610 Railroad St, Wimauma, FL 33598

$259K NOI | 7.02% Cap | Proven in-place income with upside.

Financial Metrics

• Gross Operating Income: $397,900
• Total Operating Expenses: $138,215
• Net Operating Income (NOI): $259,685
• Cap Rate: 7.02% (at $3,700,000 purchase price)
• Annual Debt Service: $159,048
• Cash Flow (Before Taxes): $100,637
• Other Income: $25,060 (Laundry + Utility Fees)
• Vacancy Assumption: ~$6,000 (minimal, primarily RV site)

If you're looking for a simple, easy-to-run CASH COW, look no further. This is a unique opportunity to take the money to the bank and collect. Located in Wimauma, Florida, in Hillsborough County within the thriving Tampa MSA, this 32-unit mobile home park features a mix of long-term mobile units and weekly room rentals, providing consistent income. The property also includes a full laundry facility and an additional RV campsite with hook-up for added rental income.

Situated on 3.14 acres with transient lodging zoning under a planned development within the county land development code, the property is located just off State Road 674 (19,300 AADT) and only minutes from national grocers, retail, and service providers. The site also offers quick access to the I-75 interchange to the west.

Wimauma is one of Central Florida’s emerging boomtowns, with the population of this unincorporated community more than doubling since 2010. Located approximately 30 miles southeast of Tampa, the area is experiencing substantial residential growth, including Metro Lagoons Southshore Bay (3,000± homes at full buildout), Sunshine Village (2,800± homes), DG Farms/Sereno (2,700± homes), along with several additional master-planned communities. The immediate trade area includes a strong mix of active adult and family households, creating diverse demand drivers for retail, medical, service, and specialty commercial uses.

Tampa / St. Petersburg MSA – Cap Rate Comparison by Asset Class

• Mobile Home Parks (Your Deal): 7.02%
• Multifamily: ~5.4% – 5.6%
• Industrial: ~5.5% – 7.3%
• Retail: ~6.2% – 6.5%
• Office: ~6.8% – 7.1%
• Hospitality: ~6.8% – 6.9%

While most Tampa assets are trading in the 5%–6.5% range, this property delivers a 7%+ return with existing cash flow and multiple income streams. Mobile Home Parks are returning 150–200+ basis points higher than multifamily, which is the most competitive asset class in Tampa.

The Wimauma Mobile Home Park is strategically positioned in the most favorable segment of the risk-return spectrum when compared to other commercial asset classes in the Tampa–St. Petersburg MSA. While multifamily assets continue to trade at compressed cap rates in the mid-5% range due to heavy investor demand, and retail and office properties carry elevated operational and leasing risk despite similar or slightly lower yields, this asset delivers a 7.02% cap rate with stable, in-place income. Unlike office and retail, which are more sensitive to tenant turnover and market cycles, the property benefits from a diversified mix of long-term and weekly rentals, creating consistent cash flow and reducing volatility. This positioning offers investors a rare opportunity to achieve higher yield with comparatively lower risk, making it an attractive alternative to traditional asset classes in today’s competitive market.

Demographic & Market Overview – Wimauma, Florida

Wimauma, located in southern Hillsborough County within the Tampa MSA, is one of the fastest-growing unincorporated communities in the region, driven by strong residential development and regional population expansion. The area has experienced significant growth, with population increasing over 4.5% year-over-year and more than doubling since 2010.

The current population is estimated between 13,000–15,000 residents, with a notably young median age of approximately 29 years—significantly younger than the Tampa MSA and Florida averages, indicating a strong workforce and family-oriented demographic base.

Household incomes in the area are moderate but growing, with a median household income of approximately $68,000 and continued upward trends in earnings. The area also reflects a working-class demographic with strong demand for affordable housing options, supported by a poverty rate of approximately 23%, reinforcing the need for attainable housing and weekly rental product types.

Wimauma is characterized by a diverse population, with a significant Hispanic and multicultural presence, and a high percentage of family households. This diversity, combined with the younger age profile, supports consistent demand for workforce housing, room rentals, and flexible living arrangements.

From a macro perspective, Hillsborough County is projected to see substantial population growth through 2050, with major infrastructure expansion and urban service area extensions already underway to support this demand.

Wimauma Growth Initiatives & Planning Framework

The ongoing vision for Wimauma is centered around strategic growth, infrastructure investment, and long-term community development, supported by several key initiatives:

• Public Realm & Infrastructure Improvements – Enhance Wimauma’s public spaces while continuing to upgrade critical infrastructure to support future growth.
• Education – Expand and improve educational opportunities to serve a growing and diverse population.
• Downtown Revitalization – Advance the Wimauma Downtown Plan and overlay district to create a more vibrant, walkable, and economically active town center.
• Business & Economic Development – Promote job creation and support new and existing businesses through targeted economic initiatives.
• Affordable Housing & Neighborhoods – Encourage development that accommodates a diverse population with attainable and workforce housing options.
• Multi-Modal Transportation & Connectivity – Develop a balanced transportation network that enhances accessibility while maintaining the community’s character.
• Parks, Recreation & Conservation – Preserve and enhance natural resources while expanding recreational opportunities for residents.
• Health, Wellness & Safety – Foster a safer and healthier environment for the Wimauma community.
• Community Benefits Incentive (WVR-2 Land Use) – Implement the new incentive program within the Wimauma Village Residential-2 (WVR-2) land use area to encourage thoughtful, community-focused development.