Bermuda Plan · Plant City, FL 33565

$289,990

3 bd · 2.0 ba · 1,520 sqft · SingleFamily · 374 Days on market

Good condition

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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 +8.6/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the Bermuda - a stylish one-story villa featuring 3 bedrooms, 2 bathrooms, and an open-concept design perfect for modern living. The spacious kitchen overlooks the dining area and great room, creating a seamless flow for everyday living and entertaining. Bedroom 2 and Bathroom 2 are located near the front entry, while Bedroom 1 is positioned at the rear of the home and includes a private ensuite bath with double vanity sinks and a large walk-in closet. A flex room just off the main living area can comfortably serve as a third bedroom, home office, or hobby room-offering added versatility to fit your lifestyle. Additional features include stainless steel kitchen appliances, a walk-in pantry, a fully equipped laundry room, a 1-car garage, and a built-in smart home system.

Key facts

• Fitness center
• New home community
• Smart home system

Tags

• NEW HOME COMMUNITY
• SMART HOME SYSTEM
• RESORT STYLE AMENITIES
• TWO POOLS
• FITNESS CENTER
• PLAYGROUND

🏗️ New construction. The $289,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $335,207.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-290 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (11.5% below list).
• Recommended offer: $255k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.3% vs local median 4.3% in Plant City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 76/100 on livability (#227 in FL, #3,587 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment C-, commute 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: Knights Elementary School (math 52% / reading 45%, grade D, #1,152 of 2,144 statewide, top 55%, 623 students, 70% FRL); Marshall Middle Magnet School (math 28% / reading 31%, grade F, #469 of 571 statewide, top 84%, 1,089 students, 69% FRL); Plant City High School (math 38% / reading 40%, grade F, #312 of 667 statewide, top 48%, 2,474 students, 58% FRL).
• Market conditions: 426 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 42% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 374 days — a 12% lower offer ($255k) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,191 (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 374 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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: 0.77% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.70%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

• ARV (median comp): $335,207
• List price: $289,990
• Delta: -13.49%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4002 Westwood Fields Loop	0.66mi	3/2.0	1,565 (+3%)	2mo	$304,000	$194	62
3422 Ivy Hollow Dr	0.39mi	3/2.0	1,560 (+3%)	23mo	$317,990	$204	58
3502 Melody Gardens Pl	0.59mi	3/2.5	1,560 (+3%)	15mo	$322,165	$207	53
3419 Walnut Round Pl	0.46mi	3/2.0	1,768 (+16%)	2mo	$390,039	$221	51
3307 Amber Waves Dr	0.74mi	3/2.0	1,565 (+3%)	16mo	$311,990	$199	47

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

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.23×
• Total profit: $-72,723
• Equity at exit: $49,980

10-year hold

• IRR: -16.7%
• Equity multiple: 0.07×
• Total profit: $-86,919
• Equity at exit: $28,983

Cash invested: $93,858 (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: 14 active · 8 under contract
• Months of supply: 21.0 mo (5%/mo absorbed)
• Median asking: $343,000 ($202/sqft)
• Median days on market: 126 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +9.1% vs current asking $/sqft

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

ZIP-level market 33565

• Home prices YoY: -24.7%
• Active inventory: 426
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,566 high
• Mortgage (P&I): −$1,758
• Tax est. 1.5%: −$419 /mo · $5,028/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-290

Break-even live

Break-even rent $2,932

Max offer price $293,303

Occupancy floor —

Sensitivity live

Price	-10% $-58	-5% $-174	+0% $-290	+5% $-405	+10% $-521
Rent	-10% $-492	-5% $-391	+0% $-290	+5% $-188	+10% $-87
Rate	-1.0pp $-121	-0.5pp $-204	base $-290	+0.5pp $-376	+1.0pp $-465

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: $83,802
• Closing costs: $10,056
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3507 Marigold Patch Ct Plant City, FL	3.0	2.5	1681	$2,300	$1.37	22d	1	0.29mi
3551 Marigold Patch Ct Plant City, FL	3.0	2.5	1681	$2,200	$1.31	52d	1	0.29mi
3546 Marigold Patch Ct Plant City, FL	3.0	2.5	1681	$2,200	$1.31	71d	1	0.32mi
3546 Marigold Patch Ct Plant City, FL	3.0	3.0	1673	$2,200	$1.32	73d	1	0.32mi
4005 Westwood Fields Loop Unit 4005 Plant City, FL	3.0	2.0	1565	$2,500	$1.60	73d	1	0.68mi
4008 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,250	$1.44	30d	1	0.71mi
4010 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,100	$1.34	27d	1	0.72mi
4025 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,425	$1.55	71d	1	0.75mi
4027 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$3,200	$2.04	71d	1	0.75mi

