5106 Plumeria Dr · Wimauma, FL 33598

$415,000

5 bd · 3.0 ba · 2,674 sqft · SingleFamily public records · 220 Days on market

Built 2023 10,577 sqft lot $7/mo HOA

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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 +9.7/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Appreciation +3.8/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Rent growth +1.9/5.0

Listing remarks MLS

A RARE OPPORTUNITY in Berry Bay! VA assumable. Prepare to be captivated by this stunning, practically brand-new construction home (built in 2023) located in the highly desirable Berry Bay community! Offering an incredible amount of space and modern features, this two-story single-family residence is perfect for a large or growing family. Key Features 5 Bedrooms / 3 Full Bathrooms: Ample space for everyone, including a generous primary suite and large secondary bedrooms. Spacious Living: Over 2,605 sq. ft. of comfortable, air-conditioned living area (total structure area is 3,085 sq. ft. ). Open Floorplan: The main living areas feature an inviting open floorplan, perfect for entertaining and everyday life. Gourmet Kitchen: The kitchen comes equipped with essential appliances, including a Dishwasher, Disposal, Microwave, Range, and Refrigerator, along with a convenient central island. New Construction Perks: Built with Block and Stucco construction on both the first and second stories, ensuring durability and energy efficiency. Features include Central Heating/Cooling and a Shingle Roof. Interior Highlights Flooring: Enjoy a beautiful combination of ceramic tile in the main areas and plush carpeting in the bedrooms. Laundry: Dedicated Inside Laundry Room for maximum convenience. Windows: Equipped with Low Emissivity Windows and Blinds for energy savings and privacy. Smart Home System: Built with modern living in mind, featuring D. R. Horton's Smart Home system (per neighboring model data). Exterior & Community Parking: Attached 2-Car Garage for secure parking and storage. Lot Size: Situated on a generous 10,454 sq. ft. lot (0.24 Acres) with an Irrigation System and Sidewalks. HOA & CDD: Located in the Berry Bay Subdivision, which features a low HOA fee (around $9/month) and a CDD (Community Development District). The community is known to offer amenities like a Clubhouse, Playground, and Community Pool (per neighboring property data). Location: Conveniently located in Wimauma, offering a peaceful suburban lifestyle with easy access to local amenities and major roadways for commuting throughout the Tampa Bay area. Close to boat launch and cone rental on the manatee river and plenty of shopping and amenities. Don't miss the chance to own this fantastic, move-in-ready home! Perfect for buyers seeking a spacious, modern home without the wait of new construction. Schedule your private showing today!

Key facts

• New construction
• Open floorplan
• Gourmet kitchen

Tags

• NEW CONSTRUCTION
• OPEN FLOORPLAN
• GOURMET KITCHEN
• DEDICATED INSIDE LAUNDRY ROOM
• SMART HOME SYSTEM
• ATTACHED 2 CAR GARAGE

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $367k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $304k (26.6% below list).
• Recommended offer: $304k (26.6% below list) — sets the bar for 1% rule.
• 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: 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% 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 $10k 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 220 days — a 12% lower offer ($365k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask is 13859% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $304,410 (26.6% 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 220 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.80%
• DSCR: 0.88
• GRM: 11.4

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: -19.4%
• Equity multiple: 0.29×
• Total profit: $-82,075
• Equity at exit: $74,066

10-year hold

• IRR: -17.5%
• Equity multiple: -0.02×
• Total profit: $-118,466
• Equity at exit: $57,173

Cash invested: $116,200 (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: 11.4×

Monthly cashflow live

• Estimated rent: $3,044 high
• Mortgage (P&I): −$2,176
• Tax from tax record: −$320 /mo · $3,841/yr
• Insurance: −$173
• HOA: −$7
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $-271

