2106 Blue Orchid Ave · Plant City, FL 33565

$329,500

5 bd · 2.0 ba · 2,215 sqft · SingleFamily · 128 Days on market

Built 2026 Good condition 2-car garage $149/sqft · 14% below area Est $383k · 14% under

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Why this score? — see what drove the C- 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 +14.0/30.0
• ARV discount +13.8/15.0
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This spacious two-story home boasts five bedrooms with room to spare. The first floor contains a breezy living room, dining room and kitchen in an open design. The spacious owner's suite is tucked away on the second floor, along with all the secondary bedrooms, just off the versatile loft space.

Key facts

• 2 garage spots
• Built 2026
• Listed 127 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $330k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $40 ($484/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (11.0% below list).
• Recommended offer: $290k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: 550 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 75d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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).
• At $2,933/mo this rent would consume 48% of the median local household income ($73k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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 128 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.

Recommended offer $289,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $383,249
• List price: $329,500
• Delta: -14.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4030 Northern Key Dr	0.17mi	5/2.5	2,215 (0%)	15mo	$369,290	$167	78
4059 Radiant Mountain Dr	0.10mi	5/2.5	2,215 (0%)	20mo	$354,900	$160	76
2251 Blue Orchid Ave	0.34mi	5/2.5	2,215 (0%)	7mo	$349,500	$158	76
4052 Radiant Mountain Dr	0.11mi	5/2.5	2,215 (0%)	21mo	$379,990	$172	76
2728 Bryce Ravine Ave	0.30mi	5/2.5	2,215 (0%)	13mo	$337,440	$152	73
4004 Northern Key Dr	0.21mi	5/2.5	2,215 (0%)	19mo	$355,000	$160	72
3937 Northern Key Dr	0.27mi	5/2.5	2,389 (+8%)	6mo	$364,490	$153	68
2781 Bryce Ravine Ave	0.38mi	5/2.5	2,389 (+8%)	10mo	$342,440	$143	59
3818 N Maryland Ave	0.55mi	4/3.0 (-1)	2,486 (+12%)	3mo	$445,000	$179	42
1705 Tropical Oasis Ave	0.51mi	4/2.0 (-1)	1,935 (-13%)	12mo	$358,590	$185	40
3653 Forest Path Dr	0.60mi	4/2.0 (-1)	1,936 (-13%)	18mo	$352,900	$182	31
3772 Capital Reserve Dr	0.58mi	4/2.0 (-1)	1,936 (-13%)	20mo	$349,900	$181	30

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-50,782
• Equity at exit: $49,130

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-40,734
• Equity at exit: $28,489

Cash invested: $92,260 (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: 57 active · 12 under contract
• Months of supply: 42.8 mo (2%/mo absorbed)
• Median asking: $360,000 ($162/sqft)
• Median days on market: 73 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: +6.7% 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: 550
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,933 high
• Mortgage (P&I): −$1,728
• Tax est. 1.5%: −$412 /mo · $4,942/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $40

Break-even live

Break-even rent $2,882

Max offer price $329,500

Occupancy floor 94%

Sensitivity live

Price	-10% $268	-5% $154	+0% $40	+5% $-74	+10% $-187
Rent	-10% $-191	-5% $-76	+0% $40	+5% $156	+10% $272
Rate	-1.0pp $206	-0.5pp $124	base $40	+0.5pp $-45	+1.0pp $-132