Listing history 44 events

1. 2026-07-23
   days on market $289,990 Active 374 DOM
2. 2026-07-22
   days on market $289,990 Active 373 DOM
3. 2026-07-21
   days on market $289,990 Active 372 DOM
4. 2026-07-20
   days on market $289,990 Active 371 DOM
5. 2026-07-18
   days on market $289,990 Active 368 DOM
6. 2026-07-16
   days on market $289,990 Active 367 DOM
7. 2026-07-15
   days on market $289,990 Active 366 DOM
8. 2026-07-13
   days on market $289,990 Active 364 DOM
9. 2026-07-13
   days on market $289,990 Active 363 DOM
10. 2026-07-11
    days on market $289,990 Active 362 DOM
11. 2026-07-10
    days on market $289,990 Active 361 DOM
12. 2026-07-09
    days on market $289,990 Active 360 DOM
13. 2026-07-07
    days on market $289,990 Active 358 DOM
14. 2026-07-06
    days on market $289,990 Active 357 DOM
15. 2026-07-06
    days on market $289,990 Active 356 DOM
16. 2026-07-04
    days on market $289,990 Active 354 DOM
17. 2026-07-02
    days on market $289,990 Active 353 DOM
18. 2026-07-01
    days on market $289,990 Active 352 DOM
19. 2026-06-30
    days on market $289,990 Active 351 DOM
20. 2026-06-29
    days on market $289,990 Active 350 DOM
21. 2026-06-28
    days on market $289,990 Active 349 DOM
22. 2026-06-27
    days on market $289,990 Active 348 DOM
23. 2026-06-26
    days on market $289,990 Active 347 DOM
24. 2026-06-24
    days on market $289,990 Active 345 DOM
25. 2026-06-22
    days on market $289,990 Active 343 DOM
26. 2026-06-21
    days on market $289,990 Active 342 DOM
27. 2026-06-18
    days on market $289,990 Active 339 DOM
28. 2026-06-17
    days on market $289,990 Active 338 DOM
29. 2026-06-16
    days on market $289,990 Active 337 DOM
30. 2026-06-15
    days on market $289,990 Active 336 DOM
31. 2026-06-13
    days on market $289,990 Active 334 DOM
32. 2026-06-13
    days on market $289,990 Active 333 DOM
33. 2026-06-09
    days on market $289,990 Active 330 DOM
34. 2026-06-08
    days on market $289,990 Active 329 DOM
35. 2026-06-07
    days on market $289,990 Active 328 DOM
36. 2026-06-04
    days on market $289,990 Active 325 DOM
37. 2026-06-03
    days on market $289,990 Active 324 DOM
38. 2026-06-02
    days on market $289,990 Active 323 DOM
39. 2026-06-01
    days on market $289,990 Active 322 DOM
40. 2026-05-31
    days on market $289,990 Active 321 DOM
41. 2026-03-17
    price $289,990 897-char remark

    Show marketing remark (897 chars)

    Discover the Bermuda - a stylish one-story villa featuring 3 bedrooms, 2 bathrooms, and an open-concept design perfect for modern living. The spacious kitchen overlooks the dining area and great room, creating a seamless flow for everyday living and entertaining. Bedroom 2 and Bathroom 2 are located near the front entry, while Bedroom 1 is positioned at the rear of the home and includes a private ensuite bath with double vanity sinks and a large walk-in closet. A flex room just off the main living area can comfortably serve as a third bedroom, home office, or hobby room-offering added versatility to fit your lifestyle. Additional features include stainless steel kitchen appliances, a walk-in pantry, a fully equipped laundry room, a 1-car garage, and a built-in smart home system. Designed for both comfort and convenience, the Bermuda offers exceptional value in a low-maintenance layout

42. 2025-08-06
    price $287,990 897-char remark

    Show marketing remark (897 chars)

