4320 Hidden Farm Dr · Plant City, FL 33565

$350,000

5 bd · 3.0 ba · 2,077 sqft · SingleFamily · 55 Days on market

Built 2026 Good condition 5,698 sqft lot 2-car garage $9/mo HOA ↓ 7% 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 +14.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The property is located at 4320 Hidden Farm Drive PLANT CITY FL 33565 priced at 349990, the square foot and stories are 2077, 1.The number of bath is 3, halfbath is 0 there are 5 bedrooms and 2 garages. For more details please, call or email.

Key facts

• Prime location
• 5,698 sq ft lot
• 2 garage spots

Tags

• EASY ACCESS TO INTERSTATE
• PRIME LOCATION
• EQUIPPED SMART HOME SYSTEM

🏗️ New construction. The $350,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $365,217.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $350k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $60 ($715/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 $328k (6.2% below list).
• Recommended offer: $328k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 74d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $3,282/mo this rent would consume 54% 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 $3k of loan paydown is wiped out by about $11k 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 55 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $328,169 (6.2% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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: 0.90% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $365,217
• List price: $350,000
• Delta: -4.17%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3415 Amber Waves Dr	0.39mi	5/3.0	2,077 (0%)	6mo	$374,990	$181	77
3428 Amber Waves Dr	0.33mi	4/2.5 (-1)	2,045 (-2%)	0mo	$379,380	$186	75
3512 Rosewood Ramble Ct	0.20mi	4/2.0 (-1)	1,828 (-12%)	4mo	$357,990	$196	58
3509 Melody Gardens Pl	0.28mi	4/2.0 (-1)	1,828 (-12%)	2mo	$361,245	$198	56
3413 Grassy Knol Ct	0.48mi	4/2.0 (-1)	1,828 (-12%)	21mo	$349,990	$191	31
3436 Ivy Hollow Dr	0.65mi	4/2.5 (-1)	2,305 (+11%)	20mo	$345,990	$150	28
3410 Ivy Hollow Dr	0.69mi	4/2.0 (-1)	1,828 (-12%)	22mo	$344,990	$189	20

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-55,330
• Equity at exit: $54,455

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-43,068
• Equity at exit: $31,577

Cash invested: $102,261 (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: 22 active · 18 under contract
• Months of supply: 26.4 mo (4%/mo absorbed)
• Median asking: $380,000 ($178/sqft)
• Median days on market: 55 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: -1.3% 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: 8.9×

Monthly cashflow live

• Estimated rent: $3,282 medium
• Mortgage (P&I): −$1,915
• Tax est. 1.5%: −$457 /mo · $5,478/yr
• Insurance: −$152
• HOA: −$9
• Vacancy / Maint / Mgmt: −$689
• Net cashflow: $60

Break-even live

Break-even rent $3,206

Max offer price $365,217

Occupancy floor 93%

Sensitivity live

Price	-10% $312	-5% $186	+0% $60	+5% $-67	+10% $-193
Rent	-10% $-200	-5% $-70	+0% $60	+5% $189	+10% $319
Rate	-1.0pp $244	-0.5pp $152	base $60	+0.5pp $-35	+1.0pp $-131

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: $91,304
• Closing costs: $10,957
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3827 Sunny Spring St Plant City, FL	4.0	3.0	2756	$3,150	$1.14	73d	1	0.66mi
3440 Ivy Hollow Dr Plant City, FL	5.0	3.0	2605	$2,750	$1.06	73d	1	0.67mi
3809 Sunny Spring St Plant City, FL	5.0	3.0	2964	$2,800	$0.94	73d	1	0.72mi

Property features AI

Finance

• Other: CDD applicableHome warranty included
• HOA & community: Community managed by WrathellMonthly HOA fee $9 (required); association approval requiredCommunity amenities: clubhouse, fitness center, playground, pool, basketball courtPets allowed with breed restrictions

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: Single-family residenceOne storyUnder construction, projected completion October 30, 2026Faces northwest
• Construction: Block and stucco constructionShingle roofSlab foundationNew construction by D.R. Horton (model: Lakeside)
• Exterior features: Sliding doorsPaved road access

Interior

• Kitchen: DishwasherMicrowaveRangeRefrigerator
• Bedrooms: 5 bedrooms
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Open floorplanBlindsDouble-pane windows
• Laundry & utility: Dedicated laundry roomWasherDryer

