4527 Hidden Farm Dr · Plant City, FL 33565

$305,990

3 bd · 2.5 ba · 1,560 sqft · SingleFamily · 5 Days on market

Built 2026 Poor condition 4,356 sqft lot $9/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).

• Cash flow +11.4/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The property is located at 4527 Hidden Farm Drive PLANT CITY FL 33565 priced at 305990, the square foot and stories are 1560, 1.The number of bath is 2, halfbath is 0 there are 3 bedrooms and 2 garages. For more details please, call or email.

Key facts

• Grand oak trees
• Downtown plant city
• Prime location

Tags

• SMART HOME SYSTEM
• GRAND OAK TREES
• PRIME LOCATION
• DOWNTOWN PLANT CITY

Property features AI

Finance

• Other: Home warranty included; Living area listed at 1,560 (builder source); Total building area listed at 2,078 (builder source); Lot about 0.1 acre (approximately 405 m²)
• Financial info: Other annual assessment: $2,589; Lease restrictions apply
• HOA & community: HOA (Access Management) with monthly fee of $9; Association approval required; Community clubhouse, fitness center, playground, and pool; Pets allowed with breed restrictions

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single family residence; One story; Under construction (projected completion: 2026-08-30); Faces east; New construction
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by D.R. Horton (model: Allex II)
• Exterior features: Sliding doors; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Open floorplan; Blinds on windows
• Laundry & utility: Dedicated laundry room; Dryer

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $306k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (16.6% below list).
• Recommended offer: $255k (16.6% 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-, 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: Plant City High School (math 38% / reading 40%, grade F, #312 of 667 statewide, top 48%, 2,474 students, 58% FRL).
• Market conditions: 307 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 42% 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $255,157 (16.6% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• GRM: 10.0

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-56,411
• Equity at exit: $45,624

10-year hold

• IRR: -11.2%
• Equity multiple: 0.33×
• Total profit: $-57,791
• Equity at exit: $26,456

Cash invested: $85,677 (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 33565

• Home prices YoY: -24.7%
• Active inventory: 307
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,552 high
• Mortgage (P&I): −$1,605
• Tax est. 1.5%: −$382 /mo · $4,590/yr
• Insurance: −$127
• HOA: −$9
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-108

Break-even live

Break-even rent $2,688

Max offer price $290,378

Occupancy floor 99%

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: $76,498
• Closing costs: $9,180
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4008 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,300	$1.47	24d	1	0.81mi
4010 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,300	$1.47	24d	1	0.82mi
4005 Westwood Fields Loop Unit 4005 Plant City, FL	3.0	2.0	1565	$2,500	$1.60	24d	1	0.84mi
4027 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$3,200	$2.04	22d	1	0.84mi
4025 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,425	$1.55	22d	1	0.85mi
3546 Marigold Patch Ct Plant City, FL	3.0	3.0	1673	$2,200	$1.32	24d	1	0.87mi
3546 Marigold Patch Ct Plant City, FL	3.0	2.5	1681	$2,200	$1.31	22d	1	0.87mi
3551 Marigold Patch Ct Plant City, FL	3.0	2.5	1681	$2,200	$1.31	4d	1	0.90mi
4316 E Knights Griffin Rd Plant City, FL	3.0	2.0	1305	$2,499	$1.91	24d	1	1.18mi
2505 Williams Rd Plant City, FL	3.0	2.0	2052	$1,950	$0.95	24d	1	1.48mi

HOA detail

• Monthly dues: $9 · $108/yr

Listing history 6 events

1. 2026-06-17
   status $305,990 Pending 5 DOM
2. 2026-06-17
   days on market $305,990 Active 5 DOM
3. 2026-06-16
   days on market $305,990 Active 4 DOM
4. 2026-06-15
   days on market $305,990 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $305,990 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: $30,619
• − Mortgage interest: −$17,140
• − Property taxes: −$4,590
• − Insurance: −$1,530
• − Repairs & maintenance: −$2,450
• − Management: −$2,450
• − HOA: −$108
• − Depreciation: −$8,902
• Taxable loss: −$6,550
• Est. tax savings @ 24.0%: +$1,572
• After-tax cash flow: $277/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 · 2 photos

Poor 20/100 Extensive rehab

The property is under construction and cannot be assessed for condition or value until it is completed.

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
• County: Hillsborough County · 1,540,968 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: 152.0

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: 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%

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

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

+0.0% since first listed

4 events — show timeline

• 2026-06-12 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-06-12 Listed $305,990 Zillow
• 2026-06-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-06-11 Listed $305,990 Stellar MLS as Distributed by MLS Grid