17136 White Mangrove Dr · Wimauma, FL 33598

$275,000

4 bd · 2.0 ba · 1,841 sqft · SingleFamily public records · 94 Days on market

Built 2019 5,980 sqft lot $85/mo HOA · 3% of rent

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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 +8.2/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• Schools +4.2/10.0
• Appreciation +3.8/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Rent growth +1.9/5.0

Listing remarks MLS

Short Sale. Approved short sale with stunning water views and an opportunity to own a waterfront Florida property at an attractive price point. This approved short sale is ready for a buyer to move forward without the uncertainty of waiting on lender approval. Enjoy peaceful water views, relaxing coastal-inspired surroundings, and the Florida lifestyle buyers are searching for. Ideal as a primary residence, vacation getaway, or investment opportunity. Properties offering waterfront scenery, strong value, and an approved short sale status are becoming increasingly difficult to find in today’s market. Beautiful views, strong potential, and ready for its next owner.

Key facts

• Spacious backyard
• Premium lot
• Large walk-in closet

Tags

• PREMIUM LOT
• CHEF-INSPIRED KITCHEN
• SPACIOUS BACKYARD
• SPLIT-BEDROOM FLOOR PLAN
• BRIGHT OPEN-CONCEPT FLOOR PLAN
• LARGE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-256 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (4.2% below list).
• Recommended offer: $230k (16.4% below list) — sets the bar for cash-flow.

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: Reddick Elementary School (math 34% / reading 29%, grade F, #1,841 of 2,144 statewide, top 86%, 794 students, 78% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 32% 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 $6k 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 94 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $229,791 (16.4% 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 94 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.96% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.99%
• DSCR: 0.82
• GRM: 8.7

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: -22.0%
• Equity multiple: 0.21×
• Total profit: $-60,683
• Equity at exit: $49,080

10-year hold

• IRR: -23.6%
• Equity multiple: -0.24×
• Total profit: $-95,768
• Equity at exit: $37,885

Cash invested: $77,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,635 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$696 /mo · $8,349/yr
• Insurance: −$115
• HOA: −$85
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $-256

Break-even live

Break-even rent $2,959

Max offer price $229,791

Occupancy floor —

Sensitivity live

Price	-10% $-100	-5% $-178	+0% $-256	+5% $-334	+10% $-412
Rent	-10% $-464	-5% $-360	+0% $-256	+5% $-152	+10% $-48
Rate	-1.0pp $-117	-0.5pp $-186	base $-256	+0.5pp $-327	+1.0pp $-400

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17134 White Mangrove Dr Wimauma, FL	4.0	2.0	1935	$2,395	$1.24	26d	1	0.01mi
17345 White Mangrove Dr Wimauma, FL	4.0	2.5	1870	$2,650	$1.42	15d	1	0.24mi
17247 Southern Haven Dr Wimauma, FL	3.0	2.5	1660	$2,300	$1.39	19d	1	0.49mi
17029 Blister Wing Dr Wimauma, FL	4.0	2.5	2328	$3,000	$1.29	1d	1	0.51mi
17042 Oval Rum Dr Wimauma, FL	3.0	2.0	1516	$2,500	$1.65	19d	1	0.59mi
16705 Myrtle Sand Dr Wimauma, FL	3.0	2.0	1253	$2,350	$1.88	26d	1	0.61mi
17224 Auburn Arch Loop Wimauma, FL	2.0–4.0	2.5	1517	$2,900	$1.91	19d	20	0.62mi
16676 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	26d	1	0.96mi
16660 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	26d	1	0.97mi
16638 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	23d	1	0.99mi
16671 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	26d	1	0.99mi
16667 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	26d	1	0.99mi
16665 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	26d	1	1.00mi
5017 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	22d	1	1.01mi
16611 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,176	$1.33	21d	1	1.03mi
5010 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,101	$1.29	26d	1	1.03mi
16616 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,276	$1.39	23d	1	1.03mi
16610 Ancient Mariner Ln Wimauma, FL	3.0	2.5	1634	$2,176	$1.33	26d	1	1.04mi
5085 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	26d	1	1.05mi
5089 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	26d	1	1.06mi
5091 Capri Harbor Dr Wimauma, FL	3.0	2.5	1634	$2,201	$1.35	26d	1	1.06mi
5615 Red Kite Dr Wimauma, FL	5.0	3.0	2112	$3,000	$1.42	4d	1	1.11mi
16634 Mooner Plank Cir Wimauma, FL	4.0	2.5	2035	$2,550	$1.25	26d	1	1.13mi
5757 Red Kite Dr Wimauma, FL	5.0	3.0	2200	$2,630	$1.20	12d	1	1.23mi
5771 Red Kite Dr Wimauma, FL	5.0	3.0	2200	$2,650	$1.20	26d	1	1.26mi
4902 Cosmos Cir Wimauma, FL	3.0	1.0–3.5	1231	$2,861	$2.32	0d	38	1.27mi
1812 New Bedford Dr Sun City Center, FL	3.0	2.0	2606	$2,200	$0.84	21d	1	1.34mi
5029 Sable Chime Dr Wimauma, FL	3.0	2.0	1451	$2,420	$1.67	15d	1	1.38mi
5025 Brickwood Rise Dr Wimauma, FL	4.0	2.5	1925	$2,500	$1.30	26d	1	1.43mi

