Harrisburg Plan · Plant City, FL 33565

$346,330

4 bd · 2.0 ba · 1,817 sqft · SingleFamily · 444 Days on market

Excellent condition ↓ 10% since listing

---

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 +9.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This convenient single-story plan opens to an inviting dining room with shared access to the kitchen and family room, ideal for seamless modern living. Tucked behind the kitchen, three secondary bedrooms enjoy their own wing of the home, while the expansive owner's suite is ideally situated in the back corner, a peaceful retreat.

Key facts

• Kitchen
• Family room
• Secondary bedrooms

Tags

• DINING ROOM
• KITCHEN
• FAMILY ROOM
• SECONDARY BEDROOMS
• OWNER'S SUITE

🏗️ New construction. The $346,330 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $348,483.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $346k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-258 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $311k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (21.4% below list).
• Recommended offer: $272k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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; 32 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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 44% 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 444 days — a 12% lower offer ($305k) is reasonable based on typical stale-listing flexibility.

Recommended offer $272,211 (21.4% 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 444 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.78% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.17%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (median comp): $348,483
• List price: $346,330
• Delta: -0.62%
• 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
4023 Northern Key Dr	0.20mi	4/2.5	1,870 (+3%)	16mo	$341,990	$183	71
4018 Northern Key Dr	0.19mi	4/2.5	1,870 (+3%)	16mo	$337,990	$181	71
3647 Forest Path Dr	0.37mi	4/2.0	1,817 (0%)	17mo	$351,900	$194	68
2322 Allium Roseun Ln	0.49mi	3/2.0 (-1)	1,817 (0%)	6mo	$333,600	$184	67
1705 Tropical Oasis Ave	0.31mi	4/2.0	1,935 (+6%)	10mo	$358,590	$185	66
3923 Radiant Mountain Dr	0.05mi	4/2.0	1,607 (-12%)	18mo	$345,000	$215	64
3653 Forest Path Dr	0.34mi	4/2.0	1,936 (+6%)	16mo	$352,900	$182	60
3772 Capital Reserve Dr	0.32mi	4/2.0	1,936 (+6%)	19mo	$349,900	$181	58
3509 Capital Reserve Dr	0.71mi	4/2.0	1,828 (+1%)	13mo	$364,990	$200	55
1708 Light Gardens Ave	0.68mi	4/2.0	1,828 (+1%)	17mo	$364,985	$200	53
3746 Capital Reserve Dr	0.37mi	3/2.0 (-1)	1,556 (-14%)	20mo	$355,925	$229	37
1803 Tahitian Sunrise Dr	0.65mi	3/2.0 (-1)	1,672 (-8%)	20mo	$334,795	$200	34

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: -21.6%
• Equity multiple: 0.25×
• Total profit: $-72,849
• Equity at exit: $51,960

10-year hold

• IRR: -15.3%
• Equity multiple: 0.13×
• Total profit: $-84,413
• Equity at exit: $30,130

Cash invested: $97,575 (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 · 5 under contract
• Months of supply: 66.0 mo (2%/mo absorbed)
• Median asking: $329,695 ($188/sqft)
• Median days on market: 81 d
• This list price: 59% of active listings are priced below it
• ARV vs active asking: +1.8% 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: 10.6×

Monthly cashflow live

• Estimated rent: $2,722 high
• Mortgage (P&I): −$1,827
• Tax est. 1.5%: −$436 /mo · $5,227/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $-258

Break-even live

Break-even rent $3,048

Max offer price $311,176

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-137	+0% $-258	+5% $-378	+10% $-499
Rent	-10% $-473	-5% $-365	+0% $-258	+5% $-150	+10% $-43
Rate	-1.0pp $-82	-0.5pp $-169	base $-258	+0.5pp $-348	+1.0pp $-440

