5380 Blue Horizon Way · Wimauma, FL 33598

$275,350

4 bd · 2.0 ba · 1,841 sqft · SingleFamily public records · 133 Days on market

Built 2023 Good condition 6,000 sqft lot $150/sqft · 22% below area Est $355k · 22% under $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).

• ARV discount +15.0/15.0
• Cash flow +10.0/30.0
• 1% rule +4.7/10.0
• Appreciation +3.8/10.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• 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 $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (2.9% below list).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• 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); 858 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 49d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 133 days — a 12% lower offer ($242k) 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 $242,308 (12.0% 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 133 days. Have you received any prior offers? Is the seller open to a 12% 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: -2.58%
• DSCR: 0.89
• GRM: 8.6

CMA / ARV

• ARV (median comp): $354,572
• List price: $275,350
• Delta: -22.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5312 Berry Bay Ave	0.36mi	4/2.0	1,665 (-10%)	0mo	$334,990	$201	67
2861 Silver Scallop Loop	0.38mi	4/2.0	1,817 (-1%)	23mo	$348,650	$192	60
4940 Eagle Rock Dr	0.74mi	3/2.0 (-1)	1,752 (-5%)	0mo	$312,925	$179	52
5059 Bromeliad Ave	0.67mi	3/2.0 (-1)	2,076 (+13%)	0mo	$385,000	$185	42
5226 Bonita Dr	0.74mi	3/2.0 (-1)	2,048 (+11%)	18mo	$439,000	$214	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

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: $-55,151
• Equity at exit: $49,142

10-year hold

• IRR: -19.8%
• Equity multiple: -0.09×
• Total profit: $-84,156
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 30 active · 16 under contract
• Months of supply: 30.0 mo (3%/mo absorbed)
• Median asking: $343,500 ($192/sqft)
• Median days on market: 158 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +0.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33598

• Home prices YoY: -0.9%
• Rents YoY: -2.5%
• Active inventory: 858
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,674 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: $-166

Break-even live

Break-even rent $2,884

Max offer price $246,033

Occupancy floor —

Sensitivity live

Price	-10% $-10	-5% $-88	+0% $-166	+5% $-244	+10% $-322
Rent	-10% $-377	-5% $-272	+0% $-166	+5% $-60	+10% $45
Rate	-1.0pp $-27	-0.5pp $-96	base $-166	+0.5pp $-237	+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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5487 Blue Azure Dr Wimauma, FL	3.0	2.0	1540	$2,250	$1.46	19d	1	0.05mi
5517 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$2,400	$1.30	38d	1	0.08mi
5517 Blue Azure Dr Wimauma, FL	4.0	2.0	1841	$2,450	$1.33	64d	1	0.08mi
5514 Blue Azure Dr Wimauma, FL	3.0	2.0	1540	$2,199	$1.43	48d	1	0.09mi
3160 Oyster Cove St Wimauma, FL	4.0	2.5	1925	$2,350	$1.22	73d	1	0.14mi
5554 Blue Azure Dr Wimauma, FL	3.0	2.0	1484	$2,000	$1.35	73d	1	0.18mi
2952 Marine Grass Dr Wimauma, FL	3.0	2.0	2076	$2,600	$1.25	19d	1	0.56mi
2952 Marine Grass Dr Wimauma, FL	3.0	2.0	2095	$2,800	$1.34	32d	1	0.56mi
2467 White Ladyfish Rd Wimauma, FL	3.0	2.0	1496	$2,100	$1.40	73d	1	1.43mi

