3846 Crystal Dew St · Plant City, FL 33567

$339,900

4 bd · 3.0 ba · 2,505 sqft · SingleFamily public records · 20 Days on market

Built 2015 6,600 sqft lot $50/mo HOA · 2% of rent

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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 +11.7/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 4 bedroom 2.5 bath home in Plant City. Walk thru the front door and feel immediately at home. Open concept first floor with the kitchen, dining room and family room combined. The kitchen has a walk in pantry and island. There is a storage room under the stairs and a half bath on the first floor. There is also a bonus room that can be used as a formal living room, an exercise room or an office whichever you desire. The bedrooms, bathroom, spacious master bedroom and bath are all upstairs as well as the laundry room. You will love entertaining in this fenced in private back yard that has a fire pit, pergola and shed. Community pool and playground. Call today for your private showing.

Key facts

• Inviting front porch
• Water softener
• New gutters

Tags

• NEW ROOF
• FRESH EXTERIOR PAINT
• NEW GUTTERS
• WATER SOFTENER
• NEW MOHAWK CARPET
• INVITING FRONT PORCH

Property features AI

Finance

• Other: Zoned PD; Unit is unfurnished
• Financial info: Total monthly fees $50 (total annual fees $600)
• HOA & community: Has HOA; Association name: Debra Cappelli; Association fee $150 quarterly; Monthly HOA amount $50; Pets allowed

Exterior

• Parking: Attached garage; 2-car garage; Garage door opener; Parking pad
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected; Irrigation equipment
• Home design: Single family residence; Residential property; Two stories; Faces east; Homestead
• Construction: Stucco exterior; Shingle roof; Slab foundation; Built on lot approx. 0.15 acres (60 x 110)
• Exterior features: Front porch; Patio; Fire pit; Private mailbox; Rain gutters; Sidewalk; Storage; Vinyl fencing; Shed(s); Mature landscaping; Landscaped and paved lot; Public maintained road (asphalt)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms; Bonus room (additional room)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Living room/dining room combo; Open floorplan; Walk-in closets; Window treatments; Blinds
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry room inside on upper level

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (15.2% below list).
• Recommended offer: $288k (15.2% below list) — sets the bar for 1% rule.

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-, schools D+, 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.
• Market conditions: 66 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).

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 20 days — a 2% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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.
• Current owner paid $244k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $288,331 (15.2% 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: 0.85% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-61,335
• Equity at exit: $50,680

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-61,296
• Equity at exit: $29,388

Cash invested: $95,172 (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 →

ZIP-level market 33567

• Home prices YoY: -13.4%
• Active inventory: 66
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,883 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$403 /mo · $4,835/yr
• Insurance: −$142
• HOA: −$50
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $-99

Break-even live

Break-even rent $3,009

Max offer price $322,379

Occupancy floor 98%

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3524 San Moise Pl Plant City, FL	4.0	2.5	2533	$2,800	$1.11	5d	1	0.36mi
3012 Forest Hammock Dr Plant City, FL	5.0	3.5	3026	$3,189	$1.05	3d	1	1.10mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: pool

Listing history 29 events

1. 2026-06-15
   status $339,900 Pending 20 DOM
2. 2026-06-15
   days on market $339,900 Active 20 DOM
3. 2026-06-13
   days on market $339,900 Active 18 DOM
4. 2026-06-13
   days on market $339,900 Active 17 DOM
5. 2026-06-09
   days on market $339,900 Active 14 DOM
6. 2026-06-08
   days on market $339,900 Active 13 DOM
7. 2026-06-07
   days on market $339,900 Active 12 DOM
8. 2026-06-04
   days on market $339,900 Active 9 DOM
9. 2026-06-03
   days on market $339,900 Active 8 DOM
10. 2026-06-02
    days on market $339,900 Active 7 DOM
11. 2026-06-01
    days on market $339,900 Active 6 DOM
12. 2026-05-31
    days on market $339,900 Active 5 DOM
13. 2026-05-26
    listed $339,900 Active
14. 2026-03-09
    historical
15. 2025-12-30
    price $368,900
16. 2025-11-19
    price $359,900
17. 2025-11-08
    price $367,900
18. 2025-10-31
    price $372,900
19. 2025-10-17
    listed $377,500 Active
20. 2020-08-27
    soldstatus $244,500
21. 2020-08-07
    soldstatus $244,500 Sold 700-char remark

    Show marketing remark (700 chars)

    Beautiful 4 bedroom 2.5 bath home in Plant City. Walk thru the front door and feel immediately at home. Open concept first floor with the kitchen, dining room and family room combined. The kitchen has a walk in pantry and island. There is a storage room under the stairs and a half bath on the first floor. There is also a bonus room that can be used as a formal living room, an exercise room or an office whichever you desire. The bedrooms, bathroom, spacious master bedroom and bath are all upstairs as well as the laundry room. You will love entertaining in this fenced in private back yard that has a fire pit, pergola and shed. Community pool and playground. Call today for your private showing.

