Is 5362 Blue Horizon Way in Wimauma, FL a good investment?

CashFlowRE grades it D- with a 4.6% cap rate and $-483/mo modeled cash flow at a $336,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 5362 Blue Horizon Way?

The modeled cap rate is 4.6% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,649/month, from CashFlowRE's rent model.

D- Composite 37.78

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 +9.7/15.0
Cash flow +7.1/30.0
Condition / age +4.8/5.0
Appreciation +3.8/10.0
Schools +3.2/10.0
Livability +3.2/5.0
1% rule +2.9/10.0
Rent growth +1.9/5.0
DSCR +1.3/10.0

$336,000

5362 Blue Horizon Way · Wimauma, FL 33598

4 bd · 2.0 ba · 1,841 sqft · SingleFamily public records · 68 Days on market

Built 2023 Excellent condition 2-car garage $183/sqft · 6% below area Est $353k · at est. $7/mo HOA ↓ 7% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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

What this means for you Summary

Snapshot

This is a 4-bed/2.0-bath single-family listed at $336k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-483 ($-6k/yr) — negative.
To cash-flow at today's rent, offer at most $251k (25.4% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (21.2% below list).
Recommended offer: $251k (25.4% 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); 962 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $8k 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 68 days — a 6% lower offer ($316k) is reasonable based on typical stale-listing flexibility.
4 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $250,624 (25.4% below list)

Questions for the listing agent

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?
It's been on market 68 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.79% ✗
Cap rate: 4.57%
Cash-on-cash: -6.16%
DSCR: 0.73
GRM: 10.6

CMA / ARV

ARV (median comp): $353,042
List price: $336,000
Delta: -4.83%
Verdict: FAIR
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3186 Oyster Cove St	0.18mi	3/2.0 (-1)	1,484 (-19%)	1mo	$270,000	$182	60
5958 Fresh Flora Dr	1.11mi	4/2.0	1,911 (+4%)	0mo	$349,990	$183	58
2639 Scenic Park Loop	1.00mi	4/2.0	1,715 (-7%)	1mo	$340,770	$199	53
5284 Berry Bay Ave	0.36mi	3/2.0 (-1)	1,560 (-15%)	1mo	$314,990	$202	52
4940 Eagle Rock Dr	0.72mi	3/2.0 (-1)	1,752 (-5%)	2mo	$312,925	$179	52
5924 Fresh Flora Dr	1.07mi	3/2.0 (-1)	1,752 (-5%)	1mo	$348,166	$199	51
5273 Berry Bay Ave	0.39mi	3/2.0 (-1)	1,560 (-15%)	2mo	$316,490	$203	50
2635 Scenic Park Loop	1.01mi	4/2.5	2,029 (+10%)	0mo	$366,670	$181	46
5059 Bromeliad Ave	0.64mi	3/2.0 (-1)	2,076 (+13%)	2mo	$385,000	$185	42
2625 Scenic Park Loop	1.04mi	3/2.0 (-1)	1,545 (-16%)	0mo	$325,850	$211	35
2633 Scenic Park Loop	1.02mi	3/2.0 (-1)	1,545 (-16%)	0mo	$357,630	$231	35
2658 Scenic Park Loop	0.94mi	3/2.5 (-1)	2,137 (+16%)	0mo	$369,900	$173	33

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: -25.0%
Equity multiple: 0.11×
Total profit: $-83,518
Equity at exit: $59,967

10-year hold

IRR: -27.4%
Equity multiple: -0.42×
Total profit: $-133,440
Equity at exit: $46,289

Cash invested: $94,080 (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 · 19 under contract
Months of supply: 24.0 mo (4%/mo absorbed)
Median asking: $341,490 ($192/sqft)
Median days on market: 165 d
This list price: 39% of active listings are priced below it
ARV vs active asking: -0.3% 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: 962
Price-to-rent: 10.6×

Monthly cashflow live

Estimated rent: $2,649 high interval (Pro) →
Mortgage (P&I): −$1,762
Tax from tax record: −$667 /mo · $8,003/yr
Insurance: −$140
HOA: −$7
Lot rent: −$0
Vacancy / Maint / Mgmt: −$556
Net cashflow: $-483

Break-even live

Break-even rent $3,261

Max offer price $250,624

Occupancy floor —

Sensitivity live

Price	-10% $-293	-5% $-388	+0% $-483	+5% $-578	+10% $-673
Rent	-10% $-693	-5% $-588	+0% $-483	+5% $-379	+10% $-274
Rate	-1.0pp $-314	-0.5pp $-398	base $-483	+0.5pp $-570	+1.0pp $-659