Break-even live

Break-even rent $3,388

Max offer price $367,041

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2881 Silver Scallop Loop Wimauma, FL	6.0	3.0	3130	$2,900	$0.93	24d	1	0.29mi
3160 Oyster Cove St Wimauma, FL	4.0	2.5	1925	$2,350	$1.22	23d	1	0.42mi
5375 Blue Horizon Way Wimauma, FL	6.0	3.0	3326	$3,000	$0.90	1d	1	0.50mi
5517 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$2,450	$1.33	24d	1	0.52mi
5517 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$2,450	$1.33	14d	1	0.52mi

HOA detail

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

Listing history 21 events

1. 2026-06-18
   days on market $415,000 Active 220 DOM
2. 2026-06-17
   days on market $415,000 Active 219 DOM
3. 2026-06-16
   days on market $415,000 Active 218 DOM
4. 2026-06-15
   days on market $415,000 Active 217 DOM
5. 2026-06-13
   days on market $415,000 Active 215 DOM
6. 2026-06-13
   days on market $415,000 Active 214 DOM
7. 2026-06-09
   days on market $415,000 Active 211 DOM
8. 2026-06-08
   days on market $415,000 Active 210 DOM
9. 2026-06-07
   days on market $415,000 Active 209 DOM
10. 2026-06-04
    days on market $415,000 Active 206 DOM
11. 2026-06-03
    days on market $415,000 Active 205 DOM
12. 2026-06-02
    days on market $415,000 Active 204 DOM
13. 2026-06-01
    days on market $415,000 Active 203 DOM
14. 2026-05-31
    days on market $415,000 Active 202 DOM
15. 2026-04-08
    price $2,823
16. 2026-03-24
    price $415,000 2451-char remark

    Show marketing remark (2451 chars)

    A RARE OPPORTUNITY in Berry Bay! VA assumable. Prepare to be captivated by this stunning, practically brand-new construction home (built in 2023) located in the highly desirable Berry Bay community! Offering an incredible amount of space and modern features, this two-story single-family residence is perfect for a large or growing family. Key Features 5 Bedrooms / 3 Full Bathrooms: Ample space for everyone, including a generous primary suite and large secondary bedrooms. Spacious Living: Over 2,605 sq. ft. of comfortable, air-conditioned living area (total structure area is 3,085 sq. ft. ). Open Floorplan: The main living areas feature an inviting open floorplan, perfect for entertaining and everyday life. Gourmet Kitchen: The kitchen comes equipped with essential appliances, including a Dishwasher, Disposal, Microwave, Range, and Refrigerator, along with a convenient central island. New Construction Perks: Built with Block and Stucco construction on both the first and second stories, ensuring durability and energy efficiency. Features include Central Heating/Cooling and a Shingle Roof. Interior Highlights Flooring: Enjoy a beautiful combination of ceramic tile in the main areas and plush carpeting in the bedrooms. Laundry: Dedicated Inside Laundry Room for maximum convenience. Windows: Equipped with Low Emissivity Windows and Blinds for energy savings and privacy. Smart Home System: Built with modern living in mind, featuring D. R. Horton's Smart Home system (per neighboring model data). Exterior & Community Parking: Attached 2-Car Garage for secure parking and storage. Lot Size: Situated on a generous 10,454 sq. ft. lot (0.24 Acres) with an Irrigation System and Sidewalks. HOA & CDD: Located in the Berry Bay Subdivision, which features a low HOA fee (around $9/month) and a CDD (Community Development District). The community is known to offer amenities like a Clubhouse, Playground, and Community Pool (per neighboring property data). Location: Conveniently located in Wimauma, offering a peaceful suburban lifestyle with easy access to local amenities and major roadways for commuting throughout the Tampa Bay area. Close to boat launch and cone rental on the manatee river and plenty of shopping and amenities. Don't miss the chance to own this fantastic, move-in-ready home! Perfect for buyers seeking a spacious, modern home without the wait of new construction. Schedule your private showing today!