Listing history 46 events

1. 2026-08-08
   days on market $350,000 Active 55 DOM
2. 2026-08-07
   price $350,000 Active 53 DOM
3. 2026-08-06
   days on market $349,990 Active 53 DOM
4. 2026-08-05
   days on market $349,990 Active 52 DOM
5. 2026-08-04
   days on market $349,990 Active 51 DOM
6. 2026-08-03
   days on market $349,990 Active 50 DOM
7. 2026-07-31
   days on market $349,990 Active 47 DOM
8. 2026-07-30
   days on market $349,990 Active 45 DOM
9. 2026-07-28
   days on market $349,990 Active 44 DOM
10. 2026-07-26
    days on market $349,990 Active 42 DOM
11. 2026-07-24
    days on market $349,990 Active 40 DOM
12. 2026-07-23
    days on market $349,990 Active 39 DOM
13. 2026-07-22
    days on market $349,990 Active 38 DOM
14. 2026-07-21
    days on market $349,990 Active 37 DOM
15. 2026-07-20
    days on market $349,990 Active 36 DOM
16. 2026-07-18
    days on market $349,990 Active 34 DOM
17. 2026-07-18
    pricedays on market $349,990 Active 33 DOM
18. 2026-07-16
    days on market $357,990 Active 32 DOM
19. 2026-07-15
    days on market $357,990 Active 31 DOM

    Show marketing remark (242 chars)

    The property is located at 4320 Hidden Farm Drive PLANT CITY FL 33565 priced at 349990, the square foot and stories are 2077, 1.The number of bath is 3, halfbath is 0 there are 5 bedrooms and 2 garages. For more details please, call or email.

20. 2026-07-14
    days on market $357,990 Active 30 DOM
21. 2026-07-13
    days on market $357,990 Active 29 DOM
22. 2026-07-13
    days on market $357,990 Active 28 DOM
23. 2026-07-11
    days on market $357,990 Active 27 DOM
24. 2026-07-10
    days on market $357,990 Active 26 DOM
25. 2026-07-09
    days on market $357,990 Active 25 DOM
26. 2026-07-07
    days on market $357,990 Active 23 DOM
27. 2026-07-06
    days on market $357,990 Active 22 DOM
28. 2026-07-06
    days on market $357,990 Active 21 DOM
29. 2026-07-05
    days on market $357,990 Active 20 DOM
30. 2026-07-03
    days on market $357,990 Active 19 DOM
31. 2026-07-02
    days on market $357,990 Active 18 DOM
32. 2026-07-01
    days on market $357,990 Active 17 DOM
33. 2026-06-30
    days on market $357,990 Active 16 DOM
34. 2026-06-29
    days on market $357,990 Active 15 DOM
35. 2026-06-28
    days on market $357,990 Active 14 DOM
36. 2026-06-27
    days on market $357,990 Active 13 DOM
37. 2026-06-26
    days on market $357,990 Active 12 DOM
38. 2026-06-24
    days on market $357,990 Active 10 DOM
39. 2026-06-22
    days on market $357,990 Active 8 DOM
40. 2026-06-21
    days on market $357,990 Active 7 DOM
41. 2026-06-18
    days on market $357,990 Active 4 DOM
42. 2026-06-17
    price $357,990 Active 3 DOM
43. 2026-06-17
    days on market $377,990 Active 3 DOM
44. 2026-06-16
    days on market $377,990 Active 2 DOM
45. 2026-06-15
    remarks 699-char remark
46. 2026-06-15
    listed $377,990 Active 1 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: $39,380
• − Mortgage interest: −$20,458
• − Property taxes: −$5,478
• − Insurance: −$1,826
• − Repairs & maintenance: −$3,150
• − Management: −$3,150
• − HOA: −$108
• − Depreciation: −$10,624
• Taxable loss: −$5,415
• Est. tax savings @ 24.0%: +$1,300
• After-tax cash flow: $2,015/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 None rehab

This single-family home is in excellent condition with modern finishes and a prime location. It is virtually staged and ready for move-in.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Add a smart home system — Improves convenience and energy efficiency, appealing to tech-savvy buyers and renters. ↑

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: CDD applicableHome warranty included
• HOA & community: Community managed by WrathellMonthly HOA fee $9 (required); association approval requiredCommunity amenities: clubhouse, fitness center, playground, pool, basketball courtPets allowed with breed restrictions

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: Single-family residenceOne storyUnder construction, projected completion October 30, 2026Faces northwest
• Construction: Block and stucco constructionShingle roofSlab foundationNew construction by D.R. Horton (model: Lakeside)
• Exterior features: Sliding doorsPaved road access

Interior

• Kitchen: DishwasherMicrowaveRangeRefrigerator
• Bedrooms: 5 bedrooms
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Open floorplanBlindsDouble-pane windows
• Laundry & utility: Dedicated laundry roomWasherDryer

Price history

-7.4% since first listed

4 events — show timeline

• 2026-07-15 Price Changed $349,990 Zillow
• 2026-06-19 Listed $357,990 Zillow
• 2026-06-17 Price Changed $357,990 Stellar MLS as Distributed by MLS Grid
• 2026-06-14 Listed $377,990 Stellar MLS as Distributed by MLS Grid