Is 4006 Capri Coast Dr in Plant City, FL a good investment?

CashFlowRE grades it D with a 5.3% cap rate and $-255/mo modeled cash flow at a $322,500 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 4006 Capri Coast Dr?

The modeled cap rate is 5.3% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,744/month, from CashFlowRE's rent model.

D Composite 42.52

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 +13.3/15.0
Cash flow +9.0/30.0
Condition / age +4.0/5.0
Schools +3.9/10.0
Livability +3.8/5.0
1% rule +3.5/10.0
DSCR +2.5/10.0
Rent growth +2.5/5.0
Appreciation +0.0/10.0

$322,500

4006 Capri Coast Dr · Plant City, FL 33565

4 bd · 2.0 ba · 1,844 sqft · SingleFamily public records · 121 Days on market

Built 2022 Good condition 6,306 sqft lot 2-car garage $175/sqft · 13% below area Est $371k · 13% under $9/mo HOA

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

Listing remarks

Move right into this beautiful home in the desirable North Park Isle community. This 4 bedroom, 2 bathroom home features extended tile flooring throughout the main living and dining areas, creating a bright and durable space for everyday living and entertaining. The foyer leads into the open concept living room, dining area, and kitchen. Wonderful kitchen featuring a large island with breakfast bar seating, stainless steel appliances, and a walk-in pantry. The Master Suite is privately located at the rear of the home, offering a peaceful retreat with a spacious walk-in closet, and Master Bathroom comes with dual vanities and a walk-in shower.

Key facts

Dual vanities
Walk-in pantry
6,306 sq ft lot

What this means for you Summary

Snapshot

This is a 4-bed/2.0-bath single-family listed at $322k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-255 ($-3k/yr) — negative.
To cash-flow at today's rent, offer at most $277k (14.0% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (14.9% below list).
Recommended offer: $274k (14.9% below list) — sets the bar for 1% rule.
Cap rate 5.3% 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; 23 comparable units currently listed for rent nearby; rentals lingering (median 54d 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).
This rent runs 45% 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

It's been on market 121 days — a 12% lower offer ($284k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $274,388 (14.9% below list)

Questions for the listing agent

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?
It's been on market 121 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.85% ✗
Cap rate: 5.34%
Cash-on-cash: -3.39%
DSCR: 0.85
GRM: 9.8

CMA / ARV

ARV (median comp): $370,581
List price: $322,500
Delta: -12.97%
Verdict: UNDERPRICED
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1705 Tropical Oasis Ave	0.28mi	4/2.0	1,935 (+5%)	10mo	$358,590	$185	70
3647 Forest Path Dr	0.47mi	4/2.0	1,817 (-2%)	17mo	$351,900	$194	62
3511 Coastal Dusk Dr	0.64mi	4/2.0	1,935 (+5%)	2mo	$340,000	$176	61
3509 Capital Reserve Dr	0.61mi	4/2.0	1,828 (-1%)	13mo	$364,990	$200	60
4023 Northern Key Dr	0.50mi	4/2.5	1,870 (+1%)	16mo	$341,990	$183	59
4018 Northern Key Dr	0.52mi	4/2.5	1,870 (+1%)	16mo	$337,990	$181	58
3653 Forest Path Dr	0.46mi	4/2.0	1,936 (+5%)	16mo	$352,900	$182	57
1708 Light Gardens Ave	0.60mi	4/2.0	1,828 (-1%)	17mo	$364,985	$200	56
3772 Capital Reserve Dr	0.45mi	4/2.0	1,936 (+5%)	19mo	$349,900	$181	55
2322 Allium Roseun Ln	0.71mi	3/2.0 (-1)	1,817 (-2%)	6mo	$333,600	$184	54
3923 Radiant Mountain Dr	0.41mi	4/2.0	1,607 (-13%)	18mo	$345,000	$215	44
1803 Tahitian Sunrise Dr	0.64mi	3/2.0 (-1)	1,672 (-9%)	20mo	$334,795	$200	33

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: -21.9%
Equity multiple: 0.24×
Total profit: $-68,335
Equity at exit: $48,086

10-year hold

IRR: -15.6%
Equity multiple: 0.12×
Total profit: $-79,761
Equity at exit: $27,884

Cash invested: $90,300 (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: 44 active · 4 under contract
Months of supply: 88.0 mo (1%/mo absorbed)
Median asking: $331,695 ($191/sqft)
Median days on market: 81 d
This list price: 39% of active listings are priced below it
ARV vs active asking: +5.4% 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: 499
Price-to-rent: 9.8×

Monthly cashflow live

Estimated rent: $2,744 high interval (Pro) →
Mortgage (P&I): −$1,691
Tax from tax record: −$588 /mo · $7,056/yr
Insurance: −$134
HOA: −$9
Lot rent: −$0
Vacancy / Maint / Mgmt: −$576
Net cashflow: $-255