17. 2026-03-20
    listed $2,973
18. 2025-11-10
    listed $425,000 Active 2451-char remark

    Show marketing remark (2451 chars)

    A RARE OPPORTUNITY in Berry Bay! VA assumable. Prepare to be captivated by this stunning, practically brand-new construction home (built in 2023) located in the highly desirable Berry Bay community! Offering an incredible amount of space and modern features, this two-story single-family residence is perfect for a large or growing family. Key Features 5 Bedrooms / 3 Full Bathrooms: Ample space for everyone, including a generous primary suite and large secondary bedrooms. Spacious Living: Over 2,605 sq. ft. of comfortable, air-conditioned living area (total structure area is 3,085 sq. ft. ). Open Floorplan: The main living areas feature an inviting open floorplan, perfect for entertaining and everyday life. Gourmet Kitchen: The kitchen comes equipped with essential appliances, including a Dishwasher, Disposal, Microwave, Range, and Refrigerator, along with a convenient central island. New Construction Perks: Built with Block and Stucco construction on both the first and second stories, ensuring durability and energy efficiency. Features include Central Heating/Cooling and a Shingle Roof. Interior Highlights Flooring: Enjoy a beautiful combination of ceramic tile in the main areas and plush carpeting in the bedrooms. Laundry: Dedicated Inside Laundry Room for maximum convenience. Windows: Equipped with Low Emissivity Windows and Blinds for energy savings and privacy. Smart Home System: Built with modern living in mind, featuring D. R. Horton's Smart Home system (per neighboring model data). Exterior & Community Parking: Attached 2-Car Garage for secure parking and storage. Lot Size: Situated on a generous 10,454 sq. ft. lot (0.24 Acres) with an Irrigation System and Sidewalks. HOA & CDD: Located in the Berry Bay Subdivision, which features a low HOA fee (around $9/month) and a CDD (Community Development District). The community is known to offer amenities like a Clubhouse, Playground, and Community Pool (per neighboring property data). Location: Conveniently located in Wimauma, offering a peaceful suburban lifestyle with easy access to local amenities and major roadways for commuting throughout the Tampa Bay area. Close to boat launch and cone rental on the manatee river and plenty of shopping and amenities. Don't miss the chance to own this fantastic, move-in-ready home! Perfect for buyers seeking a spacious, modern home without the wait of new construction. Schedule your private showing today!

19. 2023-12-19
    soldstatus $412,990 52-char remark

    Show marketing remark (52 chars)

    Brand New Construction in the community of Berry Bay

20. 2023-12-19
    listed $412,990 52-char remark

    Show marketing remark (52 chars)

    Brand New Construction in the community of Berry Bay

21. 2023-03-08
    soldstatus $1,043,900

ⓘ 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: $3,841 · $320/mo
• Projected year-2 tax: $3,841 · $320/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 · 28 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: $36,529
• − Mortgage interest: −$23,246
• − Property taxes: −$3,841
• − Insurance: −$2,075
• − Repairs & maintenance: −$2,922
• − Management: −$2,922
• − HOA: −$84
• − Depreciation: −$12,073
• Taxable loss: −$10,635
• Est. tax savings @ 24.0%: +$2,552
• After-tax cash flow: $-705/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 — 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

-99.7% since first listed

7 events — show timeline

• 2026-04-08 Price Changed $2,823 RENTLY
• 2026-03-24 Price Changed $415,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Listed for Rent $2,973 RENTLY
• 2025-11-10 Listed $425,000 Stellar MLS as Distributed by MLS Grid
• 2023-12-19 Listed $412,990 Stellar MLS as Distributed by MLS Grid
• 2023-12-19 Sold (MLS) $412,990 Stellar MLS as Distributed by MLS Grid
• 2023-03-08 Sold (Public Records) $1,043,900 Public Records

Property tax history

-6.6%/yr

Latest (2025): $3,841 · -47.1% YoY. Source: county tax records.