3842 Sunny Spring St · Plant City, FL 33565

$332,500

4 bd · 3.0 ba · 2,350 sqft · SingleFamily public records · 220 Days on market

Built 2024 Good condition 4,669 sqft lot $141/sqft · 11% below area Est $374k · 11% under $8/mo HOA

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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).

• ARV discount +12.5/15.0
• Cash flow +10.0/30.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. Short Sale. SHORT SALE. Welcome to the Elston II - a modern, 1.5 year old two story home offering 4 bedrooms, 2.5 baths and 2,350 sq. ft. of thoughtfully designed living space. Step inside to an inviting open first floor plan featuring a bright living area and a stylish kitchen equipped with granite countertops, SS appliances and sleek ceramic tile flooring. A convenient half-bath is located off the entry foyer. Sliding glass doors lead to the rear yard, ideal for outdoor dining and relaxation. A spacious 2-car garage with additional storage area provides ample space for vehicles and equipment. Upstairs, you will find a comfortable loft area perfect for a home office, playroom or media space, along with 4 well appointed bedrooms finished with plush carpeting. The primary suite features an ensuite bath with dual vanity sinks, shower and separate water closet. Also, you will find a very large walk-in closet. Blending modern finishes with functional design, this home is move-in ready and crafted for comfortable contemporary living. Located in Farm at Varrea this home offers resort style amenities including a large pool with slide, lap pool, gym, playground, basketball court, dog park and several walking trails. Convenently located close to I-4 for easy commute to Tampa and Orlando.

Key facts

• Rear yard
• Stylish kitchen
• Ss appliances

Tags

• OPEN FIRST FLOOR PLAN
• STYLISH KITCHEN
• GRANITE COUNTERTOPS
• SS APPLIANCES
• CERAMIC TILE FLOORING
• REAR YARD

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $332k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $294k (11.5% below list).
• Recommended offer: $293k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 74d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 $2,944/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 220 days — a 12% lower offer ($293k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 9811% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $292,600 (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 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.57%
• Cash-on-cash: -2.57%
• DSCR: 0.89
• GRM: 9.4

CMA / ARV

• ARV (median comp): $374,224
• List price: $332,500
• Delta: -9.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3920 Harvest Hearth Pl	0.26mi	4/3.0	2,537 (+8%)	5mo	$454,545	$179	70
3436 Ivy Hollow Dr	0.20mi	4/2.5	2,305 (-2%)	20mo	$345,990	$150	69
3428 Amber Waves Dr	0.27mi	4/2.5	2,045 (-13%)	0mo	$379,380	$186	64
3415 Amber Waves Dr	0.19mi	5/3.0 (+1)	2,077 (-12%)	6mo	$374,990	$181	62
3516 Rosewood Ramble Ct	0.45mi	5/3.0 (+1)	2,605 (+11%)	9mo	$413,990	$159	48
3331 Ivy Hollow Dr	0.51mi	5/3.0 (+1)	2,605 (+11%)	14mo	$397,990	$153	42
3519 Thistle Bank Ct	0.51mi	5/3.0 (+1)	2,639 (+12%)	14mo	$409,990	$155	38
3520 Thistle Bank Ct	0.50mi	4/2.5	2,045 (-13%)	18mo	$411,740	$201	38

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: -20.5%
• Equity multiple: 0.29×
• Total profit: $-66,410
• Equity at exit: $49,577

10-year hold

• IRR: -13.5%
• Equity multiple: 0.21×
• Total profit: $-73,453
• Equity at exit: $28,749

Cash invested: $93,100 (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: 38 active · 30 under contract
• Months of supply: 22.8 mo (4%/mo absorbed)
• Median asking: $404,300 ($178/sqft)
• Median days on market: 55 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -10.4% 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: $2,944 high
• Mortgage (P&I): −$1,744
• Tax from tax record: −$635 /mo · $7,625/yr
• Insurance: −$139
• HOA: −$8
• Vacancy / Maint / Mgmt: −$618
• Net cashflow: $-200

Break-even live

Break-even rent $3,197

Max offer price $297,232

Occupancy floor —

Sensitivity live

Price	-10% $-11	-5% $-106	+0% $-200	+5% $-294	+10% $-388
Rent	-10% $-432	-5% $-316	+0% $-200	+5% $-83	+10% $33
Rate	-1.0pp $-32	-0.5pp $-115	base $-200	+0.5pp $-286	+1.0pp $-373

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: $83,125
• Closing costs: $9,975
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.08mi
3809 Sunny Spring St Plant City, FL	5.0	3.0	2964	$2,800	$0.94	73d	1	0.15mi
3440 Ivy Hollow Dr Plant City, FL	5.0	3.0	2605	$2,750	$1.06	73d	1	0.22mi
3507 Marigold Patch Ct Plant City, FL	3.0	2.5	1681	$2,300	$1.37	22d	1	0.50mi
3546 Marigold Patch Ct Plant City, FL	3.0	3.0	1673	$2,200	$1.32	73d	1	0.56mi
3546 Marigold Patch Ct Plant City, FL	3.0	2.5	1681	$2,200	$1.31	71d	1	0.56mi
3551 Marigold Patch Ct Plant City, FL	3.0	2.5	1681	$2,200	$1.31	53d	1	0.57mi
2318 Allium Roseum Ln Plant City, FL	4.0	2.0	1817	$2,300	$1.27	8d	1	1.10mi
2505 Williams Rd Plant City, FL	3.0	2.0	2052	$1,950	$0.95	73d	1	1.26mi
3852 Northern Key Dr Plant City, FL	4.0	2.0	1936	$2,599	$1.34	28d	1	1.29mi

