Honor Plan · Wimauma, FL 33598

$383,100

5 bd · 3.0 ba · 2,754 sqft · SingleFamily · 454 Days on market

Excellent condition

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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 +10.9/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.2/10.0
• Appreciation +3.8/10.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Rent growth +1.9/5.0

Listing remarks MLS

This new two-level home boasts a modern and low-maintenance layout. A versatile flex space can be found off the foyer, leading to an open-concept floorplan perfect for entertaining and everyday multi-tasking. The owner's suite is tucked away into a private back corner. Upstairs, four bedrooms surround a spacious loft.

Key facts

• Owner's suite
• Spacious loft
• 2 garage spots

Tags

• OPEN-CONCEPT FLOORPLAN
• OWNER'S SUITE
• SPACIOUS LOFT

🏗️ 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 5-bed/3.0-bath single-family listed at $383k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $359k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $314k (18.0% below list).
• Recommended offer: $314k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.5% in Wimauma — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 39% 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 454 days — a 12% lower offer ($337k) is reasonable based on typical stale-listing flexibility.

Recommended offer $314,061 (18.0% 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 454 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.86%
• DSCR: 0.92
• GRM: 10.2

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: -18.2%
• Equity multiple: 0.34×
• Total profit: $-71,259
• Equity at exit: $68,373

10-year hold

• IRR: -16.2%
• Equity multiple: 0.05×
• Total profit: $-101,812
• Equity at exit: $52,778

Cash invested: $107,268 (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: 10.2×

Monthly cashflow live

• Estimated rent: $3,141 high
• Mortgage (P&I): −$2,009
• Tax est. 1.5%: −$479 /mo · $5,746/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $-166

Break-even live

Break-even rent $3,351

Max offer price $359,016

Occupancy floor —

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: $95,775
• Closing costs: $11,493
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5615 Red Kite Dr Wimauma, FL	5.0	3.0	2112	$3,000	$1.42	2d	1	0.06mi
5757 Red Kite Dr Wimauma, FL	5.0	3.0	2200	$2,630	$1.20	10d	1	0.20mi
5771 Red Kite Dr Wimauma, FL	5.0	3.0	2200	$2,650	$1.20	24d	1	0.22mi
17029 Blister Wing Dr Wimauma, FL	4.0	2.5	2328	$3,000	$1.29	1d	1	0.77mi
16984 Oval Rum Dr Wimauma, FL	4.0	3.0	3362	$3,300	$0.98	1d	1	0.89mi
17134 White Mangrove Dr Wimauma, FL	4.0	2.0	1935	$2,395	$1.24	24d	1	1.13mi
16634 Mooner Plank Cir Wimauma, FL	4.0	2.5	2035	$2,550	$1.25	24d	1	1.14mi
17138 Sunshine Mimosa St Wimauma, FL	4.0	2.5	2634	$2,499	$0.95	3d	1	1.18mi

Listing history 27 events

1. 2026-06-18
   days on market $383,100 Active 454 DOM
2. 2026-06-17
   days on market $383,100 Active 453 DOM
3. 2026-06-16
   days on market $383,100 Active 452 DOM
4. 2026-06-15
   days on market $383,100 Active 451 DOM
5. 2026-06-13
   days on market $383,100 Active 449 DOM
6. 2026-06-13
   days on market $383,100 Active 448 DOM
7. 2026-06-09
   days on market $383,100 Active 445 DOM
8. 2026-06-08
   days on market $383,100 Active 444 DOM
9. 2026-06-08
   price $383,100 Active 443 DOM
10. 2026-06-07
    pricedays on market $382,600 Active 443 DOM
11. 2026-06-04
    pricedays on market $383,100 Active 440 DOM
12. 2026-06-03
    days on market $382,600 Active 439 DOM
13. 2026-06-02
    days on market $382,600 Active 438 DOM
14. 2026-06-01
    days on market $382,600 Active 437 DOM
15. 2026-05-31
    days on market $382,600 Active 436 DOM
16. 2026-05-18
    price $382,100 319-char remark

    Show marketing remark (319 chars)

    This new two-level home boasts a modern and low-maintenance layout. A versatile flex space can be found off the foyer, leading to an open-concept floorplan perfect for entertaining and everyday multi-tasking. The owner's suite is tucked away into a private back corner. Upstairs, four bedrooms surround a spacious loft.

17. 2026-05-15
    price $381,600 319-char remark

    Show marketing remark (319 chars)

    This new two-level home boasts a modern and low-maintenance layout. A versatile flex space can be found off the foyer, leading to an open-concept floorplan perfect for entertaining and everyday multi-tasking. The owner's suite is tucked away into a private back corner. Upstairs, four bedrooms surround a spacious loft.

18. 2026-04-25
    price $381,100 319-char remark

    Show marketing remark (319 chars)

    This new two-level home boasts a modern and low-maintenance layout. A versatile flex space can be found off the foyer, leading to an open-concept floorplan perfect for entertaining and everyday multi-tasking. The owner's suite is tucked away into a private back corner. Upstairs, four bedrooms surround a spacious loft.

