Siesta Plan · Plant City, FL 33565

$299,990

3 bd · 2.0 ba · 1,565 sqft · SingleFamily · 645 Days on market

Excellent condition

---

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 +12.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This one-story floor plan features an open concept design. The well-appointed kitchen includes a large granite island and an installed range, microwave, and built-in dishwasher. Off the great room is a covered lanai that extends the living space outdoors. At the rear of the home, you will find the Bedroom 1, with a spacious walk-in closet and Bathroom 1. At the front of the home, the second bedroom and den share the second bathroom. 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. CBC039052.

Key facts

• 2 garage spots
• Listed 645 days

🏗️ 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/2.0-bath single-family listed at $300k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-32 ($-380/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (13.9% below list).
• Recommended offer: $258k (13.9% 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-, schools D+, 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.
• Market conditions: 307 active listings in the ZIP; 8 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

• It's been on market 645 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,421 (13.9% 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 645 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.86% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 9.7

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-50,587
• Equity at exit: $44,729

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-46,487
• Equity at exit: $25,938

Cash invested: $83,997 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,584 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $-32

Break-even live

Break-even rent $2,624

Max offer price $295,412

Occupancy floor 96%

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: $74,998
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3551 Marigold Patch Ct Plant City, FL	3.0	2.5	1681	$2,200	$1.31	3d	1	0.29mi
3546 Marigold Patch Ct Plant City, FL	3.0	2.5	1681	$2,200	$1.31	22d	1	0.32mi
3546 Marigold Patch Ct Plant City, FL	3.0	3.0	1673	$2,200	$1.32	24d	1	0.32mi
4005 Westwood Fields Loop Unit 4005 Plant City, FL	3.0	2.0	1565	$2,500	$1.60	24d	1	0.68mi
4008 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,300	$1.47	24d	1	0.71mi
4010 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,300	$1.47	24d	1	0.72mi
4025 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,425	$1.55	22d	1	0.75mi
4027 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$3,200	$2.04	22d	1	0.75mi

Listing history 18 events

1. 2026-06-18
   days on market $299,990 Active 645 DOM
2. 2026-06-17
   days on market $299,990 Active 644 DOM
3. 2026-06-16
   days on market $299,990 Active 643 DOM
4. 2026-06-15
   days on market $299,990 Active 642 DOM
5. 2026-06-13
   days on market $299,990 Active 640 DOM
6. 2026-06-13
   days on market $299,990 Active 639 DOM
7. 2026-06-09
   days on market $299,990 Active 636 DOM
8. 2026-06-08
   days on market $299,990 Active 635 DOM
9. 2026-06-07
   days on market $299,990 Active 634 DOM
10. 2026-06-04
    days on market $299,990 Active 631 DOM
11. 2026-06-03
    days on market $299,990 Active 630 DOM
12. 2026-06-02
    days on market $299,990 Active 629 DOM
13. 2026-06-01
    days on market $299,990 Active 628 DOM
14. 2026-05-31
    days on market $299,990 Active 627 DOM
15. 2026-03-17
    price $299,990 754-char remark

    Show marketing remark (754 chars)

    This one-story floor plan features an open concept design. The well-appointed kitchen includes a large granite island and an installed range, microwave, and built-in dishwasher. Off the great room is a covered lanai that extends the living space outdoors. At the rear of the home, you will find the Bedroom 1, with a spacious walk-in closet and Bathroom 1. At the front of the home, the second bedroom and den share the second bathroom. 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. CBC039052.

16. 2025-08-06
    price $297,990 754-char remark

    Show marketing remark (754 chars)

    This one-story floor plan features an open concept design. The well-appointed kitchen includes a large granite island and an installed range, microwave, and built-in dishwasher. Off the great room is a covered lanai that extends the living space outdoors. At the rear of the home, you will find the Bedroom 1, with a spacious walk-in closet and Bathroom 1. At the front of the home, the second bedroom and den share the second bathroom. 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. CBC039052.

17. 2025-07-29
    price $296,990 754-char remark

    Show marketing remark (754 chars)

    This one-story floor plan features an open concept design. The well-appointed kitchen includes a large granite island and an installed range, microwave, and built-in dishwasher. Off the great room is a covered lanai that extends the living space outdoors. At the rear of the home, you will find the Bedroom 1, with a spacious walk-in closet and Bathroom 1. At the front of the home, the second bedroom and den share the second bathroom. 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. CBC039052.

18. 2024-09-11
    listed $294,990 Active 754-char remark

    Show marketing remark (754 chars)

    This one-story floor plan features an open concept design. The well-appointed kitchen includes a large granite island and an installed range, microwave, and built-in dishwasher. Off the great room is a covered lanai that extends the living space outdoors. At the rear of the home, you will find the Bedroom 1, with a spacious walk-in closet and Bathroom 1. At the front of the home, the second bedroom and den share the second bathroom. 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. CBC039052.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,011
• − Mortgage interest: −$16,804
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,481
• − Management: −$2,481
• − Depreciation: −$8,727
• Taxable loss: −$5,482
• Est. tax savings @ 24.0%: +$1,316
• After-tax cash flow: $936/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

Excellent 95/100 None rehab

This single-family home is in excellent condition with a modern design and well-maintained exterior and interior. It offers a good investment opportunity with potential for minor updates to enhance its curb appeal and energy efficiency.

Value-add opportunities

• Both Painting 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 Add smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/tenants.
• Both Install energy-efficient windows — Energy-efficient windows can reduce energy costs and improve home value.
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and comfort for potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting 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 Add smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/tenants. ↑
• Both Install energy-efficient windows — Energy-efficient windows can reduce energy costs and improve home value. ↑
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and comfort for potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+1.7% since first listed

4 events — show timeline

• 2026-03-17 Price Changed $299,990 Zillow
• 2025-08-06 Price Changed $297,990 Zillow
• 2025-07-29 Price Changed $296,990 Zillow
• 2024-09-11 Listed $294,990 Zillow