5362 Blue Horizon Way · Wimauma, FL 33598

$285,000

4 bd · 2.0 ba · 1,841 sqft · SingleFamily public records · 114 Days on market

Built 2023 Excellent condition 2-car garage $155/sqft · 20% below area Est $353k · 19% under $7/mo HOA ↓ 7% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +9.9/30.0
• Condition / age +4.8/5.0
• 1% rule +4.4/10.0
• Appreciation +3.8/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Rent growth +1.9/5.0

Listing remarks MLS

Under Construction. This convenient single-story plan opens to an inviting dining room with shared access to the kitchen and family room, ideal for seamless modern living. Tucked behind the kitchen, three secondary bedrooms enjoy their own wing of the home, while the expansive owner’s suite is ideally situated in the back corner, a peaceful retreat. Interior photos disclosed are different from the actual model being built. Welcome to Berry Bay, a masterplan community of new single-family homes for sale in the peaceful rural town of Wimauma, FL. Amenities include a swimming pool with cabanas, sports courts, clubhouse, playground, dog park, and trails. Situated close to local restaurants and beaches, residents are also only 30 miles away from Tampa for top shopping, dining and a bustling nightlife scene. For nature enthusiasts, Little Manatee River State Park offers exciting adventures such as hiking, kayaking, fishing, horseback riding and camping.

Key facts

• Pond view
• Modern kitchen
• Granite countertops

Tags

• MODERN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FULLY FENCED BACKYARD
• POND VIEW
• RESORT-STYLE SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $285k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (6.2% below list).
• Recommended offer: $254k (10.9% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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: 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); 1030 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 69d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• 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 $7k 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 114 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $51k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $253,964 (10.9% 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 114 days. Have you received any prior offers? Is the seller open to a 11% 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: 0.94% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.64%
• DSCR: 0.88
• GRM: 8.9

CMA / ARV

• ARV (median comp): $353,030
• List price: $285,000
• Delta: -19.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5413 Blue Azure Dr	0.08mi	4/2.0	1,935 (+5%)	0mo	$349,900	$181	88
5290 Berry Bay Ave	0.36mi	4/2.0	1,665 (-10%)	1mo	$305,000	$183	67
5312 Berry Bay Ave	0.36mi	4/2.0	1,665 (-10%)	4mo	$334,990	$201	64
4940 Eagle Rock Dr	0.72mi	3/2.0 (-1)	1,752 (-5%)	4mo	$312,925	$179	51
5059 Bromeliad Ave	0.64mi	3/2.0 (-1)	2,076 (+13%)	3mo	$385,000	$185	41
5226 Bonita Dr	0.72mi	3/2.0 (-1)	2,048 (+11%)	21mo	$439,000	$214	26

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: -19.8%
• Equity multiple: 0.28×
• Total profit: $-57,101
• Equity at exit: $50,865

10-year hold

• IRR: -19.6%
• Equity multiple: -0.08×
• Total profit: $-86,553
• Equity at exit: $39,263

Cash invested: $79,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 36 active · 26 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $341,490 ($194/sqft)
• Median days on market: 96 d
• This list price: 3% of active listings are priced below it
• ARV vs active asking: -1.3% 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: 1030
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,673 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$667 /mo · $8,003/yr
• Insurance: −$119
• HOA: −$7
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $-176

Break-even live

Break-even rent $2,895

Max offer price $253,964

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-95	+0% $-176	+5% $-256	+10% $-337
Rent	-10% $-387	-5% $-281	+0% $-176	+5% $-70	+10% $35
Rate	-1.0pp $-32	-0.5pp $-103	base $-176	+0.5pp $-250	+1.0pp $-325