19. 2026-04-02
    price $380,600 319-char remark

    Show marketing remark (319 chars)

    This new two-level home boasts a modern and low-maintenance layout. A versatile flex space can be found off the foyer, leading to an open-concept floorplan perfect for entertaining and everyday multi-tasking. The owner's suite is tucked away into a private back corner. Upstairs, four bedrooms surround a spacious loft.

20. 2026-03-02
    price $375,600 319-char remark

    Show marketing remark (319 chars)

    This new two-level home boasts a modern and low-maintenance layout. A versatile flex space can be found off the foyer, leading to an open-concept floorplan perfect for entertaining and everyday multi-tasking. The owner's suite is tucked away into a private back corner. Upstairs, four bedrooms surround a spacious loft.

21. 2026-02-13
    price $372,100 319-char remark

    Show marketing remark (319 chars)

    This new two-level home boasts a modern and low-maintenance layout. A versatile flex space can be found off the foyer, leading to an open-concept floorplan perfect for entertaining and everyday multi-tasking. The owner's suite is tucked away into a private back corner. Upstairs, four bedrooms surround a spacious loft.

22. 2025-12-21
    price $407,900 319-char remark

    Show marketing remark (319 chars)

    This new two-level home boasts a modern and low-maintenance layout. A versatile flex space can be found off the foyer, leading to an open-concept floorplan perfect for entertaining and everyday multi-tasking. The owner's suite is tucked away into a private back corner. Upstairs, four bedrooms surround a spacious loft.

23. 2025-11-28
    price $405,900 319-char remark

    Show marketing remark (319 chars)

    This new two-level home boasts a modern and low-maintenance layout. A versatile flex space can be found off the foyer, leading to an open-concept floorplan perfect for entertaining and everyday multi-tasking. The owner's suite is tucked away into a private back corner. Upstairs, four bedrooms surround a spacious loft.

24. 2025-09-28
    price $407,900 319-char remark

    Show marketing remark (319 chars)

    This new two-level home boasts a modern and low-maintenance layout. A versatile flex space can be found off the foyer, leading to an open-concept floorplan perfect for entertaining and everyday multi-tasking. The owner's suite is tucked away into a private back corner. Upstairs, four bedrooms surround a spacious loft.

25. 2025-04-03
    price $405,900 319-char remark

    Show marketing remark (319 chars)

    This new two-level home boasts a modern and low-maintenance layout. A versatile flex space can be found off the foyer, leading to an open-concept floorplan perfect for entertaining and everyday multi-tasking. The owner's suite is tucked away into a private back corner. Upstairs, four bedrooms surround a spacious loft.

26. 2025-03-22
    price $404,900 319-char remark

    Show marketing remark (319 chars)

    This new two-level home boasts a modern and low-maintenance layout. A versatile flex space can be found off the foyer, leading to an open-concept floorplan perfect for entertaining and everyday multi-tasking. The owner's suite is tucked away into a private back corner. Upstairs, four bedrooms surround a spacious loft.

27. 2025-03-21
    listed $999,999 Active 319-char remark

    Show marketing remark (319 chars)

    This new two-level home boasts a modern and low-maintenance layout. A versatile flex space can be found off the foyer, leading to an open-concept floorplan perfect for entertaining and everyday multi-tasking. The owner's suite is tucked away into a private back corner. Upstairs, four bedrooms surround a spacious loft.

ⓘ 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: $37,687
• − Mortgage interest: −$21,460
• − Property taxes: −$5,746
• − Insurance: −$1,916
• − Repairs & maintenance: −$3,015
• − Management: −$3,015
• − Depreciation: −$11,145
• Taxable loss: −$8,609
• Est. tax savings @ 24.0%: +$2,066
• After-tax cash flow: $69/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

Excellent 100/100 None rehab

This two-level home is in excellent condition with no visible repairs or maintenance needed. It offers a modern and low-maintenance layout, making it ideal for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance
• Both New paint in interior spaces — Enhances appearance and reduces maintenance

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance ↑
• Both New paint in interior spaces — Enhances appearance and reduces maintenance ↑

ⓘ 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

-61.8% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $382,100 Zillow
• 2026-05-15 Price Changed $381,600 Zillow
• 2026-04-25 Price Changed $381,100 Zillow
• 2026-04-02 Price Changed $380,600 Zillow
• 2026-03-02 Price Changed $375,600 Zillow
• 2026-02-13 Price Changed $372,100 Zillow
• 2025-12-21 Price Changed $407,900 Zillow
• 2025-11-28 Price Changed $405,900 Zillow
• 2025-09-28 Price Changed $407,900 Zillow
• 2025-04-03 Price Changed $405,900 Zillow
• 2025-03-22 Price Changed $404,900 Zillow
• 2025-03-21 Listed $999,999 Zillow