15404 Bama Breeze Pl · Wimauma, FL 33598

$300,000

3 bd · 2.0 ba · 1,372 sqft · SingleFamily public records · 66 Days on market

Built 2012 5,282 sqft lot $50/mo HOA · 2% of rent

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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 +11.4/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Appreciation +3.8/10.0
• 1% rule +3.4/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0

Listing remarks MLS

LARGE PRIVATE BACKYARD with 6FT PRIVACY FENCE home. This well-maintained 3 bedroom, 2 bath home sits proudly on a desirable large corner lot and is designed for both comfort and functionality. Step inside to find an open floor plan with durable vinyl flooring throughout the main living space areas- perfect for easy maintenance and everyday Florida living. The kitchen features sleek stainless steel appliances, making it a great space to cook, gather, and entertain. The main bedroom has a large walk in closet and main bath with tub and shower. The home comes with blinds on all windows and fans in every room. The ROOF was REPLACED IN 10/2025, WASHER REPLACED 2023, STOVE REPLACED 2026, DISHWASHER REPLACED 2026, REFRIGERATOR 2025.VINYL FLOORING IN MAIN AREAS IN 2023. The home has been lovingly cared for and it shows in every detail. Enjoy outdoor living in your spacious, private backyard--fully enclosed with a PRIVACY FENCE, ideal for pets, entertaining, or simply relaxing in your own peaceful retreat. This home is meticulously clean and well loved with a very large backyard with a private fence Whether you are a full-time resident, seasonal homeowner, or investor, this ranch home offers the perfect blend of location, condition, and lifestyle. With easy access to beaches, shopping, dining, and major travel hubs, this is Florida at its best.

Key facts

• Open floor plan
• Privacy fence
• Large walk in closet

Tags

• CORNER LOT
• OPEN FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• LARGE WALK IN CLOSET
• PRIVACY FENCE
• SPACIOUS PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (15.6% below list).
• Recommended offer: $253k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 66 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $253,338 (15.6% 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 66 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 9.9

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: -17.7%
• Equity multiple: 0.35×
• Total profit: $-54,504
• Equity at exit: $53,542

10-year hold

• IRR: -15.7%
• Equity multiple: 0.08×
• Total profit: $-77,423
• Equity at exit: $41,330

Cash invested: $84,000 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,533 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$360 /mo · $4,321/yr
• Insurance: −$125
• HOA: −$50
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-107

Break-even live

Break-even rent $2,669

Max offer price $281,114

Occupancy floor 99%

Sensitivity live

Price	-10% $63	-5% $-22	+0% $-107	+5% $-192	+10% $-277
Rent	-10% $-307	-5% $-207	+0% $-107	+5% $-7	+10% $93
Rate	-1.0pp $44	-0.5pp $-31	base $-107	+0.5pp $-185	+1.0pp $-264

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15628 Aurora Lake Cir Wimauma, FL	2.0	2.0	1747	$2,200	$1.26	26d	1	0.34mi
14906 Imperial Purple Ln Wimauma, FL	3.0	2.0	1771	$2,250	$1.27	19d	1	0.54mi
14906 Imperial Purple Ln Wimauma, FL	3.0	2.0	1561	$2,250	$1.44	6d	1	0.54mi
10438 Carloway Hills Dr Wimauma, FL	4.0	3.0	1860	$2,500	$1.34	26d	1	0.66mi
10324 Geese Trail Cir Sun City Center, FL	3.0	2.0	1672	$2,300	$1.38	0d	1	0.89mi
15416 Gopher Trop Pl Sun City Center, FL	4.0	2.0	1771	$2,300	$1.30	26d	1	0.92mi
14525 Scottburgh Glen Dr Wimauma, FL	3.0	2.0	1704	$3,300	$1.94	23d	1	0.96mi
15504 Florence Hollow Pl Sun City Center, FL	3.0	2.5	1787	$2,150	$1.20	6d	1	1.48mi
14471 Stagedoor Johnny Pl Ruskin, FL	1.0–3.0	1.0–2.0	1138	$2,344	$2.06	0d	20	1.50mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 18 events

