5380 Blue Horizon Way · Wimauma, FL 33598

$275,350

4 bd · 2.0 ba · 1,841 sqft · SingleFamily public records · 85 Days on market

Built 2023 Good condition 6,000 sqft lot $9/mo HOA ↓ 16% 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 +10.0/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• Schools +4.2/10.0
• Appreciation +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Rent growth +1.9/5.0

Listing remarks MLS

Short Sale. Approved Short Sale Amount. This spacious 4-bedroom, 2-bath home offers the perfect blend of comfort and convenience. Step inside to find a welcoming open floor plan where the kitchen, dining, and living areas flow seamlessly—ideal for gatherings and everyday living. The split floor plan provides a private retreat to the generously sized master suite, complete with a private bath and walk in closet. Three additional bedrooms provide plenty of space for family, guests, or a home office. Located just minutes from I-75, you’ll enjoy easy access to Tampa, Sarasota, and all the Gulf Coast.

Key facts

• Open floor plan
• Split floor plan
• Private retreat

Tags

• OPEN FLOOR PLAN
• SPLIT FLOOR PLAN
• PRIVATE RETREAT
• WALK IN CLOSET
• EASY ACCESS TO TAMPA
• EASY ACCESS TO SARASOTA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (2.9% below list).
• Recommended offer: $246k (10.7% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 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 $6k 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 85 days — a 6% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $150k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.

Recommended offer $245,935 (10.7% 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 85 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.97% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.59%
• DSCR: 0.88
• GRM: 8.6

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: $-55,184
• Equity at exit: $49,142

10-year hold

• IRR: -19.9%
• Equity multiple: -0.09×
• Total profit: $-84,222
• Equity at exit: $37,934

Cash invested: $77,098 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,673 high
• Mortgage (P&I): −$1,444
• Tax from tax record: −$710 /mo · $8,526/yr
• Insurance: −$115
• HOA: −$9
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $-167

Break-even live

Break-even rent $2,884

Max offer price $245,935

Occupancy floor —

Sensitivity live

Price	-10% $-11	-5% $-89	+0% $-167	+5% $-244	+10% $-322
Rent	-10% $-378	-5% $-272	+0% $-167	+5% $-61	+10% $45
Rate	-1.0pp $-28	-0.5pp $-96	base $-167	+0.5pp $-238	+1.0pp $-310

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: $68,838
• Closing costs: $8,260
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5517 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$2,450	$1.33	26d	1	0.08mi
5517 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$2,450	$1.33	16d	1	0.08mi
5514 Blue Azure Dr Wimauma, FL	3.0	2.0	1540	$2,199	$1.43	1d	1	0.09mi
3160 Oyster Cove St Wimauma, FL	4.0	2.5	1925	$2,350	$1.22	26d	1	0.14mi
5554 Blue Azure Dr Wimauma, FL	3.0	2.0	1484	$2,000	$1.35	26d	1	0.18mi
2467 White Ladyfish Rd Wimauma, FL	3.0	2.0	1496	$2,100	$1.40	26d	1	1.43mi

HOA detail

• Monthly dues: $9 · $108/yr

Listing history 22 events

1. 2026-06-21
   days on market $275,350 Active 85 DOM
2. 2026-06-18
   days on market $275,350 Active 82 DOM
3. 2026-06-17
   days on market $275,350 Active 81 DOM
4. 2026-06-16
   days on market $275,350 Active 80 DOM
5. 2026-06-15
   days on market $275,350 Active 79 DOM
6. 2026-06-13
   days on market $275,350 Active 77 DOM
7. 2026-06-13
   days on market $275,350 Active 76 DOM
8. 2026-06-09
   days on market $275,350 Active 73 DOM
9. 2026-06-08
   pricedays on market $275,350 Active 72 DOM
10. 2026-06-07
    days on market $300,000 Active 71 DOM
11. 2026-06-04
    days on market $300,000 Active 68 DOM
12. 2026-06-03
    days on market $300,000 Active 67 DOM
13. 2026-06-02
    days on market $300,000 Active 66 DOM
14. 2026-06-01
    days on market $300,000 Active 65 DOM
15. 2026-05-31
    days on market $300,000 Active 64 DOM
16. 2026-05-14
    price $300,000 615-char remark

    Show marketing remark (615 chars)

    Short Sale. Approved Short Sale Amount. This spacious 4-bedroom, 2-bath home offers the perfect blend of comfort and convenience. Step inside to find a welcoming open floor plan where the kitchen, dining, and living areas flow seamlessly—ideal for gatherings and everyday living. The split floor plan provides a private retreat to the generously sized master suite, complete with a private bath and walk in closet. Three additional bedrooms provide plenty of space for family, guests, or a home office. Located just minutes from I-75, you’ll enjoy easy access to Tampa, Sarasota, and all the Gulf Coast.