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: $71,250
• Closing costs: $8,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5487 Blue Azure Dr Wimauma, FL	3.0	2.0	1540	$1,995	$1.30	85d	1	0.05mi
5517 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$2,550	$1.39	69d	1	0.08mi
5517 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$2,400	$1.30	130d	1	0.08mi
5514 Blue Azure Dr Wimauma, FL	3.0	2.0	1540	$2,199	$1.43	140d	1	0.09mi
5518 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$3,000	$1.63	0d	1	0.10mi
5404 Blue Azure Dr Wimauma, FL	4.0	2.0	1935	$2,600	$1.34	9d	1	0.11mi
5535 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$2,600	$1.41	5d	1	0.12mi
3160 Oyster Cove St Wimauma, FL	4.0	2.5	1925	$2,350	$1.22	164d	1	0.14mi
5552 Blue Azure Dr Wimauma, FL	4.0	2.5	1925	$2,500	$1.30	10d	1	0.17mi
5554 Blue Azure Dr Wimauma, FL	3.0	2.0	1484	$2,000	$1.35	165d	1	0.18mi
2871 Silver Scallop Loop Wimauma, FL	4.0	2.5	1924	$2,600	$1.35	90d	1	0.34mi
3084 Living Coral St Wimauma, FL	4.0	2.0	1846	$2,750	$1.49	10d	1	0.37mi
2952 Marine Grass Dr Wimauma, FL	3.0	2.0	2076	$2,500	$1.20	53d	1	0.56mi
2952 Marine Grass Dr Wimauma, FL	3.0	2.0	2095	$2,800	$1.34	124d	1	0.56mi
2952 Marine Grass Dr Wimauma, FL	3.0	2.0	2076	$2,450	$1.18	10d	1	0.56mi
5132 Janes Dr Wimauma, FL	3.0	2.0	1456	$1,825	$1.25	90d	1	1.05mi
2920 Quinault PL Wimauma, FL	3.0	2.0	1519	$2,700	$1.78	3d	1	1.10mi
2467 White Ladyfish Rd Wimauma, FL	3.0	2.0	1496	$2,100	$1.40	165d	1	1.43mi
17304 Banded Gold Ln Wimauma, FL	3.0	3.0	2145	$2,750	$1.28	32d	1	1.49mi
17304 Banded Gold Ln Wimauma, FL	3.0	2.5	2145	$2,600	$1.21	10d	1	1.49mi

Property features AI

Finance

• Other: CDD presentPets allowed (cats and dogs permitted)
• Financial info: $90 annual association fee
• HOA & community: HOA managed by InframarkMonthly HOA fee about $7.50 (approximately $90 annually)HOA includes pool and community has basketball and tennis courtsAssociation fee required

Exterior

• Parking: Attached 2-car garage (approx. 19 x 20)
• Utilities: Public waterPublic sewerCable available
• Home design: Single-family residenceOne storyNorth-facing
• Construction: Block and stucco constructionShingle roofSlab foundationBuilt on one level
• Exterior features: Pond view

Interior

• Kitchen: DishwasherDisposalMicrowaveRangeRefrigerator
• Bedrooms: 4 bedrooms
• Flooring: CarpetCeramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Other interior features
• Laundry & utility: WasherDryerLaundry located inside

HOA detail $7/mo · $84/yr

• Likely covers: pool

Listing history 50 events

1. 2026-11-08
   days on market $285,000 Active 114 DOM
2. 2026-11-07
   days on market $285,000 Active 113 DOM
3. 2026-11-06
   days on market $285,000 Active 112 DOM
4. 2026-11-05
   days on market $285,000 Active 111 DOM
5. 2026-11-04
   days on market $285,000 Active 110 DOM
6. 2026-11-02
   days on market $285,000 Active 108 DOM
7. 2026-11-01
   days on market $285,000 Active 107 DOM
8. 2026-10-31
   days on market $285,000 Active 106 DOM
9. 2026-10-30
   days on market $285,000 Active 105 DOM
10. 2026-10-29
    days on market $285,000 Active 104 DOM
11. 2026-10-28
    days on market $285,000 Active 103 DOM
12. 2026-10-27
    days on market $285,000 Active 102 DOM
13. 2026-10-26
    days on market $285,000 Active 101 DOM
14. 2026-10-25
    days on market $285,000 Active 100 DOM
15. 2026-10-24
    days on market $285,000 Active 99 DOM
16. 2026-10-23
    days on market $285,000 Active 98 DOM
17. 2026-10-22
    days on market $285,000 Active 97 DOM
18. 2026-10-21
    days on market $285,000 Active 96 DOM
19. 2026-10-20
    days on market $285,000 Active 95 DOM
20. 2026-10-19
    days on market $285,000 Active 94 DOM
21. 2026-10-18
    days on market $285,000 Active 93 DOM
22. 2026-10-17
    days on market $285,000 Active 92 DOM
23. 2026-10-16
    days on market $285,000 Active 91 DOM
24. 2026-10-15
    days on market $285,000 Active 90 DOM
25. 2026-10-14
    days on market $285,000 Active 89 DOM
26. 2026-10-13
    days on market $285,000 Active 88 DOM
27. 2026-10-12
    days on market $285,000 Active 87 DOM
28. 2026-10-11
    days on market $285,000 Active 86 DOM
29. 2026-10-10
    days on market $285,000 Active 85 DOM
30. 2026-10-09
    days on market $285,000 Active 84 DOM
31. 2026-10-08
    days on market $285,000 Active 83 DOM
32. 2026-10-07
    days on market $285,000 Active 82 DOM
33. 2026-10-06
    pricedays on market $285,000 Active 81 DOM
34. 2026-10-05
    days on market $336,000 Active 80 DOM
35. 2026-10-04
    days on market $336,000 Active 79 DOM
36. 2026-10-03
    days on market $336,000 Active 78 DOM
37. 2026-10-02
    days on market $336,000 Active 77 DOM
38. 2026-10-01
    days on market $336,000 Active 76 DOM
39. 2026-09-30
    days on market $336,000 Active 75 DOM
40. 2026-09-29
    days on market $336,000 Active 74 DOM
41. 2026-09-28
    days on market $336,000 Active 73 DOM
42. 2026-09-27
    days on market $336,000 Active 72 DOM
43. 2026-09-25
    days on market $336,000 Active 70 DOM
44. 2026-09-24
    days on market $336,000 Active 69 DOM
45. 2026-09-23
    days on market $336,000 Active 68 DOM
46. 2026-09-22
    days on market $336,000 Active 67 DOM
47. 2026-09-21
    days on market $336,000 Active 66 DOM
48. 2026-09-20
    days on market $336,000 Active 65 DOM
49. 2026-09-19
    days on market $336,000 Active 64 DOM
50. 2026-09-18
    days on market $336,000 Active 63 DOM

