2880 Gumbo Limbo Dr · Wimauma, FL 33598

$279,900

3 bd · 2.0 ba · 1,566 sqft · SingleFamily public records · 22 Days on market

Built 2023 Good condition 4,800 sqft lot $7/mo HOA ↓ 17% 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).

• Cash flow +9.8/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Appreciation +3.8/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Rent growth +1.9/5.0

Listing remarks MLS

Welcome to Berry Bay, one of the area’s newest and most desirable communities. Built in 2023, this beautifully designed 3-bedroom, 2-bath, 2-car garage home offers 1,566 square feet of comfortable living space and is ready for you to add your personal finishing touches. From the moment you step inside, you’ll appreciate the open-concept layout featuring a spacious great room and dining area, all highlighted by sliding glass doors that frame one of the best backyard views in the community. Enjoy a serene pond view combined with a wide-open green space—perfect for outdoor activities like football or soccer, or simply relaxing and taking in nature. The kitchen is ideally positioned to overlook the main living area and backyard, making it perfect for entertaining. It features granite countertops, stainless steel appliances, and modern finishes, along with extended tile flooring throughout the main living areas. The split-bedroom floor plan offers privacy, with a generous primary suite featuring a walk-in closet and convenient access off the great room. Constructed with durable all-concrete block construction and equipped with a Smart Home System, this home combines peace of mind with modern convenience. Additional features include hurricane panels, a 2-car garage, and a 2-car driveway for ample parking. Located in an X flood zone, this property offers added security and potential insurance savings. Berry Bay residents enjoy a low annual HOA and resort-style amenities including a community clubhouse, pool, covered picnic pavilion, playground, basketball and tennis courts—all surrounded by beautifully maintained landscaping. Conveniently located just minutes from I-75, you’ll have easy access to St. Petersburg, Downtown Tampa, Sarasota, and the Gulf beaches. This is your opportunity to own a nearly new home with unbeatable views, modern features, and a prime location—schedule your showing today!

Key facts

• Serene pond view
• Spacious great room
• Sliding glass doors

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS GREAT ROOM
• SLIDING GLASS DOORS
• BACKYARD VIEWS
• SERENE POND VIEW
• WIDE-OPEN GREEN SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (10.8% below list).
• Recommended offer: $248k (11.4% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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); 689 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 31% 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 22 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $248,017 (11.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.76%
• DSCR: 0.88
• GRM: 9.3

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: -19.8%
• Equity multiple: 0.28×
• Total profit: $-56,266
• Equity at exit: $49,954

10-year hold

• IRR: -19.3%
• Equity multiple: -0.08×
• Total profit: $-84,595
• Equity at exit: $38,560

Cash invested: $78,372 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,496 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$561 /mo · $6,726/yr
• Insurance: −$117
• HOA: −$7
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-180

Break-even live

Break-even rent $2,724

Max offer price $248,017

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-101	+0% $-180	+5% $-260	+10% $-339
Rent	-10% $-378	-5% $-279	+0% $-180	+5% $-82	+10% $17
Rate	-1.0pp $-40	-0.5pp $-109	base $-180	+0.5pp $-253	+1.0pp $-327

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3160 Oyster Cove St Wimauma, FL	4.0	2.5	1925	$2,350	$1.22	25d	1	0.31mi
5517 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$2,450	$1.33	26d	1	0.31mi
5517 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$2,450	$1.33	16d	1	0.31mi
5514 Blue Azure Dr Wimauma, FL	3.0	2.0	1540	$2,199	$1.43	1d	1	0.33mi
5554 Blue Azure Dr Wimauma, FL	3.0	2.0	1484	$2,000	$1.35	26d	1	0.40mi
17247 Southern Haven Dr Wimauma, FL	3.0	2.5	1660	$2,300	$1.39	19d	1	1.30mi
2467 White Ladyfish Rd Wimauma, FL	3.0	2.0	1496	$2,100	$1.40	26d	1	1.38mi
17334 Holly Well Ave Wimauma, FL	2.0	2.5	1737	$2,500	$1.44	19d	1	1.40mi
17224 Auburn Arch Loop Wimauma, FL	2.0–4.0	2.5	1517	$2,600	$1.71	19d	20	1.45mi

HOA detail

• Monthly dues: $7 · $84/yr
• Likely covers: landscapingpoolsecurity

Listing history 13 events

1. 2026-05-12
   price $279,900 1958-char remark

   Show marketing remark (1958 chars)

   Welcome to Berry Bay, one of the area’s newest and most desirable communities. Built in 2023, this beautifully designed 3-bedroom, 2-bath, 2-car garage home offers 1,566 square feet of comfortable living space and is ready for you to add your personal finishing touches. From the moment you step inside, you’ll appreciate the open-concept layout featuring a spacious great room and dining area, all highlighted by sliding glass doors that frame one of the best backyard views in the community. Enjoy a serene pond view combined with a wide-open green space—perfect for outdoor activities like football or soccer, or simply relaxing and taking in nature. The kitchen is ideally positioned to overlook the main living area and backyard, making it perfect for entertaining. It features granite countertops, stainless steel appliances, and modern finishes, along with extended tile flooring throughout the main living areas. The split-bedroom floor plan offers privacy, with a generous primary suite featuring a walk-in closet and convenient access off the great room. Constructed with durable all-concrete block construction and equipped with a Smart Home System, this home combines peace of mind with modern convenience. Additional features include hurricane panels, a 2-car garage, and a 2-car driveway for ample parking. Located in an X flood zone, this property offers added security and potential insurance savings. Berry Bay residents enjoy a low annual HOA and resort-style amenities including a community clubhouse, pool, covered picnic pavilion, playground, basketball and tennis courts—all surrounded by beautifully maintained landscaping. Conveniently located just minutes from I-75, you’ll have easy access to St. Petersburg, Downtown Tampa, Sarasota, and the Gulf beaches. This is your opportunity to own a nearly new home with unbeatable views, modern features, and a prime location—schedule your showing today!

