3514 Hidden Farm Dr · Plant City, FL 33565

$324,990

3 bd · 2.0 ba · 1,672 sqft · SingleFamily · 7 Days on market

Built 2026 Excellent condition 5,698 sqft lot 2-car garage $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 +9.8/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Virtually Staged. Under Construction. Farm at Varrea offers new homes in Plant City, located right off Midway Road, and less than 10 minutes from I-4. Easy access to the interstate provides a seamless commute to the large surrounding cities such as Tampa, Orlando, and Lakeland. Farm at Varrea, nestled among grand oak trees, provides a small-town, rural feel, yet allows homeowners to be immersed in all that Plant City can provide. Just 11 minutes away, you'll find Downtown Plant City with a main street bustling with unique shops, restaurants, and entertainment.

Key facts

• Strawberry festival
• Smart home system
• 5,698 sq ft lot

Tags

• EASY ACCESS TO INTERSTATE
• SMART HOME SYSTEM
• CENTER OF STRAWBERRY CAPITAL
• STRAWBERRY FESTIVAL

🏗️ New construction. The $324,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $326,152.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (20.0% below list).
• Recommended offer: $260k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: 499 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 85d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 81% 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).
• 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $259,907 (20.0% 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. 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: 0.80% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.76%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $326,152
• List price: $324,990
• Delta: -0.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4322 Hidden Farm Dr	0.00mi	3/2.0	1,672 (0%)	0mo	$341,037	$204	100
3508 Harvest Gardens Loop	0.02mi	4/2.0 (+1)	1,828 (+9%)	1mo	$339,165	$186	78
4508 Hidden Farm Dr	0.20mi	3/2.5	1,560 (-7%)	1mo	$299,990	$192	76
4513 Hidden Farm Dr	0.24mi	3/2.5	1,560 (-7%)	1mo	$320,892	$206	75
4522 Hidden Farm Dr	0.27mi	3/2.5	1,560 (-7%)	0mo	$324,990	$208	74
3514 Harvest Gardens Loop	0.19mi	4/2.0 (+1)	1,828 (+9%)	0mo	$338,757	$185	71
4002 Westwood Fields Loop	0.55mi	3/2.0	1,565 (-6%)	4mo	$304,000	$194	60
3512 Rosewood Ramble Ct	0.35mi	4/2.0 (+1)	1,828 (+9%)	6mo	$357,990	$196	58
3509 Melody Gardens Pl	0.44mi	4/2.0 (+1)	1,828 (+9%)	3mo	$361,245	$198	56
3723 Stormy Thistle Pl	0.75mi	3/2.0	1,565 (-6%)	0mo	$315,000	$201	54
3502 Melody Gardens Pl	0.42mi	3/2.5	1,560 (-7%)	17mo	$322,165	$207	53
3307 Amber Waves Dr	0.47mi	3/2.0	1,565 (-6%)	18mo	$311,990	$199	53

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: -20.9%
• Equity multiple: 0.28×
• Total profit: $-66,162
• Equity at exit: $48,630

10-year hold

• IRR: -14.2%
• Equity multiple: 0.18×
• Total profit: $-74,628
• Equity at exit: $28,200

Cash invested: $91,323 (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: 27 active · 20 under contract
• Months of supply: 13.5 mo (7%/mo absorbed)
• Median asking: $345,000 ($195/sqft)
• Median days on market: 41 d
• This list price: 26% of active listings are priced below it
• ARV vs active asking: +0.2% 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: 499
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,599 high
• Mortgage (P&I): −$1,710
• Tax est. 1.5%: −$408 /mo · $4,892/yr
• Insurance: −$136
• HOA: −$9
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-210

Break-even live

Break-even rent $2,865

Max offer price $295,808

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-97	+0% $-210	+5% $-322	+10% $-435
Rent	-10% $-415	-5% $-312	+0% $-210	+5% $-107	+10% $-4
Rate	-1.0pp $-45	-0.5pp $-127	base $-210	+0.5pp $-294	+1.0pp $-380