ⓘ 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: $8,003 · $667/mo
• Projected year-2 tax: $8,003 · $667/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $32,074
• − Mortgage interest: −$15,964
• − Property taxes: −$8,003
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,566
• − Management: −$2,566
• − HOA: −$84
• − Depreciation: −$8,291
• Taxable loss: −$6,825
• Est. tax savings @ 24.0%: +$1,638
• After-tax cash flow: $-470/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

Excellent 95/100 None rehab

This turn-key, like-new home in Berry Bay Estates offers a serene living environment with a pond view and modern amenities.

Value-add opportunities

• Both pond view landscaping — enhances curb appeal and provides scenic views ↑
• Both landscaping around patio — improves curb appeal and provides a relaxing outdoor space ↑

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Reddick Elementary School F FL #1,841/2,144 Nat'l #25,956/41,679 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%
• 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

Property features AI

Finance

• Other: CDD presentPets allowed (cats and dogs permitted)
• Financial info: $90 annual association fee
• HOA & community: HOA managed by InframarkMonthly HOA fee about $7.50 (approximately $90 annually)HOA includes pool and community has basketball and tennis courtsAssociation fee required

Exterior

• Parking: Attached 2-car garage (approx. 19 x 20)
• Utilities: Public waterPublic sewerCable available
• Home design: Single-family residenceOne storyNorth-facing
• Construction: Block and stucco constructionShingle roofSlab foundationBuilt on one level
• Exterior features: Pond view

Interior

• Kitchen: DishwasherDisposalMicrowaveRangeRefrigerator
• Bedrooms: 4 bedrooms
• Flooring: CarpetCeramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Other interior features
• Laundry & utility: WasherDryerLaundry located inside

Price history

-7.0% since first listed

17 events — show timeline

• 2026-07-17 Listed $336,000 Stellar MLS as Distributed by MLS Grid
• 2026-07-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-03-29 Price Changed $336,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $349,999 Stellar MLS as Distributed by MLS Grid
• 2026-02-27 Price Changed $355,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-04 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-04 Price Changed $365,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-09 Price Changed $369,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-03 Listed $375,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-22 Sold (MLS) $354,900 Stellar MLS as Distributed by MLS Grid
• 2023-10-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-10-03 Price Changed $354,900 Stellar MLS as Distributed by MLS Grid
• 2023-09-26 Price Changed $359,900 Stellar MLS as Distributed by MLS Grid
• 2023-09-26 Price Changed $363,400 Stellar MLS as Distributed by MLS Grid
• 2023-09-18 Price Changed $362,400 Stellar MLS as Distributed by MLS Grid
• 2023-08-28 Listed $361,400 Stellar MLS as Distributed by MLS Grid