb appeal — A well-maintained landscape and curb appeal can significantly increase both resale and rental value.
• Both exterior painting and sealing — Painting and sealing the concrete block exterior can improve its appearance and potentially increase its value.
• Both roof inspection and repair — A thorough inspection of the roof is needed to assess its condition and determine any necessary repairs, which can impact both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
landscaping · The landscaping is overgrown and requires significant trimming and maintenance.	Major	$15,000–50,000
Total estimated repair cost · 1 items		$15,000–50,000

Value-add ROI direction

• Both landscaping and curb appeal — A well-maintained landscape and curb appeal can significantly increase both resale and rental value. ↑
• Both exterior painting and sealing — Painting and sealing the concrete block exterior can improve its appearance and potentially increase its value. ↑
• Both roof inspection and repair — A thorough inspection of the roof is needed to assess its condition and determine any necessary repairs, which can impact 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

Price history

-3.9% since first listed

5 events — show timeline

• 2026-03-03 Price Changed $319,990 Zillow
• 2026-02-03 Price Changed $318,990 Zillow
• 2025-12-31 Price Changed $323,990 Zillow
• 2025-09-03 Price Changed $322,990 Zillow
• 2025-08-14 Listed $332,990 Zillow