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3406 Grassy Knoll Ct
F Composite 34.56
Why this score? — see what drove the F 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 +10.3/15.0
  • Cash flow +6.4/30.0
  • Schools +4.3/10.0
  • Condition / age +4.0/5.0
  • Livability +3.8/5.0
  • 1% rule +2.5/10.0
  • Rent growth +2.5/5.0
  • DSCR +0.7/10.0
  • Appreciation +0.0/10.0

$410,000

3406 Grassy Knoll Ct · Plant City, FL 33565
5 bd · 3.0 ba · 2,674 sqft · SingleFamily public records · 181 Days on market
Built 2024 Good condition 7,824 sqft lot Garage $153/sqft · 6% below area Est $438k · 6% under $8/mo HOA

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

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 has to offer. Just 11 minutes away, you'll find Downtown Plant City with a main street bustling with unique shops, restaurants, and entertainment. Not only is the community in a prime location, but it sits in the center of the Strawberry Capital, where the famous Strawberry Festival is held annually, bringing rides, vendors, and live entertainment to the city. Each home in this community is constructed with concrete blocks on 1st and 2nd stories, comes equipped with D. R. Horton’s Smart Home System and is backed by America’s #1 Builder since 2002. Pictures, photographs, colors, features, and sizes are for illustration purposes only and will vary from the homes as built. Home and community information, including pricing, included features, terms, availability, and amenities, are subject to change and prior sale at any time without notice or obligation. Materials may vary based on availability. D. R. Horton Reserves all Rights.

Key facts

  • Light filled kitchen
  • Pond views
  • Open concept layout

Tags

OPEN CONCEPT LAYOUTPOND VIEWSLIGHT FILLED KITCHENFIRST FLOOR GUEST BEDROOMCUSTOM BUILT IN BOOKSHELFADDED SHELVING IN LAUNDRY ROOM

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 5-bed/3.0-bath single-family listed at $410k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-710 ($-9k/yr) — negative.
  • To cash-flow at today's rent, offer at most $285k (30.6% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $307k (25.1% below list).
  • Recommended offer: $285k (30.6% below list) — sets the bar for cash-flow.

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); Strawberry Crest High School (math 49% / reading 55%, grade D+, #160 of 667 statewide, top 25%, 2,558 students, 44% FRL).
  • Market conditions: 550 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 $3,070/mo this rent would consume 50% 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 $12k 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 181 days — a 12% lower offer ($361k) is reasonable based on typical stale-listing flexibility.
  • 3 sale attempts since 2y ago; this cycle's ask is 13567% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
Recommended offer $284,513 (30.6% 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. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 31% 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
0.75% ✗
Cap rate
4.21%
Cash-on-cash
-7.43%
DSCR
0.67
GRM
11.1

CMA / ARV

ARV (median comp)
$437,617
List price
$410,000
Delta
-6.31%
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
3909 Harvest Hearth Pl 0.11mi 4/3.5 (-1) 2,794 (+4%) 7mo $473,490 $169 74
3920 Harvest Hearth Pl 0.16mi 4/3.0 (-1) 2,537 (-5%) 8mo $454,545 $179 72
4005 Harvest Hearth Pl 0.15mi 4/3.5 (-1) 2,794 (+4%) 9mo $479,490 $172 71
3516 Rosewood Ramble Ct 0.34mi 5/3.0 2,605 (-3%) 12mo $413,990 $159 70
3518 Harvest Gardens Loop 0.63mi 5/3.0 2,605 (-3%) 0mo $388,500 $149 66
4316 Hidden Farm Dr 0.62mi 5/3.0 2,605 (-3%) 2mo $404,404 $155 65
3507 Hazy Glen Ln 0.46mi 4/3.5 (-1) 2,794 (+4%) 2mo $484,757 $173 62
3501 Harvest Gardens Loop 0.58mi 4/3.0 (-1) 2,756 (+3%) 2mo $429,990 $156 61
3537 Golden Wheat Ln 0.52mi 4/3.5 (-1) 2,794 (+4%) 1mo $459,000 $164 61
3539 Golden Wheat Ln 0.52mi 4/3.5 (-1) 2,794 (+4%) 1mo $505,940 $181 60
4317 Hidden Farm Dr 0.63mi 4/3.0 (-1) 2,756 (+3%) 3mo $432,202 $157 58
3509 Harvest Gardens Loop 0.57mi 5/3.0 2,934 (+10%) 1mo $450,840 $154 56

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
-29.2%
Equity multiple
0.03×
Total profit
$-111,448
Equity at exit
$61,132
10-year hold
IRR
-29.1%
Equity multiple
-0.34×
Total profit
$-154,361
Equity at exit
$35,449

Cash invested: $114,800 (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.
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
53 active · 52 under contract
Months of supply
9.9 mo (10%/mo absorbed)
Median asking
$432,990 ($160/sqft)
Median days on market
86 d
This list price
40% of active listings are priced below it
ARV vs active asking
+2.5% 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
550
Price-to-rent
11.1×