    Discover the Bermuda - a stylish one-story villa featuring 3 bedrooms, 2 bathrooms, and an open-concept design perfect for modern living. The spacious kitchen overlooks the dining area and great room, creating a seamless flow for everyday living and entertaining. Bedroom 2 and Bathroom 2 are located near the front entry, while Bedroom 1 is positioned at the rear of the home and includes a private ensuite bath with double vanity sinks and a large walk-in closet. A flex room just off the main living area can comfortably serve as a third bedroom, home office, or hobby room-offering added versatility to fit your lifestyle. Additional features include stainless steel kitchen appliances, a walk-in pantry, a fully equipped laundry room, a 1-car garage, and a built-in smart home system. Designed for both comfort and convenience, the Bermuda offers exceptional value in a low-maintenance layout

43. 2025-07-29
    price $286,990 897-char remark

    Show marketing remark (897 chars)

    Discover the Bermuda - a stylish one-story villa featuring 3 bedrooms, 2 bathrooms, and an open-concept design perfect for modern living. The spacious kitchen overlooks the dining area and great room, creating a seamless flow for everyday living and entertaining. Bedroom 2 and Bathroom 2 are located near the front entry, while Bedroom 1 is positioned at the rear of the home and includes a private ensuite bath with double vanity sinks and a large walk-in closet. A flex room just off the main living area can comfortably serve as a third bedroom, home office, or hobby room-offering added versatility to fit your lifestyle. Additional features include stainless steel kitchen appliances, a walk-in pantry, a fully equipped laundry room, a 1-car garage, and a built-in smart home system. Designed for both comfort and convenience, the Bermuda offers exceptional value in a low-maintenance layout

44. 2025-07-15
    listed $284,990 Active 897-char remark

    Show marketing remark (897 chars)

    Discover the Bermuda - a stylish one-story villa featuring 3 bedrooms, 2 bathrooms, and an open-concept design perfect for modern living. The spacious kitchen overlooks the dining area and great room, creating a seamless flow for everyday living and entertaining. Bedroom 2 and Bathroom 2 are located near the front entry, while Bedroom 1 is positioned at the rear of the home and includes a private ensuite bath with double vanity sinks and a large walk-in closet. A flex room just off the main living area can comfortably serve as a third bedroom, home office, or hobby room-offering added versatility to fit your lifestyle. Additional features include stainless steel kitchen appliances, a walk-in pantry, a fully equipped laundry room, a 1-car garage, and a built-in smart home system. Designed for both comfort and convenience, the Bermuda offers exceptional value in a low-maintenance layout

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,789
• − Mortgage interest: −$18,777
• − Property taxes: −$5,028
• − Insurance: −$1,676
• − Repairs & maintenance: −$2,463
• − Management: −$2,463
• − Depreciation: −$9,751
• Taxable loss: −$9,370
• Est. tax savings @ 24.0%: +$2,249
• After-tax cash flow: $-1,226/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 · 3 photos

Good 80/100 None rehab

This Bermuda plan home in Plant City, FL is in excellent condition with no visible repairs needed. It offers a good ROI with updates like painting and landscaping to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Knights Elementary School D FL #1,152/2,144 Nat'l #14,081/41,679 Middle Marshall Middle Magnet School F FL #469/571 Nat'l #9,020/14,009 High Plant City High School F FL #312/667 Nat'l #8,724/17,239

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

B Composite livability gradescore 76/100

Livability — Plant City

• Score: 76/100
• State rank: #227
• US rank: #3587

Category grades

Amenities A+ Commute F Cost of living A+ Crime C+ Employment C- Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plant City, FL
• County: Hillsborough County · 1,607,022 people
• City population: 68,525
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 18,108
• Household income: $73,414
• Rent vs Own: 9.1% rent · 90.9% 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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 23% Two or more races 14% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 16% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 2% Slovak 1% Iranian 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 19%

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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: ▼ -114.17%
• Current HPI: 347.2475
• Rent YoY: —
• 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

+1.8% since first listed

4 events — show timeline

• 2026-03-17 Price Changed $289,990 Zillow
• 2025-08-06 Price Changed $287,990 Zillow
• 2025-07-29 Price Changed $286,990 Zillow
• 2025-07-15 Listed $284,990 Zillow