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: $82,375
• Closing costs: $9,885
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4060 Radiant Mountain Dr Plant City, FL	5.0	2.5	2415	$2,600	$1.08	10d	1	0.08mi
4053 Radiant Mountain Dr Plant City, FL	6.0	3.0	2614	$2,850	$1.09	2d	1	0.11mi
3852 Northern Key Dr Plant City, FL	4.0	2.0	1936	$2,599	$1.34	120d	1	0.33mi
3916 N Maryland Ave Plant City, FL	4.0	3.0	2223	$2,610	$1.17	127d	1	0.49mi
3916 N Maryland Ave Plant City, FL	4.0	3.0	2223	$2,610	$1.17	121d	1	0.49mi
3911 N Maryland Ave Plant City, FL	4.0	3.0	2223	$2,600	$1.17	165d	1	0.53mi
1629 Tropical Oasis Ave Plant City, FL	4.0	2.0	1936	$2,499	$1.29	51d	1	0.55mi
3919 Capri Coast Dr Plant City, FL	4.0	2.0	1844	$2,400	$1.30	34d	1	0.57mi
3726 Capital Reserve Dr Plant City, FL	4.0	2.0	1936	$2,475	$1.28	10d	1	0.62mi
3884 Capri Coast Dr Plant City, FL	4.0	3.5	2890	$3,000	$1.04	10d	1	0.72mi
1206 Tahitian Sunrise Dr Plant City, FL	4.0	3.0	2435	$2,850	$1.17	10d	1	0.74mi
3872 Capri Coast Dr Plant City, FL	4.0	2.0	2162	$2,395	$1.11	116d	1	0.76mi
3872 Capri Coast Dr Plant City, FL	4.0	2.0	2162	$2,395	$1.11	115d	1	0.76mi
2318 Allium Roseum Ln Plant City, FL	4.0	2.0	1817	$2,450	$1.35	10d	1	0.76mi
2318 Allium Roseum Ln Plant City, FL	4.0	2.0	1817	$2,450	$1.35	15d	1	0.76mi
3830 Capri Coast Dr Plant City, FL	4.0	2.0	1844	$2,399	$1.30	10d	1	0.80mi
3830 Capri Coast Dr Plant City, FL	4.0	2.0	1844	$2,600	$1.41	45d	1	0.80mi
3615 Natural Trace St Plant City, FL	4.0	2.0	1935	$2,250	$1.16	75d	1	0.80mi
2505 Victorious Falls Ave Plant City, FL	6.0	3.0	2614	$2,950	$1.13	110d	1	0.84mi
2310 Victorious Falls Ave Plant City, FL	6.0	3.0	2624	$2,800	$1.07	46d	1	0.85mi
2310 Victorious Falls Ave Plant City, FL	6.0	3.0	2624	$2,800	$1.07	1d	1	0.85mi
3747 Capri Coast Dr Plant City, FL	4.0	2.5	2035	$2,695	$1.32	140d	1	0.88mi
1312 Tahitian Sunrise Dr Plant City, FL	4.0	2.0	1935	$2,195	$1.13	55d	1	0.95mi
3507 N Maryland Ave Plant City, FL	4.0	3.0	2576	$2,600	$1.01	72d	1	0.98mi
3507 N Maryland Ave Plant City, FL	4.0	3.0	2557	$2,495	$0.98	124d	1	0.98mi
3507 N Maryland Ave Plant City, FL	4.0	3.0	2576	$2,600	$1.01	75d	1	0.98mi
1458 Tahitian Sunrise Dr Plant City, FL	4.0	2.0	1935	$2,345	$1.21	126d	1	1.06mi
3827 Sunny Spring St Plant City, FL	4.0	3.0	2756	$3,150	$1.14	165d	1	1.28mi
3809 Sunny Spring St Plant City, FL	5.0	3.0	2964	$2,800	$0.94	165d	1	1.33mi
3410 Ivy Hollow Dr Plant City, FL	4.0	2.0	1846	$2,650	$1.44	75d	1	1.40mi
3338 Shady Sunrise Loop Plant City, FL	4.0	3.0	2371	$2,600	$1.10	10d	1	1.40mi
3440 Ivy Hollow Dr Plant City, FL	5.0	3.0	2605	$2,750	$1.06	165d	1	1.50mi

Property features AI

Finance

• Other: Inventory type: Spec
• Financial info: List price $368,490

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family home, Boston planStatus: Active
• Exterior features: Address: 2106 Blue Orchid Ave, Plant City, FL 33565

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec new construction (Boston plan)Living area approximately 2,215