22. 2020-06-30
    status Pending 700-char remark

    Show marketing remark (700 chars)

    Beautiful 4 bedroom 2.5 bath home in Plant City. Walk thru the front door and feel immediately at home. Open concept first floor with the kitchen, dining room and family room combined. The kitchen has a walk in pantry and island. There is a storage room under the stairs and a half bath on the first floor. There is also a bonus room that can be used as a formal living room, an exercise room or an office whichever you desire. The bedrooms, bathroom, spacious master bedroom and bath are all upstairs as well as the laundry room. You will love entertaining in this fenced in private back yard that has a fire pit, pergola and shed. Community pool and playground. Call today for your private showing.

23. 2020-06-21
    price $254,900 700-char remark

    Show marketing remark (700 chars)

    Beautiful 4 bedroom 2.5 bath home in Plant City. Walk thru the front door and feel immediately at home. Open concept first floor with the kitchen, dining room and family room combined. The kitchen has a walk in pantry and island. There is a storage room under the stairs and a half bath on the first floor. There is also a bonus room that can be used as a formal living room, an exercise room or an office whichever you desire. The bedrooms, bathroom, spacious master bedroom and bath are all upstairs as well as the laundry room. You will love entertaining in this fenced in private back yard that has a fire pit, pergola and shed. Community pool and playground. Call today for your private showing.

24. 2020-06-12
    listed $259,900 Active 700-char remark

    Show marketing remark (700 chars)

    Beautiful 4 bedroom 2.5 bath home in Plant City. Walk thru the front door and feel immediately at home. Open concept first floor with the kitchen, dining room and family room combined. The kitchen has a walk in pantry and island. There is a storage room under the stairs and a half bath on the first floor. There is also a bonus room that can be used as a formal living room, an exercise room or an office whichever you desire. The bedrooms, bathroom, spacious master bedroom and bath are all upstairs as well as the laundry room. You will love entertaining in this fenced in private back yard that has a fire pit, pergola and shed. Community pool and playground. Call today for your private showing.

25. 2015-03-17
    soldstatus $199,000 Sold
26. 2014-12-01
    status Pending
27. 2014-11-03
    price $197,725
28. 2014-10-23
    listed $200,725 Active
29. 2007-04-23
    soldstatus $1,922,900

ⓘ 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: $4,835 · $403/mo
• Projected year-2 tax: $4,835 · $403/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,600
• − Mortgage interest: −$19,040
• − Property taxes: −$4,835
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,768
• − Management: −$2,768
• − HOA: −$600
• − Depreciation: −$9,888
• Taxable loss: −$6,998
• Est. tax savings @ 24.0%: +$1,680
• After-tax cash flow: $489/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.

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

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
• City population: 68,525
• Population (ZIP): 12,292

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Hispanic / Latino 29% Black 15% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 5% Cuban 1%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 75% English-only · Spanish 20%

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: ▼ -56.70%
• Current HPI: 365.0108
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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

-82.3% since first listed

17 events — show timeline

• 2026-05-26 Listed $339,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-12-30 Price Changed $368,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-19 Price Changed $359,900 Stellar MLS as Distributed by MLS Grid
• 2025-11-08 Price Changed $367,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-31 Price Changed $372,900 Stellar MLS as Distributed by MLS Grid
• 2025-10-17 Listed $377,500 Stellar MLS as Distributed by MLS Grid
• 2020-08-27 Sold (Public Records) $244,500 Public Records
• 2020-08-07 Sold (MLS) $244,500 Stellar MLS as Distributed by MLS Grid
• 2020-06-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-06-21 Price Changed $254,900 Stellar MLS as Distributed by MLS Grid
• 2020-06-12 Listed $259,900 Stellar MLS as Distributed by MLS Grid
• 2015-03-17 Sold (MLS) $199,000 Stellar MLS as Distributed by MLS Grid
• 2014-12-01 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-11-03 Price Changed $197,725 Stellar MLS as Distributed by MLS Grid
• 2014-10-23 Listed $200,725 Stellar MLS as Distributed by MLS Grid
• 2007-04-23 Sold (Public Records) $1,922,900 Public Records

Property tax history

+38.2%/yr

Latest (2025): $4,835 · +8.3% YoY. Source: county tax records.