Break-even live

Break-even rent $3,067

Max offer price $277,465

Occupancy floor —

Sensitivity live

Price	-10% $-72	-5% $-164	+0% $-255	+5% $-346	+10% $-437
Rent	-10% $-472	-5% $-363	+0% $-255	+5% $-147	+10% $-38
Rate	-1.0pp $-93	-0.5pp $-173	base $-255	+0.5pp $-339	+1.0pp $-424

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: $80,625
Closing costs: $9,675
Club membership (one-time): —
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 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3916 N Maryland Ave Plant City, FL	4.0	3.0	2223	$2,610	$1.17	82d	1	0.09mi
3916 N Maryland Ave Plant City, FL	4.0	3.0	2223	$2,610	$1.17	75d	1	0.09mi
3911 N Maryland Ave Plant City, FL	4.0	3.0	2223	$2,600	$1.17	120d	1	0.13mi
1629 Tropical Oasis Ave Plant City, FL	4.0	2.0	1936	$2,499	$1.29	6d	1	0.27mi
3830 Northern Key Dr Plant City, FL	3.0	2.0	1555	$2,500	$1.61	30d	1	0.29mi
3852 Northern Key Dr Plant City, FL	4.0	2.0	1936	$2,599	$1.34	75d	1	0.32mi
3872 Capri Coast Dr Plant City, FL	4.0	2.0	2162	$2,395	$1.11	71d	1	0.36mi
3872 Capri Coast Dr Plant City, FL	4.0	2.0	2162	$2,395	$1.11	69d	1	0.36mi
1206 Tahitian Sunrise Dr Plant City, FL	4.0	3.0	2435	$2,850	$1.17	44d	1	0.37mi
3830 Capri Coast Dr Plant City, FL	4.0	2.0	1844	$2,600	$1.41	0d	1	0.38mi
3747 Capri Coast Dr Plant City, FL	4.0	2.5	2035	$2,695	$1.32	95d	1	0.47mi
3615 Natural Trace St Plant City, FL	4.0	2.0	1935	$2,250	$1.16	30d	1	0.53mi
1312 Tahitian Sunrise Dr Plant City, FL	4.0	2.0	1935	$2,195	$1.13	10d	1	0.57mi
1412 Tahitian Sunrise Dr Plant City, FL	3.0	2.0	1540	$2,200	$1.43	24d	1	0.64mi
1412 Tahitian Sunrise Dr Plant City, FL	3.0	2.0	1540	$2,200	$1.43	62d	1	0.64mi
3513 Coastal Dusk Dr Plant City, FL	3.0	2.0	1555	$2,100	$1.35	44d	1	0.66mi
3507 N Maryland Ave Plant City, FL	4.0	3.0	2557	$2,495	$0.98	79d	1	0.67mi
3507 N Maryland Ave Plant City, FL	4.0	3.0	2576	$2,600	$1.01	27d	1	0.67mi
3507 N Maryland Ave Plant City, FL	4.0	3.0	2576	$2,600	$1.01	29d	1	0.67mi
2505 Williams Rd Plant City, FL	3.0	2.0	2052	$1,950	$0.95	120d	1	0.74mi
1458 Tahitian Sunrise Dr Plant City, FL	4.0	2.0	1935	$2,345	$1.21	80d	1	0.74mi
2318 Allium Roseum Ln Plant City, FL	4.0	2.0	1817	$2,300	$1.27	54d	1	0.76mi
3306 N Wilder Rd Plant City, FL	3.0	2.0	1353	$1,650	$1.22	27d	1	1.20mi

Property features AI

Finance

Other: Planned unit developmentZoning: PD
Financial info: Other annual assessment $2,802Lease restrictions may apply
HOA & community: North Park Isle AssociationAnnual association fee $109 (monthly equivalent $9.08)HOA requiredCommunity clubhouse, park, playground, pool, sidewalks, basketball and pickleball courtsPets allowedDeed restrictionsAssociation fee required annually

Exterior

Parking: Attached 2-car garage (21x21) with garage door opener
Security: Smoke detectors
Utilities: Public waterPublic sewerPublic utilitiesIrrigation equipment
Home design: Single family residenceOne storyNorth-facing
Construction: Block and stucco constructionShingle roofSlab foundationCompleted conditionBuilt on approximately 0.14 acre lot (approx. 52.55x120)
Exterior features: Enclosed patioPatioVinyl fencingConservation area nearbyLocated within city limitsAsphalt road accessPublic maintained road

Interior

Kitchen: RangeRange hoodDishwasherRefrigeratorDisposalElectric water heater
Bedrooms: 4 bedrooms
Flooring: CarpetCeramic tile
Bathrooms: 2 full bathrooms
Heating & cooling: Electric heatingCentral air conditioning
Interior features: Eat-in kitchenSplit bedroom layoutStone countertopsWalk-in closetsWindow treatmentsGreat roomInside utility
Laundry & utility: Dedicated laundry room