Listing history 50 events

1. 2026-11-08
   days on market $329,500 Active 128 DOM
2. 2026-11-07
   days on market $329,500 Active 127 DOM
3. 2026-11-06
   days on market $329,500 Active 126 DOM
4. 2026-11-05
   days on market $329,500 Active 125 DOM
5. 2026-11-04
   pricedays on market $329,500 Active 124 DOM
6. 2026-11-02
   days on market $332,500 Active 122 DOM
7. 2026-11-01
   days on market $332,500 Active 121 DOM
8. 2026-10-31
   days on market $332,500 Active 120 DOM
9. 2026-10-30
   days on market $332,500 Active 119 DOM
10. 2026-10-29
    days on market $332,500 Active 118 DOM
11. 2026-10-28
    days on market $332,500 Active 117 DOM
12. 2026-10-27
    pricedays on market $332,500 Active 116 DOM
13. 2026-10-26
    days on market $340,490 Active 115 DOM
14. 2026-10-25
    days on market $340,490 Active 114 DOM
15. 2026-10-24
    days on market $340,490 Active 113 DOM
16. 2026-10-23
    days on market $340,490 Active 112 DOM
17. 2026-10-22
    days on market $340,490 Active 111 DOM
18. 2026-10-21
    days on market $340,490 Active 110 DOM
19. 2026-10-21
    price $340,490 Active 109 DOM
20. 2026-10-20
    days on market $355,490 Active 109 DOM
21. 2026-10-19
    days on market $355,490 Active 108 DOM
22. 2026-10-18
    days on market $355,490 Active 107 DOM
23. 2026-10-17
    days on market $355,490 Active 106 DOM
24. 2026-10-16
    price $355,490 Active 105 DOM
25. 2026-10-16
    days on market $385,490 Active 105 DOM
26. 2026-10-15
    pricedays on market $385,490 Active 104 DOM
27. 2026-09-25
    days on market $349,990 Active 103 DOM
28. 2026-09-24
    days on market $349,990 Active 102 DOM
29. 2026-09-23
    days on market $349,990 Active 101 DOM
30. 2026-09-22
    pricedays on market $349,990 Active 100 DOM
31. 2026-09-21
    days on market $356,240 Active 99 DOM
32. 2026-09-20
    days on market $356,240 Active 98 DOM
33. 2026-09-19
    days on market $356,240 Active 97 DOM
34. 2026-09-18
    days on market $356,240 Active 96 DOM
35. 2026-09-17
    days on market $356,240 Active 95 DOM
36. 2026-09-16
    pricedays on market $356,240 Active 94 DOM
37. 2026-09-15
    days on market $354,740 Active 93 DOM
38. 2026-09-14
    days on market $354,740 Active 92 DOM
39. 2026-09-13
    days on market $354,740 Active 91 DOM
40. 2026-09-12
    days on market $354,740 Active 90 DOM
41. 2026-09-11
    pricedays on market $354,740 Active 89 DOM
42. 2026-09-05
    days on market $354,240 Active 83 DOM
43. 2026-09-04
    days on market $354,240 Active 82 DOM
44. 2026-09-03
    pricedays on market $354,240 Active 81 DOM
45. 2026-08-31
    days on market $357,240 Active 78 DOM
46. 2026-08-30
    days on market $357,240 Active 77 DOM
47. 2026-08-29
    days on market $357,240 Active 76 DOM
48. 2026-08-28
    days on market $357,240 Active 75 DOM
49. 2026-08-27
    days on market $357,240 Active 74 DOM
50. 2026-08-26
    days on market $357,240 Active 73 DOM

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

Taxation est. · year 1

• Rental income: $35,201
• − Mortgage interest: −$18,457
• − Property taxes: −$4,942
• − Insurance: −$1,648
• − Repairs & maintenance: −$2,816
• − Management: −$2,816
• − Depreciation: −$9,585
• Taxable loss: −$5,064
• Est. tax savings @ 24.0%: +$1,215
• After-tax cash flow: $1,699/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 $11,075–$33,225 screening

This spacious two-story home is in good condition with modern finishes and a clean layout. It is ready for a fresh coat of paint on the exterior to enhance curb appeal and a new carpet in the living room to improve comfort and rental value.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Replace the carpet in the living room — New carpet can improve comfort and reduce maintenance costs for renters. ↑

ⓘ 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%
• 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: Inventory type: Spec
• Financial info: List price $368,490

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family home, Boston planStatus: Active
• Exterior features: Address: 2106 Blue Orchid Ave, Plant City, FL 33565

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec new construction (Boston plan)Living area approximately 2,215