Listing history 50 events

1. 2026-08-08
   days on market $275,350 Active 133 DOM
2. 2026-08-06
   days on market $275,350 Active 131 DOM
3. 2026-08-05
   days on market $275,350 Active 130 DOM
4. 2026-08-04
   days on market $275,350 Active 129 DOM
5. 2026-08-03
   days on market $275,350 Active 128 DOM
6. 2026-07-31
   days on market $275,350 Active 125 DOM
7. 2026-07-30
   days on market $275,350 Active 123 DOM
8. 2026-07-28
   days on market $275,350 Active 122 DOM
9. 2026-07-26
   days on market $275,350 Active 120 DOM
10. 2026-07-24
    days on market $275,350 Active 118 DOM
11. 2026-07-23
    days on market $275,350 Active 117 DOM
12. 2026-07-22
    days on market $275,350 Active 116 DOM
13. 2026-07-21
    days on market $275,350 Active 115 DOM
14. 2026-07-20
    days on market $275,350 Active 114 DOM
15. 2026-07-18
    days on market $275,350 Active 111 DOM
16. 2026-07-16
    days on market $275,350 Active 110 DOM
17. 2026-07-15
    days on market $275,350 Active 109 DOM
18. 2026-07-13
    days on market $275,350 Active 107 DOM
19. 2026-07-13
    days on market $275,350 Active 106 DOM
20. 2026-07-11
    days on market $275,350 Active 105 DOM
21. 2026-07-10
    days on market $275,350 Active 104 DOM
22. 2026-07-09
    days on market $275,350 Active 103 DOM
23. 2026-07-07
    days on market $275,350 Active 101 DOM
24. 2026-07-06
    days on market $275,350 Active 100 DOM
25. 2026-07-06
    days on market $275,350 Active 99 DOM
26. 2026-07-05
    days on market $275,350 Active 98 DOM
27. 2026-07-03
    days on market $275,350 Active 97 DOM
28. 2026-07-02
    days on market $275,350 Active 96 DOM
29. 2026-07-01
    days on market $275,350 Active 95 DOM
30. 2026-06-30
    days on market $275,350 Active 94 DOM
31. 2026-06-29
    days on market $275,350 Active 93 DOM
32. 2026-06-28
    days on market $275,350 Active 92 DOM
33. 2026-06-27
    days on market $275,350 Active 91 DOM
34. 2026-06-26
    days on market $275,350 Active 90 DOM
35. 2026-06-24
    days on market $275,350 Active 88 DOM
36. 2026-06-22
    days on market $275,350 Active 86 DOM
37. 2026-06-21
    days on market $275,350 Active 85 DOM
38. 2026-06-18
    days on market $275,350 Active 82 DOM
39. 2026-06-17
    days on market $275,350 Active 81 DOM
40. 2026-06-16
    days on market $275,350 Active 80 DOM
41. 2026-06-15
    days on market $275,350 Active 79 DOM
42. 2026-06-13
    days on market $275,350 Active 77 DOM
43. 2026-06-13
    days on market $275,350 Active 76 DOM
44. 2026-06-09
    days on market $275,350 Active 73 DOM
45. 2026-06-08
    pricedays on market $275,350 Active 72 DOM
46. 2026-06-07
    days on market $300,000 Active 71 DOM
47. 2026-06-04
    days on market $300,000 Active 68 DOM
48. 2026-06-03
    days on market $300,000 Active 67 DOM
49. 2026-06-02
    days on market $300,000 Active 66 DOM
50. 2026-06-01
    days on market $300,000 Active 65 DOM

ⓘ 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: $32,084
• − Mortgage interest: −$15,424
• − Property taxes: −$8,526
• − Insurance: −$1,377
• − Repairs & maintenance: −$2,567
• − Management: −$2,567
• − HOA: −$108
• − Depreciation: −$8,010
• Taxable loss: −$6,494
• Est. tax savings @ 24.0%: +$1,558
• After-tax cash flow: $-433/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 Est. rehab $9,205–$27,615 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Reddick Elementary School F FL #1,841/2,144 Nat'l #25,956/41,679 Middle Shields Middle School F FL #486/571 Nat'l #9,545/14,009 High Lennard High School F FL #328/667 Nat'l #8,877/17,239

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

C Composite livability gradescore 64/100

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 · 1,607,022 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: 7% of renters

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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%

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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%

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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

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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