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: $81,538
• Closing costs: $9,785
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4008 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,250	$1.44	76d	1	0.54mi
4010 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,100	$1.34	73d	1	0.54mi
4027 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$3,200	$2.04	117d	1	0.57mi
4005 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,450	$1.57	24d	1	0.57mi
4005 Westwood Fields Loop Unit 4005 Plant City, FL	3.0	2.0	1565	$2,500	$1.60	120d	1	0.57mi
4025 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,425	$1.55	117d	1	0.57mi
3507 Marigold Patch Ct Plant City, FL	3.0	2.5	1681	$2,200	$1.31	44d	1	0.72mi
3546 Marigold Patch Ct Plant City, FL	3.0	3.0	1673	$2,200	$1.32	120d	1	0.72mi
3546 Marigold Patch Ct Plant City, FL	3.0	2.5	1681	$2,200	$1.31	117d	1	0.72mi
3551 Marigold Patch Ct Plant City, FL	3.0	2.5	1681	$2,200	$1.31	99d	1	0.76mi
3329 Shady Sunrise Loop Plant City, FL	3.0	2.0	1513	$2,450	$1.62	10d	1	0.78mi
3911 Midway Rd Plant City, FL	3.0	2.0	2048	$3,999	$1.95	6d	1	0.83mi
3410 Ivy Hollow Dr Plant City, FL	4.0	2.0	1846	$2,650	$1.44	30d	1	0.86mi
3521 Maple Grove Way Plant City, FL	3.0	2.5	1994	$2,500	$1.25	30d	1	0.88mi
2505 Williams Rd Plant City, FL	3.0	2.0	2052	$1,950	$0.95	120d	1	1.29mi
4316 E Knights Griffin Rd Plant City, FL	3.0	2.0	1305	$2,195	$1.68	85d	1	1.44mi

Property features AI

Finance

• Other: Total acreage: 0.13 acresLiving area approx. 1,672 (builder)Building area total approx. 2,238Community features and directions available
• Financial info: CDD presentLease restrictions apply
• HOA & community: HOA: Wrathell (monthly fee $9)Association amenities include clubhouse, fitness center, playground and poolAssociation approval requiredPets allowed with breed restrictions

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: Single family residenceOne storyUnder construction (projected completion: 2026-10-30)Faces northwest
• Construction: Block and stucco constructionShingle roofBuilt by D.R. HortonBuilder model: AriaNew constructionSlab foundationPermit #0426-01336Year built: new (under construction)
• Exterior features: Sliding doorsPaved road access

Interior

• Kitchen: DishwasherMicrowaveRangeRefrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingHeat pumpCentral air conditioning
• Interior features: Open floorplanBlindsDouble-pane windows
• Laundry & utility: Dedicated laundry roomWasherDryer

Listing history 6 events

1. 2026-06-21
   days on market $324,990 Active 7 DOM
2. 2026-06-18
   days on market $324,990 Active 4 DOM
3. 2026-06-17
   days on market $324,990 Active 3 DOM
4. 2026-06-16
   days on market $324,990 Active 2 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $324,990 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: $31,189
• − Mortgage interest: −$18,270
• − Property taxes: −$4,892
• − Insurance: −$1,631
• − Repairs & maintenance: −$2,495
• − Management: −$2,495
• − HOA: −$108
• − Depreciation: −$9,488
• Taxable loss: −$8,190
• Est. tax savings @ 24.0%: +$1,966
• After-tax cash flow: $-551/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 · 3 photos

Excellent 100/100 None rehab

This home is virtually staged and under construction, offering a modern and well-maintained interior with a prime location in Plant City, Florida. It is ready for immediate occupancy and can be enhanced with minor updates to increase its value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior and interior walls — Fresh paint can make the home look more inviting and increase its value. ↑
• Both Upgrading light fixtures — Modern light fixtures can improve the home's curb appeal and functionality. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and marketability. ↑
• Both Upgrading appliances — Modern appliances can make the home more attractive to potential 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: Total acreage: 0.13 acresLiving area approx. 1,672 (builder)Building area total approx. 2,238Community features and directions available
• Financial info: CDD presentLease restrictions apply
• HOA & community: HOA: Wrathell (monthly fee $9)Association amenities include clubhouse, fitness center, playground and poolAssociation approval requiredPets allowed with breed restrictions

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: Single family residenceOne storyUnder construction (projected completion: 2026-10-30)Faces northwest
• Construction: Block and stucco constructionShingle roofBuilt by D.R. HortonBuilder model: AriaNew constructionSlab foundationPermit #0426-01336Year built: new (under construction)
• Exterior features: Sliding doorsPaved road access

Interior

• Kitchen: DishwasherMicrowaveRangeRefrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingHeat pumpCentral air conditioning
• Interior features: Open floorplanBlindsDouble-pane windows
• Laundry & utility: Dedicated laundry roomWasherDryer