2. 2026-05-04
   price $289,900 1958-char remark

   Show marketing remark (1958 chars)

   Welcome to Berry Bay, one of the area’s newest and most desirable communities. Built in 2023, this beautifully designed 3-bedroom, 2-bath, 2-car garage home offers 1,566 square feet of comfortable living space and is ready for you to add your personal finishing touches. From the moment you step inside, you’ll appreciate the open-concept layout featuring a spacious great room and dining area, all highlighted by sliding glass doors that frame one of the best backyard views in the community. Enjoy a serene pond view combined with a wide-open green space—perfect for outdoor activities like football or soccer, or simply relaxing and taking in nature. The kitchen is ideally positioned to overlook the main living area and backyard, making it perfect for entertaining. It features granite countertops, stainless steel appliances, and modern finishes, along with extended tile flooring throughout the main living areas. The split-bedroom floor plan offers privacy, with a generous primary suite featuring a walk-in closet and convenient access off the great room. Constructed with durable all-concrete block construction and equipped with a Smart Home System, this home combines peace of mind with modern convenience. Additional features include hurricane panels, a 2-car garage, and a 2-car driveway for ample parking. Located in an X flood zone, this property offers added security and potential insurance savings. Berry Bay residents enjoy a low annual HOA and resort-style amenities including a community clubhouse, pool, covered picnic pavilion, playground, basketball and tennis courts—all surrounded by beautifully maintained landscaping. Conveniently located just minutes from I-75, you’ll have easy access to St. Petersburg, Downtown Tampa, Sarasota, and the Gulf beaches. This is your opportunity to own a nearly new home with unbeatable views, modern features, and a prime location—schedule your showing today!

3. 2026-05-03
   listed $295,000 Active 1958-char remark

   Show marketing remark (1958 chars)

   Welcome to Berry Bay, one of the area’s newest and most desirable communities. Built in 2023, this beautifully designed 3-bedroom, 2-bath, 2-car garage home offers 1,566 square feet of comfortable living space and is ready for you to add your personal finishing touches. From the moment you step inside, you’ll appreciate the open-concept layout featuring a spacious great room and dining area, all highlighted by sliding glass doors that frame one of the best backyard views in the community. Enjoy a serene pond view combined with a wide-open green space—perfect for outdoor activities like football or soccer, or simply relaxing and taking in nature. The kitchen is ideally positioned to overlook the main living area and backyard, making it perfect for entertaining. It features granite countertops, stainless steel appliances, and modern finishes, along with extended tile flooring throughout the main living areas. The split-bedroom floor plan offers privacy, with a generous primary suite featuring a walk-in closet and convenient access off the great room. Constructed with durable all-concrete block construction and equipped with a Smart Home System, this home combines peace of mind with modern convenience. Additional features include hurricane panels, a 2-car garage, and a 2-car driveway for ample parking. Located in an X flood zone, this property offers added security and potential insurance savings. Berry Bay residents enjoy a low annual HOA and resort-style amenities including a community clubhouse, pool, covered picnic pavilion, playground, basketball and tennis courts—all surrounded by beautifully maintained landscaping. Conveniently located just minutes from I-75, you’ll have easy access to St. Petersburg, Downtown Tampa, Sarasota, and the Gulf beaches. This is your opportunity to own a nearly new home with unbeatable views, modern features, and a prime location—schedule your showing today!

4. 2025-07-11
   historical
5. 2025-06-16
   price $299,900
6. 2025-05-22
   price $319,900
7. 2025-05-04
   listed $324,900 Active
8. 2025-05-03
   historical
9. 2025-04-16
   listed $325,000 Active
10. 2023-09-04
    soldstatus $332,990 Closed
11. 2023-05-19
    status Pending
12. 2023-05-01
    price $332,990
13. 2023-04-25
    listed $331,990 Active

ⓘ 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: $6,726 · $561/mo
• Projected year-2 tax: $6,726 · $561/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,947
• − Mortgage interest: −$15,679
• − Property taxes: −$6,726
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,396
• − Management: −$2,396
• − HOA: −$84
• − Depreciation: −$8,143
• Taxable loss: −$6,876
• Est. tax savings @ 24.0%: +$1,650
• After-tax cash flow: $-516/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 Cosmetic rehab

This 2023-built home in Berry Bay is in good condition with fresh paint and landscaping. It offers a good return on investment with minor updates to enhance curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and adding curb appeal features — Enhances curb appeal and can attract more buyers
• Both Upgrading light fixtures — Modernizes the home and improves energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and adding curb appeal features — Enhances curb appeal and can attract more buyers ↑
• Both Upgrading light fixtures — Modernizes the home and improves energy efficiency ↑

ⓘ 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

-17.2% since first listed

15 events — show timeline

• 2026-06-12 Sold (MLS) $275,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Price Changed $279,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $289,900 Stellar MLS as Distributed by MLS Grid
• 2026-05-03 Listed $295,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-06-16 Price Changed $299,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-22 Price Changed $319,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-04 Listed $324,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-04-16 Listed $325,000 Stellar MLS as Distributed by MLS Grid
• 2023-09-04 Sold (MLS) $332,990 Stellar MLS as Distributed by MLS Grid
• 2023-05-19 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-05-01 Price Changed $332,990 Stellar MLS as Distributed by MLS Grid
• 2023-04-25 Listed $331,990 Stellar MLS as Distributed by MLS Grid

Property tax history

+46.8%/yr

Latest (2025): $6,726 · -0.8% YoY. Source: county tax records.