5255 Berry Bay Ave · Wimauma, FL 33598

$369,990

5 bd · 3.0 ba · 2,453 sqft · Land · 59 Days on market

Built 2026 4,800 sqft lot $7/mo HOA ↓ 5% 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 +13.0/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• Appreciation +3.8/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0

Listing remarks

Under Construction. The builder is offering buyers up to $25,000 towards closing costs with the use of a preferred lender and title company. Located off US-301 and showcasing new homes in Wimauma, Berry Bay is one of the newest communities in the area. Just minutes from I-75, providing quick access to St. Pete, Downtown Tampa, Sarasota, as well as the bay. Berry Bay will feature a new homes lineup of our Express and Preferred series throughout the community. Berry Bay features include extended luxury vinyl in the main living and dining area, a stainless-steel appliance package, quartz countertops in the kitchen, all concrete block construction on the 1st and 2nd stories, and Smart Home syst

Key facts

• Quartz countertops
• Quick access to i-75
• Smart home system

Tags

• QUICK ACCESS TO I-75
• QUARTZ COUNTERTOPS
• SMART HOME SYSTEM

Property features AI

Finance

• Other: Home warranty provided; CDD applies
• Financial info: Other annual assessment: $2,490; Total monthly fees: $7
• HOA & community: HOA managed by Inframark; Monthly HOA fee of $7; Association amenities: Clubhouse, Playground, Pool; Pets allowed

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; Residential property; Two levels; North-facing; Under construction (projected completion: 2026-09-30); Deed-restricted community
• Construction: Block and stucco construction; Shingle roof; New construction; Slab foundation; Builder: D.R. Horton; Builder model: Robie MC; Builder license: CBC039052; Permit number: 25-0079658; Year built: new construction
• Exterior features: Sidewalk; Pool (other features)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 5 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Open floorplan; Blinds; Double-pane windows
• Laundry & utility: Laundry room; Washer; Dryer; Irrigation equipment

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath land listed at $370k.

Deal economics

• At list price, monthly cash flow is $-18 ($-216/yr) — negative.
• To cash-flow at today's rent, offer at most $367k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $298k (19.4% below list).
• Recommended offer: $298k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.5% in Wimauma — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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); Jule F Sumner High School (math 43% / reading 43%, grade F, #255 of 667 statewide, top 39%, 3,827 students, 43% FRL).
• 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 $9k 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 59 days — a 3% lower offer ($359k) is reasonable based on typical stale-listing flexibility.

Recommended offer $298,298 (19.4% 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. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 19% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 10.3

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: -15.6%
• Equity multiple: 0.42×
• Total profit: $-59,694
• Equity at exit: $66,033

10-year hold

• IRR: -12.4%
• Equity multiple: 0.24×
• Total profit: $-78,563
• Equity at exit: $50,972

Cash invested: $103,597 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,983 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$273 /mo · $3,277/yr
• Insurance: −$154
• HOA: −$7
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $-18

Break-even live

Break-even rent $3,006

Max offer price $366,814

Occupancy floor 96%

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: $92,498
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	24d	1	0.32mi
5517 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$2,450	$1.33	24d	1	0.41mi
5517 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$2,450	$1.33	15d	1	0.41mi
5375 Blue Horizon Way Wimauma, FL	6.0	3.0	3326	$3,000	$0.90	1d	1	0.43mi
2881 Silver Scallop Loop Wimauma, FL	6.0	3.0	3130	$2,900	$0.93	24d	1	0.60mi

HOA detail

• Monthly dues: $7 · $84/yr

Listing history 7 events

1. 2026-05-01
   status Pending
2. 2026-04-22
   price $369,990
3. 2026-04-15
   price $374,990
4. 2026-03-26
   price $379,990
5. 2026-03-10
   price $384,990
6. 2026-03-04
   price $390,990
7. 2026-03-03
   listed $389,990 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: $3,277 · $273/mo
• Projected year-2 tax: $3,277 · $273/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: $35,796
• − Mortgage interest: −$20,725
• − Property taxes: −$3,277
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,864
• − Management: −$2,864
• − HOA: −$84
• − Depreciation: −$10,763
• Taxable loss: −$6,631
• Est. tax savings @ 24.0%: +$1,592
• After-tax cash flow: $1,376/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

-5.1% since first listed

7 events — show timeline

• 2026-05-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $369,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $374,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $379,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $384,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $390,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Listed $389,990 Stellar MLS as Distributed by MLS Grid