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: $84,000
Closing costs: $10,080
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 14 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	40d	1	0.05mi
5517 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$2,550	$1.39	23d	1	0.08mi
5517 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$2,400	$1.30	85d	1	0.08mi
5514 Blue Azure Dr Wimauma, FL	3.0	2.0	1540	$2,199	$1.43	94d	1	0.09mi
5518 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$3,000	$1.63	0d	1	0.10mi
3160 Oyster Cove St Wimauma, FL	4.0	2.5	1925	$2,350	$1.22	119d	1	0.14mi
5552 Blue Azure Dr Wimauma, FL	4.0	2.5	1925	$2,500	$1.30	7d	1	0.17mi
5554 Blue Azure Dr Wimauma, FL	3.0	2.0	1484	$2,000	$1.35	120d	1	0.18mi
2871 Silver Scallop Loop Wimauma, FL	4.0	2.5	1924	$2,600	$1.35	44d	1	0.34mi
3084 Living Coral St Wimauma, FL	4.0	2.0	1846	$2,900	$1.57	0d	1	0.37mi
2952 Marine Grass Dr Wimauma, FL	3.0	2.0	2076	$2,500	$1.20	7d	1	0.56mi
2952 Marine Grass Dr Wimauma, FL	3.0	2.0	2095	$2,800	$1.34	78d	1	0.56mi
5132 Janes Dr Wimauma, FL	3.0	2.0	1456	$1,825	$1.25	44d	1	1.05mi
2467 White Ladyfish Rd Wimauma, FL	3.0	2.0	1496	$2,100	$1.40	120d	1	1.43mi

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

2026-09-23

days on market $336,000 Active 68 DOM
2026-09-22

days on market $336,000 Active 67 DOM
2026-09-21

days on market $336,000 Active 66 DOM
2026-09-20

days on market $336,000 Active 65 DOM
2026-09-19

days on market $336,000 Active 64 DOM
2026-09-18

days on market $336,000 Active 63 DOM
2026-09-17

days on market $336,000 Active 62 DOM
2026-09-16

days on market $336,000 Active 61 DOM
2026-09-15

days on market $336,000 Active 60 DOM
2026-09-14

days on market $336,000 Active 59 DOM
2026-09-13

days on market $336,000 Active 58 DOM
2026-09-12

days on market $336,000 Active 57 DOM
2026-09-11

days on market $336,000 Active 56 DOM
2026-09-05

days on market $336,000 Active 50 DOM
2026-09-04

days on market $336,000 Active 49 DOM
2026-09-03

days on market $336,000 Active 48 DOM
2026-08-31

days on market $336,000 Active 45 DOM
2026-08-30

days on market $336,000 Active 44 DOM
2026-08-29

days on market $336,000 Active 43 DOM
2026-08-28

days on market $336,000 Active 42 DOM
2026-08-27

days on market $336,000 Active 41 DOM
2026-08-26

days on market $336,000 Active 40 DOM
2026-08-25

days on market $336,000 Active 39 DOM
2026-08-24

days on market $336,000 Active 38 DOM
2026-08-23

days on market $336,000 Active 37 DOM
2026-08-22

days on market $336,000 Active 36 DOM
2026-08-20

days on market $336,000 Active 34 DOM
2026-08-19

days on market $336,000 Active 33 DOM
2026-08-18

days on market $336,000 Active 32 DOM
2026-08-17

days on market $336,000 Active 31 DOM
2026-08-16

days on market $336,000 Active 30 DOM
2026-08-15

days on market $336,000 Active 29 DOM
2026-08-14

days on market $336,000 Active 28 DOM
2026-08-13

days on market $336,000 Active 27 DOM
2026-08-12

days on market $336,000 Active 26 DOM
2026-08-11

days on market $336,000 Active 25 DOM
2026-08-10

days on market $336,000 Active 24 DOM
2026-08-09

days on market $336,000 Active 23 DOM
2026-08-08

days on market $336,000 Active 22 DOM
2026-08-06

days on market $336,000 Active 20 DOM
2026-08-05

days on market $336,000 Active 19 DOM
2026-08-04

days on market $336,000 Active 18 DOM
2026-08-03

days on market $336,000 Active 17 DOM
2026-07-31

days on market $336,000 Active 14 DOM
2026-07-30

days on market $336,000 Active 12 DOM
2026-07-28

days on market $336,000 Active 11 DOM
2026-07-26

days on market $336,000 Active 9 DOM
2026-07-24

days on market $336,000 Active 7 DOM
2026-07-23

days on market $336,000 Active 6 DOM
2026-07-22

days on market $336,000 Active 5 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.

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $31,786
− Mortgage interest: −$18,821
− Property taxes: −$8,003
− Insurance: −$1,680
− Repairs & maintenance: −$2,543
− Management: −$2,543
− HOA: −$84
− Depreciation: −$9,775
Taxable loss: −$11,662

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,799
After-tax cash flow: $-3,001/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

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
#159 Carrier Global Palm Beach Gardens $22.2B #376 Roper Technologies Sarasota $6.8B
Insurance	2	$17B
#348 Fidelity National Financial Jacksonville $12.1B #494 Brown & Brown Daytona Beach $4.6B
Retail	1	$60B
#71 Publix Super Markets Lakeland $60.2B
Technology Distribution	1	$58B
#73 TD Synnex Clearwater $58.5B
Homebuilding	1	$35B
#185 Lennar Miami $35.4B
Technology Manufacturing	1	$35B
#122 Jabil St. Petersburg $34.7B

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

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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