1. 2026-06-21
   days on market $300,000 Active 66 DOM
2. 2026-06-18
   days on market $300,000 Active 63 DOM
3. 2026-06-17
   days on market $300,000 Active 62 DOM
4. 2026-06-16
   days on market $300,000 Active 61 DOM
5. 2026-06-15
   days on market $300,000 Active 60 DOM
6. 2026-06-13
   days on market $300,000 Active 58 DOM
7. 2026-06-13
   pricedays on market $300,000 Active 57 DOM
8. 2026-06-09
   days on market $308,000 Active 54 DOM
9. 2026-06-08
   days on market $308,000 Active 53 DOM
10. 2026-06-07
    days on market $308,000 Active 52 DOM
11. 2026-06-04
    days on market $308,000 Active 49 DOM
12. 2026-06-03
    days on market $308,000 Active 48 DOM
13. 2026-06-02
    days on market $308,000 Active 47 DOM
14. 2026-06-01
    days on market $308,000 Active 46 DOM
15. 2026-05-31
    days on market $308,000 Active 45 DOM
16. 2026-05-09
    price $308,000 1357-char remark

    Show marketing remark (1357 chars)

    LARGE PRIVATE BACKYARD with 6FT PRIVACY FENCE home. This well-maintained 3 bedroom, 2 bath home sits proudly on a desirable large corner lot and is designed for both comfort and functionality. Step inside to find an open floor plan with durable vinyl flooring throughout the main living space areas- perfect for easy maintenance and everyday Florida living. The kitchen features sleek stainless steel appliances, making it a great space to cook, gather, and entertain. The main bedroom has a large walk in closet and main bath with tub and shower. The home comes with blinds on all windows and fans in every room. The ROOF was REPLACED IN 10/2025, WASHER REPLACED 2023, STOVE REPLACED 2026, DISHWASHER REPLACED 2026, REFRIGERATOR 2025.VINYL FLOORING IN MAIN AREAS IN 2023. The home has been lovingly cared for and it shows in every detail. Enjoy outdoor living in your spacious, private backyard--fully enclosed with a PRIVACY FENCE, ideal for pets, entertaining, or simply relaxing in your own peaceful retreat. This home is meticulously clean and well loved with a very large backyard with a private fence Whether you are a full-time resident, seasonal homeowner, or investor, this ranch home offers the perfect blend of location, condition, and lifestyle. With easy access to beaches, shopping, dining, and major travel hubs, this is Florida at its best.

17. 2026-04-16
    listed $310,000 Active 1357-char remark

    Show marketing remark (1357 chars)

    LARGE PRIVATE BACKYARD with 6FT PRIVACY FENCE home. This well-maintained 3 bedroom, 2 bath home sits proudly on a desirable large corner lot and is designed for both comfort and functionality. Step inside to find an open floor plan with durable vinyl flooring throughout the main living space areas- perfect for easy maintenance and everyday Florida living. The kitchen features sleek stainless steel appliances, making it a great space to cook, gather, and entertain. The main bedroom has a large walk in closet and main bath with tub and shower. The home comes with blinds on all windows and fans in every room. The ROOF was REPLACED IN 10/2025, WASHER REPLACED 2023, STOVE REPLACED 2026, DISHWASHER REPLACED 2026, REFRIGERATOR 2025.VINYL FLOORING IN MAIN AREAS IN 2023. The home has been lovingly cared for and it shows in every detail. Enjoy outdoor living in your spacious, private backyard--fully enclosed with a PRIVACY FENCE, ideal for pets, entertaining, or simply relaxing in your own peaceful retreat. This home is meticulously clean and well loved with a very large backyard with a private fence Whether you are a full-time resident, seasonal homeowner, or investor, this ranch home offers the perfect blend of location, condition, and lifestyle. With easy access to beaches, shopping, dining, and major travel hubs, this is Florida at its best.

18. 2006-08-03
    soldstatus $2,880,000

ⓘ 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: $4,321 · $360/mo
• Projected year-2 tax: $4,321 · $360/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 28 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $30,401
• − Mortgage interest: −$16,805
• − Property taxes: −$4,321
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,432
• − Management: −$2,432
• − HOA: −$600
• − Depreciation: −$8,727
• Taxable loss: −$6,416
• Est. tax savings @ 24.0%: +$1,540
• After-tax cash flow: $257/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

-89.3% since first listed

3 events — show timeline

• 2026-05-09 Price Changed $308,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Listed $310,000 Stellar MLS as Distributed by MLS Grid
• 2006-08-03 Sold (Public Records) $2,880,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $4,321 · +7.7% YoY. Source: county tax records.