Montauk Plan · Plant City, FL 33565

$463,999

4 bd · 3.5 ba · 2,999 sqft · SingleFamily · 191 Days on market

Good condition $148/mo HOA · 5% of rent

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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 +7.5/15.0
• Cash flow +5.8/30.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into the spacious two-story Montauk, offering 4 bedrooms, 3 bathrooms, a 2-car garage, and 2,999 sq. ft. of thoughtfully crafted living space. At the heart of the home, an open-concept great room seamlessly connects to the dining area and a chef-inspired kitchen with island. Extend your living outdoors with a covered lanai, perfect for entertaining or relaxing. Tucked away is a private primary suite, complete with a spa-inspired bathroom and a generous walk-in closet. Near the front of the home, you'll find a flex room, powder bath, as well as direct access to the laundry room and garage from the kitchen. Upstairs are three secondary bedrooms and two bathrooms that provide plenty of space for guests, as well as a game room. • Optional gourmet kitchen • Optional outdoor kitchen • And more!

Key facts

• Covered lanai
• 2 garage spots
• Listed 190 days

Tags

• OPEN-CONCEPT GREAT ROOM
• CHEF-INSPIRED KITCHEN
• COVERED LANAI
• PRIVATE PRIMARY SUITE
• SPA-INSPIRED BATHROOM
• GENEROUS WALK-IN CLOSET

🏗️ New construction. The $463,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $482,967.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $464k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-973 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $342k (26.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $318k (31.5% below list).
• Recommended offer: $318k (31.5% 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: 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 120d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $3,180/mo this rent would consume 52% 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 $14k 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 191 days — a 12% lower offer ($408k) 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 $318,036 (31.5% 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 191 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: 0.66% ✗
• Cap rate: 3.87%
• Cash-on-cash: -8.64%
• DSCR: 0.62
• GRM: 12.7

CMA / ARV

• ARV (median comp): $482,967
• List price: $463,999
• Delta: -3.93%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3205 Lumber Falls Dr	0.06mi	4/4.5	2,921 (-3%)	11mo	$565,000	$193	80
3421 Walnut Round Pl	0.36mi	5/4.0 (+1)	3,053 (+2%)	1mo	$535,920	$176	72
3434 Lumber Falls Dr	0.32mi	4/3.0	2,399 (-20%)	4mo	$496,999	$207	54
3406 Lumber Falls Dr	0.27mi	4/3.5	2,600 (-13%)	13mo	$509,000	$196	54
3909 Harvest Hearth Pl	1.09mi	4/3.5	2,794 (-7%)	6mo	$473,490	$169	49
3918 Harvest Hearth Pl	1.09mi	4/3.5	3,275 (+9%)	7mo	$494,740	$151	44
3920 Harvest Hearth Pl	1.09mi	4/3.0	2,537 (-15%)	7mo	$454,545	$179	32
3437 Ivy Hollow Dr	0.91mi	4/3.0	3,313 (+10%)	23mo	$457,990	$138	26
3519 Thistle Bank Ct	0.86mi	5/3.0 (+1)	2,639 (-12%)	16mo	$409,990	$155	25
3331 Ivy Hollow Dr	0.89mi	5/3.0 (+1)	2,605 (-13%)	15mo	$397,990	$153	24

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: -31.5%
• Equity multiple: -0.04×
• Total profit: $-140,106
• Equity at exit: $72,012

10-year hold

• IRR: -35.2%
• Equity multiple: -0.49×
• Total profit: $-201,251
• Equity at exit: $41,758

Cash invested: $135,231 (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: 33 active · 9 under contract
• Months of supply: 99.0 mo (1%/mo absorbed)
• Median asking: $459,999 ($171/sqft)
• Median days on market: 250 d
• This list price: 55% of active listings are priced below it
• ARV vs active asking: -5.6% 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: 12.2×

Monthly cashflow live

• Estimated rent: $3,180 high
• Mortgage (P&I): −$2,533
• Tax est. 1.5%: −$604 /mo · $7,245/yr
• Insurance: −$201
• HOA: −$148
• Vacancy / Maint / Mgmt: −$668
• Net cashflow: $-973

Break-even live

Break-even rent $4,412

Max offer price $342,145

Occupancy floor —

Sensitivity live

Price	-10% $-639	-5% $-806	+0% $-973	+5% $-1,140	+10% $-1,307
Rent	-10% $-1,224	-5% $-1,099	+0% $-973	+5% $-848	+10% $-722
Rate	-1.0pp $-730	-0.5pp $-850	base $-973	+0.5pp $-1,098	+1.0pp $-1,226

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: $120,742
• Closing costs: $14,489
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3521 Maple Grove Way Plant City, FL	3.0	2.5	1994	$2,500	$1.25	30d	1	0.73mi
3440 Ivy Hollow Dr Plant City, FL	5.0	3.0	2605	$2,750	$1.06	120d	1	0.94mi
3809 Sunny Spring St Plant City, FL	5.0	3.0	2964	$2,800	$0.94	120d	1	1.06mi
3827 Sunny Spring St Plant City, FL	4.0	3.0	2756	$3,150	$1.14	120d	1	1.12mi
3911 Midway Rd Plant City, FL	3.0	2.0	2048	$3,999	$1.95	6d	1	1.28mi