HOA detail

• Monthly dues: $85 · $1,020/yr
• Likely covers: water

Listing history 26 events

1. 2026-06-09
   remarks 693-char remark
2. 2026-06-09
   status $275,000 Pending 94 DOM
3. 2026-06-08
   days on market $275,000 Active 94 DOM
4. 2026-06-07
   days on market $275,000 Active 93 DOM
5. 2026-06-04
   days on market $275,000 Active 90 DOM
6. 2026-06-03
   days on market $275,000 Active 89 DOM
7. 2026-06-02
   days on market $275,000 Active 88 DOM
8. 2026-06-01
   days on market $275,000 Active 87 DOM
9. 2026-05-31
   days on market $275,000 Active 86 DOM
10. 2026-04-11
    status Active 677-char remark

    Show marketing remark (677 chars)

    Short Sale. Approved short sale with stunning water views and an opportunity to own a waterfront Florida property at an attractive price point. This approved short sale is ready for a buyer to move forward without the uncertainty of waiting on lender approval. Enjoy peaceful water views, relaxing coastal-inspired surroundings, and the Florida lifestyle buyers are searching for. Ideal as a primary residence, vacation getaway, or investment opportunity. Properties offering waterfront scenery, strong value, and an approved short sale status are becoming increasingly difficult to find in today’s market. Beautiful views, strong potential, and ready for its next owner.

11. 2026-03-30
    status Pending 677-char remark

    Show marketing remark (677 chars)

    Short Sale. Approved short sale with stunning water views and an opportunity to own a waterfront Florida property at an attractive price point. This approved short sale is ready for a buyer to move forward without the uncertainty of waiting on lender approval. Enjoy peaceful water views, relaxing coastal-inspired surroundings, and the Florida lifestyle buyers are searching for. Ideal as a primary residence, vacation getaway, or investment opportunity. Properties offering waterfront scenery, strong value, and an approved short sale status are becoming increasingly difficult to find in today’s market. Beautiful views, strong potential, and ready for its next owner.

12. 2026-03-22
    price $275,000 677-char remark

    Show marketing remark (677 chars)

    Short Sale. Approved short sale with stunning water views and an opportunity to own a waterfront Florida property at an attractive price point. This approved short sale is ready for a buyer to move forward without the uncertainty of waiting on lender approval. Enjoy peaceful water views, relaxing coastal-inspired surroundings, and the Florida lifestyle buyers are searching for. Ideal as a primary residence, vacation getaway, or investment opportunity. Properties offering waterfront scenery, strong value, and an approved short sale status are becoming increasingly difficult to find in today’s market. Beautiful views, strong potential, and ready for its next owner.

13. 2026-03-13
    price $280,000 677-char remark

    Show marketing remark (677 chars)

    Short Sale. Approved short sale with stunning water views and an opportunity to own a waterfront Florida property at an attractive price point. This approved short sale is ready for a buyer to move forward without the uncertainty of waiting on lender approval. Enjoy peaceful water views, relaxing coastal-inspired surroundings, and the Florida lifestyle buyers are searching for. Ideal as a primary residence, vacation getaway, or investment opportunity. Properties offering waterfront scenery, strong value, and an approved short sale status are becoming increasingly difficult to find in today’s market. Beautiful views, strong potential, and ready for its next owner.