Monthly cashflow live

Estimated rent
$3,070 high interval (Pro) →
Mortgage (P&I)
−$2,150
Tax from tax record
−$807 /mo · $9,683/yr
Insurance
−$171
HOA
−$8
Vacancy / Maint / Mgmt
−$645
Net cashflow
$-710

Break-even live

Break-even rent $3,969
Max offer price $284,513
Occupancy floor —

Sensitivity live

Price -10% $-478 -5% $-594 +0% $-710 +5% $-826 +10% $-942
Rent -10% $-953 -5% $-832 +0% $-710 +5% $-589 +10% $-468
Rate -1.0pp $-504 -0.5pp $-606 base $-710 +0.5pp $-817 +1.0pp $-925

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
$102,500
Closing costs
$12,300
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 13 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
3827 Sunny Spring St Plant City, FL 4.0 3.0 2756 $3,150 $1.14 165d 1 0.17mi
3338 Shady Sunrise Loop Plant City, FL 4.0 3.0 2371 $2,600 $1.10 10d 1 0.19mi
3440 Ivy Hollow Dr Plant City, FL 5.0 3.0 2605 $2,750 $1.06 165d 1 0.22mi
3410 Ivy Hollow Dr Plant City, FL 4.0 2.0 1846 $2,650 $1.44 75d 1 0.22mi
3809 Sunny Spring St Plant City, FL 5.0 3.0 2964 $2,800 $0.94 165d 1 0.23mi
2505 Victorious Falls Ave Plant City, FL 6.0 3.0 2614 $2,950 $1.13 110d 1 1.17mi
2318 Allium Roseum Ln Plant City, FL 4.0 2.0 1817 $2,450 $1.35 10d 1 1.18mi
2318 Allium Roseum Ln Plant City, FL 4.0 2.0 1817 $2,450 $1.35 15d 1 1.18mi
2310 Victorious Falls Ave Plant City, FL 6.0 3.0 2624 $2,800 $1.07 1d 1 1.26mi
2310 Victorious Falls Ave Plant City, FL 6.0 3.0 2624 $2,800 $1.07 46d 1 1.26mi
4060 Radiant Mountain Dr Plant City, FL 5.0 2.5 2415 $2,600 $1.08 10d 1 1.34mi
3852 Northern Key Dr Plant City, FL 4.0 2.0 1936 $2,599 $1.34 120d 1 1.35mi
4053 Radiant Mountain Dr Plant City, FL 6.0 3.0 2614 $2,850 $1.09 2d 1 1.36mi

Property features AI

Finance

Financial info
Total annual fees approx. $104.28
HOA & community
Has HOA; fees required (approximately $8.69 monthly / $26.07 quarterly)HOA includes maintenance of groundsCommunity amenities: association recreation (lease), dog park, fitness center, park, playground, pool, sidewalks, street lightsPets not allowed

Exterior

Parking
Attached garage (2 spaces, approximately 20x20)Driveway parkingOn-street parking
Utilities
Public waterPublic sewerElectricity available and connectedNatural gas availableCable available and connectedBB/HS Internet availableFiber opticsPhone availableSprinkler recycledUnderground utilitiesFire hydrant nearbyWater available and connected
Home design
Single family residenceResidential propertyCompleted/new constructionTwo levelsFaces southEntry on main level
Construction
Stucco constructionShingle roofSlab foundationBuilt in 2026 (new construction indicated)
Exterior features
SidewalkConservation areaOversized lotPond waterfront with water access and views (powerboats not allowed)

Interior

Kitchen
Built-in ovenRangeDishwasherMicrowaveRefrigeratorRange hoodExhaust fanBar fridgeIce makerKitchen reverse osmosis systemWater filtration/purifier systemGas water heater
Bedrooms
5 bedrooms
Flooring
CarpetCeramic tileTile
Bathrooms
3 full bathrooms
Heating & cooling
Electric heatingCentral air conditioning
Interior features
Attic ventilatorBuilt-in featuresCeiling fansLiving room/dining room comboSolid surface countersSplit bedroom layoutThermostatWalk-in closetsSkylight(s)AtticBonus roomDen/Library/OfficeFamily roomLoftStorage rooms
Laundry & utility
Laundry room (upper level)Inside laundryElectric dryer hookupGas dryer hookup