17. 2026-05-14
    status Active 615-char remark

    Show marketing remark (615 chars)

    Short Sale. Approved Short Sale Amount. This spacious 4-bedroom, 2-bath home offers the perfect blend of comfort and convenience. Step inside to find a welcoming open floor plan where the kitchen, dining, and living areas flow seamlessly—ideal for gatherings and everyday living. The split floor plan provides a private retreat to the generously sized master suite, complete with a private bath and walk in closet. Three additional bedrooms provide plenty of space for family, guests, or a home office. Located just minutes from I-75, you’ll enjoy easy access to Tampa, Sarasota, and all the Gulf Coast.

18. 2026-03-10
    status Pending 615-char remark

    Show marketing remark (615 chars)

    Short Sale. Approved Short Sale Amount. This spacious 4-bedroom, 2-bath home offers the perfect blend of comfort and convenience. Step inside to find a welcoming open floor plan where the kitchen, dining, and living areas flow seamlessly—ideal for gatherings and everyday living. The split floor plan provides a private retreat to the generously sized master suite, complete with a private bath and walk in closet. Three additional bedrooms provide plenty of space for family, guests, or a home office. Located just minutes from I-75, you’ll enjoy easy access to Tampa, Sarasota, and all the Gulf Coast.

19. 2026-01-22
    listed $425,000 Active 615-char remark

    Show marketing remark (615 chars)

    Short Sale. Approved Short Sale Amount. This spacious 4-bedroom, 2-bath home offers the perfect blend of comfort and convenience. Step inside to find a welcoming open floor plan where the kitchen, dining, and living areas flow seamlessly—ideal for gatherings and everyday living. The split floor plan provides a private retreat to the generously sized master suite, complete with a private bath and walk in closet. Three additional bedrooms provide plenty of space for family, guests, or a home office. Located just minutes from I-75, you’ll enjoy easy access to Tampa, Sarasota, and all the Gulf Coast.

20. 2023-11-28
    soldstatus $358,400 Closed 970-char remark

    Show marketing remark (970 chars)

    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.

21. 2023-09-04
    status Pending 970-char remark

    Show marketing remark (970 chars)

    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.

22. 2023-08-28
    listed $358,400 Active 970-char remark

    Show marketing remark (970 chars)

    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.

ⓘ 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: $8,526 · $710/mo
• Projected year-2 tax: $8,526 · $710/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: $32,076
• − Mortgage interest: −$15,424
• − Property taxes: −$8,526
• − Insurance: −$1,377
• − Repairs & maintenance: −$2,566
• − Management: −$2,566
• − HOA: −$108
• − Depreciation: −$8,010
• Taxable loss: −$6,501
• Est. tax savings @ 24.0%: +$1,560
• After-tax cash flow: $-438/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 75/100 Cosmetic rehab

This spacious 4-bedroom, 2-bath home is in good condition with a good condition score of 75. It offers a good investment opportunity with potential for cosmetic updates and improvements to increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both Kitchen and bathroom updates — Modernizing these spaces can attract more buyers and renters.
• Both Add a smart home system — Improves convenience and adds value to the property.
• Both Install energy-efficient windows — Reduces energy costs and enhances comfort inside the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Kitchen and bathroom updates — Modernizing these spaces can attract more buyers and renters. ↑
• Both Add a smart home system — Improves convenience and adds value to the property. ↑
• Both Install energy-efficient windows — Reduces energy costs and enhances comfort inside the home. ↑

ⓘ 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

-16.3% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $300,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-22 Listed $425,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-28 Sold (MLS) $358,400 Stellar MLS as Distributed by MLS Grid
• 2023-09-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-08-28 Listed $358,400 Stellar MLS as Distributed by MLS Grid