Listing history 50 events

2026-09-24

days on market $322,500 Active 121 DOM
2026-09-23

days on market $322,500 Active 120 DOM
2026-09-22

days on market $322,500 Active 119 DOM
2026-09-21

days on market $322,500 Active 118 DOM
2026-09-20

days on market $322,500 Active 117 DOM
2026-09-19

days on market $322,500 Active 116 DOM
2026-09-18

days on market $322,500 Active 115 DOM
2026-09-17

days on market $322,500 Active 114 DOM
2026-09-16

days on market $322,500 Active 113 DOM
2026-09-15

days on market $322,500 Active 112 DOM
2026-09-14

days on market $322,500 Active 111 DOM
2026-09-13

days on market $322,500 Active 110 DOM
2026-09-12

days on market $322,500 Active 109 DOM
2026-09-11

days on market $322,500 Active 108 DOM
2026-09-05

days on market $322,500 Active 102 DOM
2026-09-04

days on market $322,500 Active 101 DOM
2026-09-03

days on market $322,500 Active 100 DOM
2026-08-31

pricedays on market $322,500 Active 97 DOM
2026-08-30

days on market $324,900 Active 96 DOM
2026-08-29

days on market $324,900 Active 95 DOM
2026-08-28

days on market $324,900 Active 94 DOM
2026-08-27

days on market $324,900 Active 93 DOM
2026-08-26

days on market $324,900 Active 92 DOM
2026-08-25

days on market $324,900 Active 91 DOM
2026-08-24

days on market $324,900 Active 90 DOM
2026-08-23

days on market $324,900 Active 89 DOM
2026-08-22

days on market $324,900 Active 88 DOM
2026-08-20

days on market $324,900 Active 86 DOM
2026-08-19

days on market $324,900 Active 85 DOM
2026-08-18

days on market $324,900 Active 84 DOM
2026-08-17

days on market $324,900 Active 83 DOM
2026-08-16

days on market $324,900 Active 82 DOM
2026-08-15

days on market $324,900 Active 81 DOM
2026-08-14

days on market $324,900 Active 80 DOM
2026-08-13

days on market $324,900 Active 79 DOM
2026-08-12

days on market $324,900 Active 78 DOM
2026-08-11

days on market $324,900 Active 77 DOM
2026-08-10

days on market $324,900 Active 76 DOM
2026-08-09

days on market $324,900 Active 75 DOM
2026-08-08

days on market $324,900 Active 74 DOM
2026-08-06

days on market $324,900 Active 72 DOM
2026-08-05

days on market $324,900 Active 71 DOM
2026-08-04

days on market $324,900 Active 70 DOM
2026-08-03

days on market $324,900 Active 69 DOM
2026-07-31

days on market $324,900 Active 66 DOM
2026-07-30

days on market $324,900 Active 64 DOM
2026-07-28

days on market $324,900 Active 63 DOM
2026-07-26

days on market $324,900 Active 61 DOM
2026-07-24

days on market $324,900 Active 59 DOM
2026-07-23

days on market $324,900 Active 58 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: $7,056 · $588/mo
Projected year-2 tax: $7,056 · $588/mo
Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
🔥 Wildfire 6/10 Major
🌡 Heat 8/10 Severe 5 d/yr ≥108°F today · 18 d/yr by 30 yrs out
💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income: $32,927
− Mortgage interest: −$18,065
− Property taxes: −$7,056
− Insurance: −$1,612
− Repairs & maintenance: −$2,634
− Management: −$2,634
− HOA: −$108
− Depreciation: −$9,382
Taxable loss: −$8,565

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,056
After-tax cash flow: $-1,004/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $9,220–$27,660 screening

This move-in-ready home in the desirable North Park Isle community features a modern kitchen, two bathrooms, and extended tile flooring throughout the main living and dining areas. The exterior is well-maintained, and the home is in good condition with no visible repairs or maintenance needed.

Value-add opportunities

Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
Both New flooring in high-traffic areas — Fresh flooring can improve the overall appearance and functionality of the home. ↑

ⓘ 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

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
#159 Carrier Global Palm Beach Gardens $22.2B #376 Roper Technologies Sarasota $6.8B
Insurance	2	$17B
#348 Fidelity National Financial Jacksonville $12.1B #494 Brown & Brown Daytona Beach $4.6B
Retail	1	$60B
#71 Publix Super Markets Lakeland $60.2B
Technology Distribution	1	$58B
#73 TD Synnex Clearwater $58.5B
Homebuilding	1	$35B
#185 Lennar Miami $35.4B
Technology Manufacturing	1	$35B
#122 Jabil St. Petersburg $34.7B

Price history

1 event — show timeline

2026-05-26 Listed $335,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $7,056 · +9.1% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…