1803 S Wilkins Ave · Plant City, FL 33563

$279,000

3 bd · 2.0 ba · 2,192 sqft · SingleFamily public records · 63 Days on market

Built 1978 8,568 sqft lot ↓ 3% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this spacious 3-bedroom, 2-bathroom BLOCK home offering 2,192 square feet of comfortable living space with a layout designed for both everyday living and entertaining. Major updates provide added peace of mind, including a ONE YEAR OLD ROOF and a 7 YEAR OLD HVAC system. Enjoy the outdoor lifestyle with a beautiful backyard porch filled with natural light, perfect for relaxing or hosting guests, plus a SECOND porch that adds even more flexibility and charm. The newly installed 8-foot fence creates a private, fully enclosed backyard retreat ideal for gatherings, pets, or quiet evenings at home. Conveniently located near major highways, shopping, dining, fuel, and more, this property offers both accessibility and comfort in one package. With key system updates, generous living space, and inviting outdoor features, this property offers a great blend of comfort and functionality.

Key facts

• Second porch
• Seven year old hvac
• One year old roof

Tags

• ONE YEAR OLD ROOF
• SEVEN YEAR OLD HVAC
• BACKYARD PORCH
• SECOND PORCH
• EIGHT FOOT FENCE
• PRIVATE BACKYARD RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (21.7% below list).
• Recommended offer: $218k (21.7% 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: Jackson Elementary School (math 36% / reading 25%, grade F, #1,862 of 2,144 statewide, top 88%, 487 students, 83% 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) — zoned schools average 70% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 48% district-wide (-16 pts) — the specific schools serving this property underperform the Hillsborough average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.6%/yr); 183 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 44% of the median local income ($60k/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 $8k 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 63 days — a 6% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $60k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $218,355 (21.7% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.78% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.41×
• Total profit: $-46,198
• Equity at exit: $41,600

10-year hold

• IRR: -14.8%
• Equity multiple: 0.25×
• Total profit: $-58,394
• Equity at exit: $24,123

Cash invested: $78,120 (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 33563

• Home prices YoY: -23.2%
• Rents YoY: -0.6%
• Active inventory: 183
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,184 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$58 /mo · $701/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $87

Break-even live

Break-even rent $2,073

Max offer price $279,000

Occupancy floor 91%

Sensitivity live

Price	-10% $245	-5% $166	+0% $87	+5% $8	+10% $-71
Rent	-10% $-85	-5% $1	+0% $87	+5% $173	+10% $260
Rate	-1.0pp $228	-0.5pp $158	base $87	+0.5pp $15	+1.0pp $-59

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1304 E Ohio St Plant City, FL	3.0	2.0	1402	$2,200	$1.57	19d	1	0.45mi
1001 N Bracewell Dr Plant City, FL	4.0	2.0	1800	$2,250	$1.25	26d	1	1.08mi
813 Wiltonway Dr Plant City, FL	3.0	2.0	1521	$1,995	$1.31	26d	1	1.09mi
1005 N Bracewell Dr Plant City, FL	3.0	2.0	1428	$2,200	$1.54	26d	1	1.11mi
1 W Reynolds St Unit 1 Plant City, FL	3.0	2.5	2000	$1,695	$0.85	26d	1	1.20mi
817 Ashentree Dr Plant City, FL	3.0	2.5	1820	$2,200	$1.21	22d	1	1.31mi
1809 Avon St Plant City, FL	4.0	3.0	1584	$2,089	$1.32	6d	1	1.40mi

Listing history 25 events

1. 2026-06-18
   days on market $279,000 Active 63 DOM
2. 2026-06-17
   days on market $279,000 Active 62 DOM
3. 2026-06-16
   days on market $279,000 Active 61 DOM
4. 2026-06-16
   price $279,000 Active 60 DOM
5. 2026-06-15
   days on market $289,000 Active 60 DOM
6. 2026-06-13
   days on market $289,000 Active 58 DOM
7. 2026-06-13
   days on market $289,000 Active 57 DOM
8. 2026-06-09
   days on market $289,000 Active 54 DOM
9. 2026-06-08
   days on market $289,000 Active 53 DOM
10. 2026-06-07
    days on market $289,000 Active 52 DOM
11. 2026-06-04
    days on market $289,000 Active 49 DOM
12. 2026-06-03
    days on market $289,000 Active 48 DOM
13. 2026-06-02
    days on market $289,000 Active 47 DOM
14. 2026-06-01
    days on market $289,000 Active 46 DOM
15. 2026-05-31
    days on market $289,000 Active 45 DOM
16. 2026-05-15
    price $299,000 897-char remark

    Show marketing remark (897 chars)

    Step into this spacious 3-bedroom, 2-bathroom BLOCK home offering 2,192 square feet of comfortable living space with a layout designed for both everyday living and entertaining. Major updates provide added peace of mind, including a ONE YEAR OLD ROOF and a 7 YEAR OLD HVAC system. Enjoy the outdoor lifestyle with a beautiful backyard porch filled with natural light, perfect for relaxing or hosting guests, plus a SECOND porch that adds even more flexibility and charm. The newly installed 8-foot fence creates a private, fully enclosed backyard retreat ideal for gatherings, pets, or quiet evenings at home. Conveniently located near major highways, shopping, dining, fuel, and more, this property offers both accessibility and comfort in one package. With key system updates, generous living space, and inviting outdoor features, this property offers a great blend of comfort and functionality.