HOA detail $8/mo · $96/yr

• Likely covers: waterpoolgym

Listing history 50 events

1. 2026-08-08
   days on market $332,500 Active 220 DOM
2. 2026-08-07
   price $332,500 Active 218 DOM
3. 2026-08-06
   days on market $339,000 Active 218 DOM
4. 2026-08-05
   days on market $339,000 Active 217 DOM
5. 2026-08-04
   days on market $339,000 Active 216 DOM
6. 2026-08-03
   days on market $339,000 Active 215 DOM
7. 2026-07-31
   days on market $339,000 Active 212 DOM
8. 2026-07-30
   days on market $339,000 Active 210 DOM
9. 2026-07-28
   days on market $339,000 Active 209 DOM
10. 2026-07-26
    days on market $339,000 Active 207 DOM
11. 2026-07-24
    days on market $339,000 Active 205 DOM
12. 2026-07-23
    days on market $339,000 Active 204 DOM
13. 2026-07-22
    days on market $339,000 Active 203 DOM
14. 2026-07-21
    days on market $339,000 Active 202 DOM
15. 2026-07-20
    days on market $339,000 Active 201 DOM
16. 2026-07-18
    days on market $339,000 Active 198 DOM
17. 2026-07-16
    days on market $339,000 Active 197 DOM
18. 2026-07-15
    pricedays on market $339,000 Active 196 DOM
19. 2026-07-13
    days on market $346,900 Active 194 DOM
20. 2026-07-13
    days on market $346,900 Active 193 DOM
21. 2026-07-11
    days on market $346,900 Active 192 DOM
22. 2026-07-10
    days on market $346,900 Active 191 DOM
23. 2026-07-09
    days on market $346,900 Active 190 DOM
24. 2026-07-07
    days on market $346,900 Active 188 DOM
25. 2026-07-06
    days on market $346,900 Active 187 DOM
26. 2026-07-06
    days on market $346,900 Active 186 DOM
27. 2026-07-05
    days on market $346,900 Active 185 DOM
28. 2026-07-03
    days on market $346,900 Active 184 DOM
29. 2026-07-02
    days on market $346,900 Active 183 DOM
30. 2026-07-01
    days on market $346,900 Active 182 DOM
31. 2026-06-30
    days on market $346,900 Active 181 DOM
32. 2026-06-29
    days on market $346,900 Active 180 DOM
33. 2026-06-28
    days on market $346,900 Active 179 DOM
34. 2026-06-27
    days on market $346,900 Active 178 DOM
35. 2026-06-26
    days on market $346,900 Active 177 DOM
36. 2026-06-24
    days on market $346,900 Active 175 DOM
37. 2026-06-22
    days on market $346,900 Active 173 DOM
38. 2026-06-21
    days on market $346,900 Active 172 DOM
39. 2026-06-19
    price $346,900 Active 169 DOM
40. 2026-06-18
    days on market $354,900 Active 169 DOM
41. 2026-06-17
    days on market $354,900 Active 168 DOM
42. 2026-06-16
    days on market $354,900 Active 167 DOM
43. 2026-06-15
    days on market $354,900 Active 166 DOM
44. 2026-06-13
    days on market $354,900 Active 164 DOM
45. 2026-06-13
    days on market $354,900 Active 163 DOM
46. 2026-06-09
    days on market $354,900 Active 160 DOM
47. 2026-06-08
    days on market $354,900 Active 159 DOM
48. 2026-06-07
    days on market $354,900 Active 158 DOM
49. 2026-06-04
    days on market $354,900 Active 155 DOM
50. 2026-06-03
    days on market $354,900 Active 154 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: $7,625 · $635/mo
• Projected year-2 tax: $7,625 · $635/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: $35,331
• − Mortgage interest: −$18,625
• − Property taxes: −$7,625
• − Insurance: −$1,662
• − Repairs & maintenance: −$2,826
• − Management: −$2,826
• − HOA: −$96
• − Depreciation: −$9,673
• Taxable loss: −$8,003
• Est. tax savings @ 24.0%: +$1,921
• After-tax cash flow: $-475/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 $11,750–$35,250 screening

This modern, two-story home is in good condition with a good condition score of 80. It offers a spacious layout with granite countertops, stainless steel appliances, and ceramic tile flooring. The exterior is well-maintained, and the property is located in a desirable neighborhood. The home is ready for move-in and would benefit from some cosmetic updates to further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value ↑
• Both New flooring in high-traffic areas — Freshens up the interior and improves durability ↑
• Both New kitchen appliances — Modernizes the kitchen and improves functionality ↑

ⓘ 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

Price history

+1.4% since first listed

11 events — show timeline

• 2026-05-11 Price Changed $372,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $376,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $394,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $376,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-25 Rental Removed $3,355 TURBOTENANT
• 2026-01-09 Listed for Rent $3,355 TURBOTENANT
• 2025-12-31 Listed $394,000 Stellar MLS as Distributed by MLS Grid
• 2024-06-28 Sold (MLS) $367,990 Stellar MLS as Distributed by MLS Grid
• 2024-03-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-03-11 Price Changed $367,990 Stellar MLS as Distributed by MLS Grid
• 2024-03-05 Listed $366,990 Stellar MLS as Distributed by MLS Grid