2272 Rosefinch Hill Pl · Wimauma, FL 33598

$201,890

2 bd · 2.5 ba · 1,770 sqft · Townhouse · 1 Days on market

Built 2026 Good condition $114/sqft · 18% below area Est $247k · 18% under

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Why this score? — see what drove the B- 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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.8/10.0
• Condition / age +4.0/5.0
• Appreciation +3.8/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +1.9/5.0

Listing remarks

This new two-story townhome is host to an inviting open-concept layout on the first floor, combining the kitchen, living and dining areas to maximize interior space. The second floor features two luxurious owner's suites, each with a full bathroom and walk-in closet, just steps from a convenient shared living space in the versatile and inviting loft.

Key facts

• Two owner's suites
• Full bathroom
• Walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• TWO OWNER'S SUITES
• FULL BATHROOM
• WALK-IN CLOSET
• VERSATILE LOFT

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $202k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $202k).
• Cap rate 8.3% 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); 858 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $201,890

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.08% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.10%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (median comp): $247,240
• List price: $201,890
• Delta: -18.34%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17402 Holly Well Ave	0.53mi	2/2.0	1,783 (+1%)	23mo	$319,900	$179	53
5960 Ballast Dr	0.41mi	3/2.0 (+1)	1,545 (-13%)	0mo	$321,450	$208	52
5769 Yellow Hornbill Ave	0.22mi	3/2.0 (+1)	1,487 (-16%)	9mo	$308,600	$208	50
17257 Southern Haven Dr	1.13mi	3/2.5 (+1)	1,666 (-6%)	2mo	$242,475	$146	49
17259 Southern Haven Dr	1.13mi	3/2.5 (+1)	1,666 (-6%)	2mo	$247,240	$148	48
5977 Ballast Dr	0.42mi	3/2.0 (+1)	1,479 (-16%)	0mo	$305,900	$207	48
6058 Mangrove Creek Rd	0.60mi	3/2.0 (+1)	1,545 (-13%)	0mo	$323,900	$210	44
16608 Maude Dr	1.42mi	3/2.5 (+1)	1,695 (-4%)	18mo	$300,000	$177	38
2429 White Ladyfish Rd	0.50mi	3/2.0 (+1)	2,021 (+14%)	10mo	$389,640	$193	38
17311 Blue Walk St	0.55mi	3/2.5 (+1)	2,145 (+21%)	20mo	$379,000	$177	28
2595 Scenic Park Loop	0.82mi	3/2.0 (+1)	1,501 (-15%)	12mo	$353,985	$236	23
16869 Scuba Crest St	0.84mi	3/2.5 (+1)	2,145 (+21%)	22mo	$444,900	$207	17

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: -5.7%
• Equity multiple: 0.78×
• Total profit: $-12,218
• Equity at exit: $36,032

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-2,984
• Equity at exit: $27,813

Cash invested: $56,529 (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 →

Active competition Active MLS

• For sale now: 15 active · 2 under contract
• Median asking: $269,000 ($155/sqft)
• Median days on market: 127 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: -9.8% 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: 858
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,190 high
• Mortgage (P&I): −$1,059
• Tax est. 1.5%: −$252 /mo · $3,028/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $335

Break-even live

Break-even rent $1,766

Max offer price $201,890

Occupancy floor 80%

Sensitivity live

Price	-10% $474	-5% $404	+0% $335	+5% $265	+10% $195
Rent	-10% $162	-5% $248	+0% $335	+5% $421	+10% $508
Rate	-1.0pp $436	-0.5pp $386	base $335	+0.5pp $282	+1.0pp $229

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: $50,472
• Closing costs: $6,057
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2329 Lesser Goldfinch Dr Wimauma, FL	2.0	2.5	1770	$1,980	$1.12	38d	1	0.04mi
17334 Holly Well Ave Wimauma, FL	2.0	2.5	1737	$2,500	$1.44	66d	1	0.48mi
2467 White Ladyfish Rd Wimauma, FL	3.0	2.0	1496	$2,100	$1.40	73d	1	0.58mi
5326 Kelper Hook Ct Wimauma, FL	2.0	2.5	2239	$2,295	$1.03	18d	1	0.73mi
17224 Auburn Arch Loop Wimauma, FL	2.0–4.0	2.5	1517	$2,145	$1.41	7d	20	0.89mi
17247 Southern Haven Dr Wimauma, FL	3.0	2.5	1660	$2,300	$1.39	7d	1	0.94mi
17042 Oval Rum Dr Wimauma, FL	3.0	2.0	1516	$2,500	$1.65	67d	1	1.06mi
920 Lakeview Dr Wimauma, FL	3.0	2.0	1640	$3,150	$1.92	7d	1	1.08mi
16701 Maude Dr Wimauma, FL	3.0	2.5	1785	$2,000	$1.12	38d	1	1.41mi
16632 Grotto Steam Pl Wimauma, FL	3.0	2.5	1695	$2,100	$1.24	18d	1	1.44mi
17132 White Mangrove Dr Wimauma, FL	3.0	2.0	1561	$2,250	$1.44	42d	1	1.49mi
17132 White Mangrove Dr Wimauma, FL	3.0	2.0	1561	$2,150	$1.38	7d	1	1.49mi
17132 White Mangrove Dr Wimauma, FL	3.0	2.0	1561	$2,150	$1.38	25d	1	1.49mi

Listing history 2 events

1. 2026-06-08
   remarks 352-char remark
2. 2026-06-08
   listed $201,890 Active 1 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: $26,275
• − Mortgage interest: −$11,309
• − Property taxes: −$3,028
• − Insurance: −$1,009
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − Depreciation: −$5,873
• Taxable income: $851
• Est. tax owed @ 24.0%: −$204
• After-tax cash flow: $3,810/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 None rehab

This modern townhome is in excellent condition with a good layout and neutral color scheme. It is move-in ready and would benefit from some exterior and interior painting to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers ↑
• Rental HVAC maintenance — A well-maintained HVAC system ensures comfort and reduces utility costs ↑

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