13604 New Jade Ave · Balm, FL 33598

$399,990

4 bd · 3.0 ba · 2,336 sqft · Land · 90 Days on market

Built 2026 7,200 sqft lot $7/mo HOA

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Why this score? — see what drove the F 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 +7.1/30.0
• Schools +4.2/10.0
• Appreciation +3.8/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Rent growth +1.9/5.0
• DSCR +1.3/10.0

Listing remarks

Under Construction. Builder is offering buyers up to $25,000 toward closing costs with preferred lender and title company. Balm Grove is located in the heart of Wimauma, Florida. This is the peaceful side of Hillsborough County with mature oaks, quiet country roads, and plenty of room to breathe, yet everything a growing family needs is still only minutes away. The location makes everyday life simple and stress-free. Brandon and Brandon Mall are about twenty minutes away. Downtown Tampa, Armature Works, Sparkman Wharf, and Tampa International Airport are roughly thirty-five minutes. Wesley Chapel and Lakeland are under forty-five minutes using I-75 and US-301, both just down the road. Major

Key facts

• Flexible rooms
• Large islands
• Open living areas

Tags

• SMART HOME SYSTEM
• OPEN LIVING AREAS
• GOURMET KITCHENS
• LARGE ISLANDS
• SPACIOUS OWNERS SUITES
• FLEXIBLE ROOMS

Property features AI

Finance

• Other: Home warranty included; Lease restrictions apply
• Financial info: Other annual assessment: $2,974; Total monthly fees: $7 (total annual fees $84)
• HOA & community: HOA (Inframark) with required association approval; Monthly HOA fee of $7; Community amenities: clubhouse, playground, pool; Deed-restricted community; Pets allowed

Exterior

• Parking: Attached garage; 3-car garage
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single family residence; New construction (projected completion July 30, 2026); One story; South-facing
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by D.R. Horton (model: Denham)
• Exterior features: Sidewalk; Pool (other type)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Open floorplan; Blinds on windows
• Laundry & utility: Laundry room; Washer; Dryer; Irrigation equipment

🏗️ 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/3.0-bath land listed at $400k.

Deal economics

• At list price, monthly cash flow is $-571 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $317k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (30.4% below list).
• Recommended offer: $278k (30.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#742 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, 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); Jule F Sumner High School (math 43% / reading 43%, grade F, #255 of 667 statewide, top 39%, 3,827 students, 43% FRL).
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-15 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; 3 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 34% 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 $3k of loan paydown is wiped out by about $9k 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 90 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.

Recommended offer $278,496 (30.4% 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 90 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.12%
• DSCR: 0.73
• GRM: 12.0

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: -24.6%
• Equity multiple: 0.12×
• Total profit: $-98,263
• Equity at exit: $71,387

10-year hold

• IRR: -25.8%
• Equity multiple: -0.38×
• Total profit: $-154,084
• Equity at exit: $55,105

Cash invested: $111,997 (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: 12.0×

Monthly cashflow live

• Estimated rent: $2,785 medium
• Mortgage (P&I): −$2,098
• Tax est. 1.5%: −$500 /mo · $6,000/yr
• Insurance: −$167
• HOA: −$7
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $-571

Break-even live

Break-even rent $3,508

Max offer price $317,348

Occupancy floor —

Sensitivity live

Price	-10% $-295	-5% $-433	+0% $-571	+5% $-709	+10% $-848
Rent	-10% $-791	-5% $-681	+0% $-571	+5% $-461	+10% $-351
Rate	-1.0pp $-370	-0.5pp $-469	base $-571	+0.5pp $-675	+1.0pp $-780

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: $99,998
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15007 Coltman Hill Pl Wimauma, FL	4.0	2.5	1924	$2,550	$1.33	26d	1	0.30mi
13181 Garnet Raspberry Ave Wimauma, FL	4.0	2.0	1935	$2,500	$1.29	26d	1	0.64mi
13095 Calcite Blue Ave Wimauma, FL	4.0	2.0	1936	$2,300	$1.19	19d	1	0.79mi

HOA detail

• Monthly dues: $7 · $84/yr

Listing history 7 events

1. 2026-05-04
   status Pending
2. 2026-04-15
   price $399,990
3. 2026-04-08
   price $404,990
4. 2026-03-26
   price $409,990
5. 2026-02-24
   price $414,990
6. 2026-02-03
   listed $416,990 Active
7. 2025-12-18
   soldstatus $2,400,000

ⓘ 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: $33,420
• − Mortgage interest: −$22,406
• − Property taxes: −$6,000
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,674
• − Management: −$2,674
• − HOA: −$84
• − Depreciation: −$11,636
• Taxable loss: −$14,053
• Est. tax savings @ 24.0%: +$3,373
• After-tax cash flow: $-3,481/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 — Balm

• Score: 63/100
• State rank: #742
• US rank: #16016

Category grades

Amenities F Commute F Cost of living B Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Balm, FL
• County: Hillsborough County · 1,540,968 people
• City population: 196
• 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

-83.3% since first listed

7 events — show timeline

• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $399,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $404,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $409,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $414,990 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Listed $416,990 Stellar MLS as Distributed by MLS Grid
• 2025-12-18 Sold (Public Records) $2,400,000 Public Records