Listing history 50 events

1. 2026-09-24
   days on market $463,999 Active 191 DOM
2. 2026-09-23
   days on market $463,999 Active 190 DOM
3. 2026-09-22
   days on market $463,999 Active 189 DOM
4. 2026-09-21
   days on market $463,999 Active 188 DOM
5. 2026-09-20
   days on market $463,999 Active 187 DOM
6. 2026-09-19
   days on market $463,999 Active 186 DOM
7. 2026-09-18
   days on market $463,999 Active 185 DOM
8. 2026-09-17
   days on market $463,999 Active 184 DOM
9. 2026-09-16
   days on market $463,999 Active 183 DOM
10. 2026-09-15
    days on market $463,999 Active 182 DOM
11. 2026-09-14
    days on market $463,999 Active 181 DOM
12. 2026-09-13
    days on market $463,999 Active 180 DOM
13. 2026-09-12
    days on market $463,999 Active 179 DOM
14. 2026-09-11
    days on market $463,999 Active 178 DOM
15. 2026-09-05
    days on market $463,999 Active 172 DOM
16. 2026-09-04
    days on market $463,999 Active 171 DOM
17. 2026-09-03
    days on market $463,999 Active 170 DOM
18. 2026-08-31
    days on market $463,999 Active 167 DOM
19. 2026-08-30
    days on market $463,999 Active 166 DOM
20. 2026-08-29
    days on market $463,999 Active 165 DOM
21. 2026-08-28
    days on market $463,999 Active 164 DOM
22. 2026-08-27
    days on market $463,999 Active 163 DOM
23. 2026-08-26
    days on market $463,999 Active 162 DOM
24. 2026-08-25
    days on market $463,999 Active 161 DOM
25. 2026-08-24
    days on market $463,999 Active 160 DOM
26. 2026-08-23
    days on market $463,999 Active 159 DOM
27. 2026-08-22
    days on market $463,999 Active 158 DOM
28. 2026-08-20
    days on market $463,999 Active 156 DOM
29. 2026-08-19
    days on market $463,999 Active 155 DOM
30. 2026-08-18
    days on market $463,999 Active 154 DOM
31. 2026-08-17
    days on market $463,999 Active 153 DOM
32. 2026-08-16
    days on market $463,999 Active 152 DOM
33. 2026-08-15
    days on market $463,999 Active 151 DOM
34. 2026-08-14
    days on market $463,999 Active 150 DOM
35. 2026-08-13
    days on market $463,999 Active 149 DOM
36. 2026-08-12
    days on market $463,999 Active 148 DOM
37. 2026-08-11
    days on market $463,999 Active 147 DOM
38. 2026-08-10
    days on market $463,999 Active 146 DOM
39. 2026-08-09
    days on market $463,999 Active 145 DOM
40. 2026-08-08
    days on market $463,999 Active 144 DOM
41. 2026-08-06
    days on market $463,999 Active 142 DOM
42. 2026-08-05
    days on market $463,999 Active 141 DOM
43. 2026-08-04
    days on market $463,999 Active 140 DOM
44. 2026-08-03
    days on market $463,999 Active 139 DOM
45. 2026-07-31
    days on market $463,999 Active 136 DOM
46. 2026-07-30
    days on market $463,999 Active 134 DOM
47. 2026-07-28
    days on market $463,999 Active 133 DOM
48. 2026-07-26
    days on market $463,999 Active 131 DOM
49. 2026-07-24
    days on market $463,999 Active 129 DOM
50. 2026-07-23
    days on market $463,999 Active 128 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: $38,164
• − Mortgage interest: −$27,054
• − Property taxes: −$7,245
• − Insurance: −$2,415
• − Repairs & maintenance: −$3,053
• − Management: −$3,053
• − HOA: −$1,776
• − Depreciation: −$14,050
• Taxable loss: −$20,481
• Est. tax savings @ 24.0%: +$4,915
• After-tax cash flow: $-6,763/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 · 1 photo

Good 80/100 None rehab

This Montauk Plan home in Plant City, FL is in excellent condition with no visible repairs needed. It offers a spacious layout, modern finishes, and a well-maintained exterior, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Resale Kitchen appliances — Modern appliances improve the home's appeal for potential buyers. ↑
• Resale Primary bathroom fixtures — Spa-inspired bathroom enhances the home's appeal for potential buyers. ↑
• Rental Flooring in secondary areas — Hardwood floors in living areas improve the home's rental value by attracting tenants who prefer this type of flooring. ↑

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

+0.9% since first listed

5 events — show timeline

• 2026-04-24 Price Changed $461,999 Zillow
• 2026-04-07 Relisted — Zillow
• 2026-04-03 Delisted — Zillow
• 2026-03-22 Price Changed $459,999 Zillow
• 2026-03-13 Listed $457,999 Zillow