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: $87,121
• Closing costs: $10,454
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3852 Northern Key Dr Plant City, FL	4.0	2.0	1936	$2,599	$1.34	75d	1	0.08mi
3830 Northern Key Dr Plant City, FL	3.0	2.0	1555	$2,500	$1.61	30d	1	0.16mi
1629 Tropical Oasis Ave Plant City, FL	4.0	2.0	1936	$2,499	$1.29	6d	1	0.35mi
3916 N Maryland Ave Plant City, FL	4.0	3.0	2223	$2,610	$1.17	82d	1	0.40mi
3916 N Maryland Ave Plant City, FL	4.0	3.0	2223	$2,610	$1.17	75d	1	0.40mi
3911 N Maryland Ave Plant City, FL	4.0	3.0	2223	$2,600	$1.17	120d	1	0.43mi
2318 Allium Roseum Ln Plant City, FL	4.0	2.0	1817	$2,300	$1.27	54d	1	0.50mi
3615 Natural Trace St Plant City, FL	4.0	2.0	1935	$2,250	$1.16	30d	1	0.56mi
1206 Tahitian Sunrise Dr Plant City, FL	4.0	3.0	2435	$2,850	$1.17	44d	1	0.57mi
2505 Williams Rd Plant City, FL	3.0	2.0	2052	$1,950	$0.95	120d	1	0.60mi
3830 Capri Coast Dr Plant City, FL	4.0	2.0	1844	$2,600	$1.41	0d	1	0.71mi
3872 Capri Coast Dr Plant City, FL	4.0	2.0	2162	$2,395	$1.11	69d	1	0.72mi
3872 Capri Coast Dr Plant City, FL	4.0	2.0	2162	$2,395	$1.11	71d	1	0.72mi
3507 N Maryland Ave Plant City, FL	4.0	3.0	2576	$2,600	$1.01	29d	1	0.74mi
3507 N Maryland Ave Plant City, FL	4.0	3.0	2557	$2,495	$0.98	79d	1	0.74mi
3507 N Maryland Ave Plant City, FL	4.0	3.0	2576	$2,600	$1.01	27d	1	0.74mi
3747 Capri Coast Dr Plant City, FL	4.0	2.5	2035	$2,695	$1.32	95d	1	0.74mi
1312 Tahitian Sunrise Dr Plant City, FL	4.0	2.0	1935	$2,195	$1.13	10d	1	0.76mi
3513 Coastal Dusk Dr Plant City, FL	3.0	2.0	1555	$2,100	$1.35	44d	1	0.76mi
1412 Tahitian Sunrise Dr Plant City, FL	3.0	2.0	1540	$2,200	$1.43	62d	1	0.80mi
1412 Tahitian Sunrise Dr Plant City, FL	3.0	2.0	1540	$2,200	$1.43	24d	1	0.80mi
1458 Tahitian Sunrise Dr Plant City, FL	4.0	2.0	1935	$2,345	$1.21	80d	1	0.83mi
3306 N Wilder Rd Plant City, FL	3.0	2.0	1353	$1,650	$1.22	27d	1	0.95mi
4025 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,425	$1.55	117d	1	1.15mi
4027 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$3,200	$2.04	117d	1	1.15mi
4010 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,100	$1.34	73d	1	1.19mi
4008 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,250	$1.44	76d	1	1.20mi
4005 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,450	$1.57	24d	1	1.20mi
4005 Westwood Fields Loop Unit 4005 Plant City, FL	3.0	2.0	1565	$2,500	$1.60	120d	1	1.20mi
3410 Ivy Hollow Dr Plant City, FL	4.0	2.0	1846	$2,650	$1.44	30d	1	1.31mi
3329 Shady Sunrise Loop Plant City, FL	3.0	2.0	1513	$2,450	$1.62	10d	1	1.33mi
3440 Ivy Hollow Dr Plant City, FL	5.0	3.0	2605	$2,750	$1.06	120d	1	1.43mi