17. 2026-05-13
    price $309,000 897-char remark

    Show marketing remark (897 chars)

    Step into this spacious 3-bedroom, 2-bathroom BLOCK home offering 2,192 square feet of comfortable living space with a layout designed for both everyday living and entertaining. Major updates provide added peace of mind, including a ONE YEAR OLD ROOF and a 7 YEAR OLD HVAC system. Enjoy the outdoor lifestyle with a beautiful backyard porch filled with natural light, perfect for relaxing or hosting guests, plus a SECOND porch that adds even more flexibility and charm. The newly installed 8-foot fence creates a private, fully enclosed backyard retreat ideal for gatherings, pets, or quiet evenings at home. Conveniently located near major highways, shopping, dining, fuel, and more, this property offers both accessibility and comfort in one package. With key system updates, generous living space, and inviting outdoor features, this property offers a great blend of comfort and functionality.

18. 2026-05-07
    price $319,000 897-char remark

    Show marketing remark (897 chars)

    Step into this spacious 3-bedroom, 2-bathroom BLOCK home offering 2,192 square feet of comfortable living space with a layout designed for both everyday living and entertaining. Major updates provide added peace of mind, including a ONE YEAR OLD ROOF and a 7 YEAR OLD HVAC system. Enjoy the outdoor lifestyle with a beautiful backyard porch filled with natural light, perfect for relaxing or hosting guests, plus a SECOND porch that adds even more flexibility and charm. The newly installed 8-foot fence creates a private, fully enclosed backyard retreat ideal for gatherings, pets, or quiet evenings at home. Conveniently located near major highways, shopping, dining, fuel, and more, this property offers both accessibility and comfort in one package. With key system updates, generous living space, and inviting outdoor features, this property offers a great blend of comfort and functionality.

19. 2026-04-16
    listed $339,000 Active 897-char remark

    Show marketing remark (897 chars)

    Step into this spacious 3-bedroom, 2-bathroom BLOCK home offering 2,192 square feet of comfortable living space with a layout designed for both everyday living and entertaining. Major updates provide added peace of mind, including a ONE YEAR OLD ROOF and a 7 YEAR OLD HVAC system. Enjoy the outdoor lifestyle with a beautiful backyard porch filled with natural light, perfect for relaxing or hosting guests, plus a SECOND porch that adds even more flexibility and charm. The newly installed 8-foot fence creates a private, fully enclosed backyard retreat ideal for gatherings, pets, or quiet evenings at home. Conveniently located near major highways, shopping, dining, fuel, and more, this property offers both accessibility and comfort in one package. With key system updates, generous living space, and inviting outdoor features, this property offers a great blend of comfort and functionality.

20. 2024-08-17
    historical 285-char remark

    Show marketing remark (285 chars)

    This beautiful spacious 3 bedroom 2 bath home has so much to offer! Home is in very good condition and well kept. Gorgeous kitchen with tile and wood floors. Fenced backyard perfect for everyone! Just minutes from Dining, Shopping and entertainment. This opportunity won't last long!

21. 2024-07-14
    listed $309,999 Active
22. 2024-06-25
    price $294,700 285-char remark

    Show marketing remark (285 chars)

    This beautiful spacious 3 bedroom 2 bath home has so much to offer! Home is in very good condition and well kept. Gorgeous kitchen with tile and wood floors. Fenced backyard perfect for everyone! Just minutes from Dining, Shopping and entertainment. This opportunity won't last long!

23. 2024-06-20
    listed $309,700 Active 285-char remark

    Show marketing remark (285 chars)

    This beautiful spacious 3 bedroom 2 bath home has so much to offer! Home is in very good condition and well kept. Gorgeous kitchen with tile and wood floors. Fenced backyard perfect for everyone! Just minutes from Dining, Shopping and entertainment. This opportunity won't last long!

24. 2024-06-19
    historical
25. 2024-06-07
    listed $309,700 Active

ⓘ 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: $701 · $58/mo
• Projected year-2 tax: $2,316 · $193/mo
• Expected delta: +$1,615/yr (+$135/mo · 230.4%)

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

Taxation est. · year 1

• Rental income: $26,203
• − Mortgage interest: −$15,628
• − Property taxes: −$701
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − Depreciation: −$8,116
• Taxable loss: −$3,830
• Est. tax savings @ 24.0%: +$919
• After-tax cash flow: $1,966/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.

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): 25,896
• Household income: $60,131
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 932.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 43% Hispanic / Latino 39% Black 15% Two or more races 15% Native American 2%
• Hispanic origin (detail): Mexican 24% Puerto Rican 5% Cuban 1%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 66% English-only · Spanish 34%

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: ▼ -103.29%
• Current HPI: 342.5789
• Rent YoY: ▼ -0.57%
• 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

-3.5% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-13 Price Changed $309,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $319,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Listed $339,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-17 Listing Removed — SCMLS
• 2024-07-14 Listed $309,999 Stellar MLS as Distributed by MLS Grid
• 2024-06-25 Price Changed $294,700 SCMLS
• 2024-06-20 Listed $309,700 SCMLS
• 2024-06-19 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-06-07 Listed $309,700 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.1%/yr

Latest (2023): $701 · +5.5% YoY. Source: county tax records.