3729 Radiant Mountain Dr · Plant City, FL 33565

$299,999

3 bd · 2.0 ba · 1,264 sqft · SingleFamily public records · 18 Days on market

Built 2024 Good condition 5,000 sqft lot 2-car garage $237/sqft · 7% below area Est $324k · 8% under $8/mo HOA ↓ 8% 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 +11.3/30.0
• ARV discount +10.9/15.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new, energy-efficient home available NOW! Indulge in a chef-inspired kitchen which overlooks a spacious great room and dining area. Secondary bedrooms are non-adjacent to provide privacy. The primary suite offers dual sinks and a spacious walk-in closet. New homes in Plant City, FL. Located in the master-planned community of Park East, this community offers a variety of new, single-family homes, both single and two-story, priced from the $300s. Less than a mile away from I-4, this community also offers easy access to Lakeland and Tampa. Residents can enjoy the community’s amenities which include a cabana, resort-style pool, sport court, and playground. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

Key facts

• Open living spaces
• Large center island
• Granite countertops

Tags

• OPEN LIVING SPACES
• GRANITE COUNTERTOPS
• WHITE SHAKER CABINETRY
• STAINLESS STEEL APPLIANCES
• LARGE CENTER ISLAND
• SPLIT BEDROOM FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (13.1% below list).
• Recommended offer: $261k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.3% in Plant City — 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 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 30d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 43% 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 $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 18 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $260,727 (13.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 9.6

CMA / ARV

• ARV (median comp): $324,467
• List price: $299,999
• Delta: -7.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2606 S Wilder Loop	0.25mi	3/1.0	1,293 (+2%)	17mo	$275,000	$213	66
3727 Radiant Mountain Dr	0.01mi	3/2.0	1,483 (+17%)	23mo	$332,225	$224	55
3914 Radiant Mountain Dr	0.16mi	3/2.0	1,483 (+17%)	17mo	$320,000	$216	53
3909 Radiant Mountain Dr	0.14mi	3/2.0	1,483 (+17%)	20mo	$348,270	$235	52
2782 Bryce Ravine Ave	0.44mi	3/2.0	1,448 (+15%)	8mo	$302,000	$209	49
4019 Northern Key Dr	0.41mi	3/2.0	1,461 (+16%)	15mo	$311,990	$214	43
4057 Radiant Mountain Dr	0.42mi	3/2.0	1,461 (+16%)	18mo	$304,900	$209	40

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-55,439
• Equity at exit: $44,731

10-year hold

• IRR: -11.2%
• Equity multiple: 0.32×
• Total profit: $-56,793
• Equity at exit: $25,938

Cash invested: $84,000 (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: 11 active · 1 under contract
• Months of supply: 66.0 mo (2%/mo absorbed)
• Median asking: $306,490 ($212/sqft)
• Median days on market: 52 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: +21.3% above 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: 9.6×

Monthly cashflow live

• Estimated rent: $2,607 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$462 /mo · $5,547/yr
• Insurance: −$125
• HOA: −$8
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $-109

Break-even live

Break-even rent $2,745

Max offer price $280,794

Occupancy floor 99%

Sensitivity live

Price	-10% $61	-5% $-24	+0% $-109	+5% $-194	+10% $-279
Rent	-10% $-315	-5% $-212	+0% $-109	+5% $-6	+10% $97
Rate	-1.0pp $42	-0.5pp $-32	base $-109	+0.5pp $-186	+1.0pp $-266

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: $75,000
• Closing costs: $9,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2318 Allium Roseum Ln Plant City, FL	4.0	2.0	1817	$2,300	$1.27	8d	1	0.31mi
1412 Tahitian Sunrise Dr Plant City, FL	3.0	2.0	1540	$2,200	$1.43	16d	1	0.68mi
4025 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,425	$1.55	71d	1	1.18mi
4027 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$3,200	$2.04	71d	1	1.18mi
4010 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,100	$1.34	27d	1	1.23mi
4005 Westwood Fields Loop Unit 4005 Plant City, FL	3.0	2.0	1565	$2,500	$1.60	73d	1	1.23mi
4008 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,250	$1.44	30d	1	1.23mi

Property features AI

Finance

• Other: Property type: Residential — Single Family ResidenceLot roughly 40 x 125 (0.11 acre)Energy-efficient features include efficient appliances, HVAC, insulation, lighting, thermostat, and windows
• Financial info: CDD presentLease restrictions apply
• HOA & community: HOA managed by Inframark / Shamil PortoAnnual HOA fee $98 (monthly approx. $8.17)Community amenities: basketball court, clubhouse, playground, poolDeed restrictionsPets allowed