14. 2026-03-13
    status Active 677-char remark

    Show marketing remark (677 chars)

    Short Sale. Approved short sale with stunning water views and an opportunity to own a waterfront Florida property at an attractive price point. This approved short sale is ready for a buyer to move forward without the uncertainty of waiting on lender approval. Enjoy peaceful water views, relaxing coastal-inspired surroundings, and the Florida lifestyle buyers are searching for. Ideal as a primary residence, vacation getaway, or investment opportunity. Properties offering waterfront scenery, strong value, and an approved short sale status are becoming increasingly difficult to find in today’s market. Beautiful views, strong potential, and ready for its next owner.

15. 2025-12-30
    status Pending 677-char remark

    Show marketing remark (677 chars)

    Short Sale. Approved short sale with stunning water views and an opportunity to own a waterfront Florida property at an attractive price point. This approved short sale is ready for a buyer to move forward without the uncertainty of waiting on lender approval. Enjoy peaceful water views, relaxing coastal-inspired surroundings, and the Florida lifestyle buyers are searching for. Ideal as a primary residence, vacation getaway, or investment opportunity. Properties offering waterfront scenery, strong value, and an approved short sale status are becoming increasingly difficult to find in today’s market. Beautiful views, strong potential, and ready for its next owner.

16. 2025-12-11
    listed $299,999 Active 677-char remark

    Show marketing remark (677 chars)

    Short Sale. Approved short sale with stunning water views and an opportunity to own a waterfront Florida property at an attractive price point. This approved short sale is ready for a buyer to move forward without the uncertainty of waiting on lender approval. Enjoy peaceful water views, relaxing coastal-inspired surroundings, and the Florida lifestyle buyers are searching for. Ideal as a primary residence, vacation getaway, or investment opportunity. Properties offering waterfront scenery, strong value, and an approved short sale status are becoming increasingly difficult to find in today’s market. Beautiful views, strong potential, and ready for its next owner.

17. 2023-09-15
    price $379,900
18. 2023-07-29
    price $385,000
19. 2023-07-15
    listed $399,000 Active
20. 2022-09-01
    soldstatus $366,000 Closed
21. 2022-08-29
    soldstatus $366,000
22. 2022-08-03
    status Pending
23. 2022-08-01
    price $380,000
24. 2022-07-26
    listed $405,000 Active
25. 2019-02-11
    soldstatus $199,890 Sold
26. 2019-02-11
    listed $199,890 Active

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $8,349 · $696/mo
• Projected year-2 tax: $8,349 · $696/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 27 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $31,619
• − Mortgage interest: −$15,404
• − Property taxes: −$8,349
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,530
• − Management: −$2,530
• − HOA: −$1,020
• − Depreciation: −$8,000
• Taxable loss: −$7,589
• Est. tax savings @ 24.0%: +$1,821
• After-tax cash flow: $-1,250/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.

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

+37.6% since first listed

17 events — show timeline

• 2026-04-11 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-22 Price Changed $275,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $280,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-11 Listed $299,999 Stellar MLS as Distributed by MLS Grid
• 2023-09-15 Price Changed $379,900 Stellar MLS as Distributed by MLS Grid
• 2023-07-29 Price Changed $385,000 Stellar MLS as Distributed by MLS Grid
• 2023-07-15 Listed $399,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-01 Sold (MLS) $366,000 Stellar MLS as Distributed by MLS Grid
• 2022-08-29 Sold (Public Records) $366,000 Public Records
• 2022-08-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-08-01 Price Changed $380,000 Stellar MLS as Distributed by MLS Grid
• 2022-07-26 Listed $405,000 Stellar MLS as Distributed by MLS Grid
• 2019-02-11 Listed $199,890 Stellar MLS as Distributed by MLS Grid
• 2019-02-11 Sold (MLS) $199,890 Stellar MLS as Distributed by MLS Grid

Property tax history

+21.5%/yr

Latest (2025): $8,349 · +6.2% YoY. Source: county tax records.