Listing history 50 events

  1. 2026-10-28
    days on market $410,000 Active 181 DOM
  2. 2026-10-27
    days on market $410,000 Active 180 DOM
  3. 2026-10-26
    days on market $410,000 Active 179 DOM
  4. 2026-10-25
    days on market $410,000 Active 178 DOM
  5. 2026-10-24
    days on market $410,000 Active 177 DOM
  6. 2026-10-23
    days on market $410,000 Active 176 DOM
  7. 2026-10-22
    days on market $410,000 Active 175 DOM
  8. 2026-10-21
    days on market $410,000 Active 174 DOM
  9. 2026-10-20
    days on market $410,000 Active 173 DOM
  10. 2026-10-19
    days on market $410,000 Active 172 DOM
  11. 2026-10-18
    days on market $410,000 Active 171 DOM
  12. 2026-10-17
    days on market $410,000 Active 170 DOM
  13. 2026-10-16
    days on market $410,000 Active 169 DOM
  14. 2026-10-15
    days on market $410,000 Active 168 DOM
  15. 2026-10-14
    days on market $410,000 Active 167 DOM
  16. 2026-10-13
    days on market $410,000 Active 166 DOM
  17. 2026-10-12
    days on market $410,000 Active 165 DOM
  18. 2026-10-11
    days on market $410,000 Active 164 DOM
  19. 2026-10-10
    days on market $410,000 Active 163 DOM
  20. 2026-10-09
    days on market $410,000 Active 162 DOM
  21. 2026-10-08
    days on market $410,000 Active 161 DOM
  22. 2026-10-07
    days on market $410,000 Active 160 DOM
  23. 2026-10-06
    days on market $410,000 Active 159 DOM
  24. 2026-10-05
    days on market $410,000 Active 158 DOM
  25. 2026-10-04
    days on market $410,000 Active 157 DOM
  26. 2026-10-03
    days on market $410,000 Active 156 DOM
  27. 2026-10-02
    days on market $410,000 Active 155 DOM
  28. 2026-10-01
    days on market $410,000 Active 154 DOM
  29. 2026-09-30
    days on market $410,000 Active 153 DOM
  30. 2026-09-29
    days on market $410,000 Active 152 DOM
  31. 2026-09-28
    days on market $410,000 Active 151 DOM
  32. 2026-09-27
    days on market $410,000 Active 150 DOM
  33. 2026-09-25
    days on market $410,000 Active 148 DOM
  34. 2026-09-24
    days on market $410,000 Active 147 DOM
  35. 2026-09-23
    days on market $410,000 Active 146 DOM
  36. 2026-09-22
    days on market $410,000 Active 145 DOM
  37. 2026-09-21
    days on market $410,000 Active 144 DOM
  38. 2026-09-20
    days on market $410,000 Active 143 DOM
  39. 2026-09-19
    days on market $410,000 Active 142 DOM
  40. 2026-09-18
    days on market $410,000 Active 141 DOM
  41. 2026-09-17
    days on market $410,000 Active 140 DOM
  42. 2026-09-16
    days on market $410,000 Active 139 DOM
  43. 2026-09-15
    days on market $410,000 Active 138 DOM
  44. 2026-09-14
    days on market $410,000 Active 137 DOM
  45. 2026-09-13
    days on market $410,000 Active 136 DOM
  46. 2026-09-12
    days on market $410,000 Active 135 DOM
  47. 2026-09-11
    days on market $410,000 Active 134 DOM
  48. 2026-09-05
    days on market $410,000 Active 128 DOM
  49. 2026-09-04
    days on market $410,000 Active 127 DOM
  50. 2026-09-03
    days on market $410,000 Active 126 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
$9,683 · $807/mo
Projected year-2 tax
$9,683 · $807/mo
Expected delta
$0/yr ($0/mo · 0.0%)

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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$36,843
− Mortgage interest
−$22,966
− Property taxes
−$9,683
− Insurance
−$2,050
− Repairs & maintenance
−$2,947
− Management
−$2,947
− HOA
−$96
− Depreciation
−$11,927
Taxable loss
−$15,775
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$3,786
After-tax cash flow
$-4,738/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 $13,370–$40,110 screening

This well-maintained single-family home in Plant City offers a good condition with a good condition score of 80. It is ready for a fresh coat of paint to enhance its curb appeal and attract more buyers.

Value-add opportunities

  • Resale Paint the exterior walls — Fresh paint can enhance curb appeal and property value. ↑
  • Rental Replace the ceiling fan in the bedrooms — Modern ceiling fans improve comfort and attract renters. ↑
  • Both Clean the air filters — Clean air filters improve HVAC efficiency and indoor air quality, benefiting both resale and rental value. ↑

ⓘ 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 43/100

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 Strawberry Crest High School D+ FL #160/667 Nat'l #5,016/17,239

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

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%
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
—

Price history

-99.3% since first listed
8 events — show timeline
  • 2026-05-06 Listed for Rent $3,000 STELLARMLS
  • 2026-04-30 Listed $410,000 Stellar MLS as Distributed by MLS Grid
  • 2024-05-07 Sold (MLS) $399,990 Stellar MLS as Distributed by MLS Grid
  • 2024-03-22 Pending — Stellar MLS as Distributed by MLS Grid
  • 2024-03-07 Price Changed $399,990 Stellar MLS as Distributed by MLS Grid
  • 2024-02-28 Price Changed $404,990 Stellar MLS as Distributed by MLS Grid
  • 2024-02-02 Price Changed $413,990 Stellar MLS as Distributed by MLS Grid
  • 2024-01-19 Listed $410,990 Stellar MLS as Distributed by MLS Grid

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…