Exterior

• Parking: Attached 2-car garage (18 x 20) with garage door opener
• Security: Smoke detectors
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: Single family residenceOne storyEast-facing entryCompleted condition
• Construction: Block constructionShingle roofSlab foundationBuilt by Meritage Homes (Denali model)
• Exterior features: PatioSidewalkPublic maintained asphalt road

Interior

• Kitchen: DishwasherDisposalMicrowaveRangeRefrigerator
• Bedrooms: 3 bedrooms
• Flooring: CarpetCeramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Ceiling fansOpen floor planProgrammable thermostatWalk-in closetsInside utility room
• Laundry & utility: Inside laundry room with washer and dryer included

HOA detail $8/mo · $96/yr

• Likely covers: pool

Listing history 15 events

1. 2026-08-08
   days on market $299,999 Active 18 DOM
2. 2026-08-06
   days on market $299,999 Active 16 DOM
3. 2026-08-05
   days on market $299,999 Active 15 DOM
4. 2026-08-04
   days on market $299,999 Active 14 DOM
5. 2026-08-03
   days on market $299,999 Active 13 DOM
6. 2026-07-31
   days on market $299,999 Active 10 DOM
7. 2026-07-30
   status $299,999 Active 8 DOM
8. 2026-06-17
   status $299,999 Pending 8 DOM
9. 2026-06-17
   days on market $299,999 Active 8 DOM
10. 2026-06-16
    days on market $299,999 Active 7 DOM
11. 2026-06-15
    days on market $299,999 Active 6 DOM
12. 2026-06-13
    days on market $299,999 Active 4 DOM
13. 2026-06-13
    days on market $299,999 Active 3 DOM
14. 2026-06-10
    remarks 699-char remark
15. 2026-06-10
    listed $299,999 Active 1 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: $5,547 · $462/mo
• Projected year-2 tax: $5,547 · $462/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: $31,287
• − Mortgage interest: −$16,805
• − Property taxes: −$5,547
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,503
• − Management: −$2,503
• − HOA: −$96
• − Depreciation: −$8,727
• Taxable loss: −$6,393
• Est. tax savings @ 24.0%: +$1,534
• After-tax cash flow: $230/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 80/100 Cosmetic rehab Est. rehab $6,320–$18,960 screening

This well-maintained, modern home in the Park East subdivision offers a good condition with minimal repairs needed. It's located in a desirable community with access to resort-style amenities.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics ↑
• Resale Replace countertops — Granite countertops are durable and timeless, enhancing the home's resale value ↑
• Resale Upgrade flooring — High-quality flooring can significantly increase the home's resale value ↑

ⓘ 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 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

Property features AI

Finance

• Other: Property type: Residential — Single Family ResidenceLot roughly 40 x 125 (0.11 acre)Energy-efficient features include efficient appliances, HVAC, insulation, lighting, thermostat, and windows
• Financial info: CDD presentLease restrictions apply
• HOA & community: HOA managed by Inframark / Shamil PortoAnnual HOA fee $98 (monthly approx. $8.17)Community amenities: basketball court, clubhouse, playground, poolDeed restrictionsPets allowed

Exterior

• Parking: Attached 2-car garage (18 x 20) with garage door opener
• Security: Smoke detectors
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: Single family residenceOne storyEast-facing entryCompleted condition
• Construction: Block constructionShingle roofSlab foundationBuilt by Meritage Homes (Denali model)
• Exterior features: PatioSidewalkPublic maintained asphalt road

Interior

• Kitchen: DishwasherDisposalMicrowaveRangeRefrigerator
• Bedrooms: 3 bedrooms
• Flooring: CarpetCeramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Ceiling fansOpen floor planProgrammable thermostatWalk-in closetsInside utility room
• Laundry & utility: Inside laundry room with washer and dryer included

Price history

-8.2% since first listed

11 events — show timeline

• 2026-06-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-06-09 Listed $299,999 Stellar MLS as Distributed by MLS Grid
• 2024-12-13 Sold (MLS) $315,000 Stellar MLS as Distributed by MLS Grid
• 2024-11-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-10-30 Price Changed $299,999 Stellar MLS as Distributed by MLS Grid
• 2024-10-02 Price Changed $329,999 Stellar MLS as Distributed by MLS Grid
• 2024-09-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-09-04 Price Changed $335,760 Stellar MLS as Distributed by MLS Grid
• 2024-07-24 Price Changed $311,760 Stellar MLS as Distributed by MLS Grid
• 2024-07-08 Price Changed $331,760 Stellar MLS as Distributed by MLS Grid
• 2024-06-27 Listed $326,760 Stellar MLS as Distributed by MLS Grid