Listing history 50 events

1. 2026-09-05
   days on market $346,330 Active 444 DOM
2. 2026-09-04
   days on market $346,330 Active 443 DOM
3. 2026-09-03
   days on market $346,330 Active 442 DOM
4. 2026-08-31
   days on market $346,330 Active 439 DOM
5. 2026-08-30
   days on market $346,330 Active 438 DOM
6. 2026-08-29
   days on market $346,330 Active 437 DOM
7. 2026-08-28
   days on market $346,330 Active 436 DOM
8. 2026-08-27
   days on market $346,330 Active 435 DOM
9. 2026-08-26
   days on market $346,330 Active 434 DOM
10. 2026-08-25
    days on market $346,330 Active 433 DOM
11. 2026-08-24
    days on market $346,330 Active 432 DOM
12. 2026-08-23
    days on market $346,330 Active 431 DOM
13. 2026-08-22
    days on market $346,330 Active 430 DOM
14. 2026-08-20
    days on market $346,330 Active 428 DOM
15. 2026-08-19
    days on market $346,330 Active 427 DOM
16. 2026-08-18
    days on market $346,330 Active 426 DOM
17. 2026-08-17
    days on market $346,330 Active 425 DOM
18. 2026-08-16
    days on market $346,330 Active 424 DOM
19. 2026-08-15
    days on market $346,330 Active 423 DOM
20. 2026-08-14
    pricedays on market $346,330 Active 422 DOM
21. 2026-08-13
    pricedays on market $342,830 Active 421 DOM
22. 2026-08-12
    days on market $342,330 Active 420 DOM
23. 2026-08-11
    days on market $342,330 Active 419 DOM
24. 2026-08-10
    days on market $342,330 Active 418 DOM
25. 2026-08-09
    pricedays on market $342,330 Active 417 DOM
26. 2026-08-08
    days on market $339,830 Active 416 DOM
27. 2026-08-06
    days on market $339,830 Active 414 DOM
28. 2026-08-05
    days on market $339,830 Active 413 DOM
29. 2026-08-04
    days on market $339,830 Active 412 DOM
30. 2026-08-03
    pricedays on market $339,830 Active 411 DOM
31. 2026-07-31
    days on market $337,830 Active 408 DOM
32. 2026-07-30
    pricedays on market $337,830 Active 406 DOM
33. 2026-07-28
    pricedays on market $337,330 Active 405 DOM
34. 2026-07-26
    pricedays on market $336,830 Active 403 DOM
35. 2026-07-24
    days on market $336,330 Active 401 DOM
36. 2026-07-23
    days on market $336,330 Active 400 DOM
37. 2026-07-22
    days on market $336,330 Active 399 DOM
38. 2026-07-21
    pricedays on market $336,330 Active 398 DOM
39. 2026-07-20
    days on market $335,830 Active 397 DOM
40. 2026-07-18
    pricedays on market $335,830 Active 394 DOM
41. 2026-07-16
    days on market $335,330 Active 393 DOM
42. 2026-07-15
    days on market $335,330 Active 392 DOM
43. 2026-07-13
    days on market $335,330 Active 390 DOM
44. 2026-07-13
    pricedays on market $335,330 Active 389 DOM
45. 2026-07-11
    days on market $334,330 Active 388 DOM
46. 2026-07-10
    days on market $334,330 Active 387 DOM
47. 2026-07-09
    days on market $334,330 Active 386 DOM
48. 2026-07-07
    days on market $334,330 Active 384 DOM
49. 2026-07-06
    days on market $334,330 Active 383 DOM
50. 2026-07-06
    days on market $334,330 Active 382 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: $32,665
• − Mortgage interest: −$19,520
• − Property taxes: −$5,227
• − Insurance: −$1,742
• − Repairs & maintenance: −$2,613
• − Management: −$2,613
• − Depreciation: −$10,138
• Taxable loss: −$9,189
• Est. tax savings @ 24.0%: +$2,205
• After-tax cash flow: $-889/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

Excellent 95/100 None rehab

This Harrisburg Plan in Plant City, FL is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New paint in interior — Enhances interior aesthetics and value ↑

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
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-9.7% since first listed

14 events — show timeline

• 2026-05-18 Price Changed $330,330 Zillow
• 2026-05-16 Price Changed $329,830 Zillow
• 2026-05-15 Price Changed $329,330 Zillow
• 2026-05-10 Price Changed $328,830 Zillow
• 2026-05-09 Price Changed $328,330 Zillow
• 2026-05-05 Price Changed $327,830 Zillow
• 2026-05-04 Price Changed $327,330 Zillow
• 2026-04-26 Price Changed $326,830 Zillow
• 2026-04-24 Price Changed $325,830 Zillow
• 2026-04-12 Price Changed $324,830 Zillow
• 2026-04-02 Price Changed $324,330 Zillow
• 2026-03-02 Price Changed $319,330 Zillow
• 2026-02-14 Price Changed $316,830 Zillow
• 2025-06-18 Listed $365,830 Zillow