Monterey Plan · Plant City, FL 33565

$457,999

4 bd · 2.5 ba · 2,911 sqft · SingleFamily · 144 Days on market

Good condition

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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 +6.8/30.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Style meets space in the 2-story Monterey floor plan, offering 4 bedrooms, 2.5 bathrooms, a 2-car garage and 2,911 square feet of thoughtfully designed living space. On the first floor, enjoy a bright, open-concept layout with a spacious great room, dining area and kitchen with an island-perfect for hosting or everyday moments. A covered lanai extends your living space outdoors, while a flex room near the front of the home is ready to become a home office, hobby room, or more. A downstairs powder room and easy garage access are ultra-convenient. Upstairs, the private primary suite features a spa-inspired bathroom and large walk-in closet, while 3 bedrooms share 1 bathroom. A central loft adds extra room to lounge, play, or work. And, you have options! • Optional outdoor kitchen/rough in • Optional open stair rail • And more!

Key facts

• Covered lanai
• Flex room
• Large walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• COVERED LANAI
• FLEX ROOM
• PRIVATE PRIMARY SUITE
• SPA-INSPIRED BATHROOM
• LARGE WALK-IN CLOSET

🏗️ New construction. The $457,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $462,009.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $458k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-712 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $359k (21.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $314k (31.4% below list).
• Recommended offer: $314k (31.4% 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: 426 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 74d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $3,141/mo this rent would consume 51% 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 144 days — a 12% lower offer ($403k) 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 $314,086 (31.4% 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 144 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.68% ✗
• Cap rate: 4.44%
• Cash-on-cash: -6.60%
• DSCR: 0.71
• GRM: 12.3

CMA / ARV

• ARV (median comp): $462,009
• List price: $457,999
• Delta: -0.87%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 9 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 (+0%)	9mo	$565,000	$193	81
3406 Lumber Falls Dr	0.27mi	4/3.5	2,600 (-11%)	11mo	$509,000	$196	56
3434 Lumber Falls Dr	0.32mi	4/3.0	2,399 (-18%)	3mo	$496,999	$207	56
3909 Harvest Hearth Pl	1.09mi	4/3.5	2,794 (-4%)	4mo	$473,490	$169	51
3920 Harvest Hearth Pl	1.09mi	4/3.0	2,537 (-13%)	5mo	$454,545	$179	37
3918 Harvest Hearth Pl	1.09mi	4/3.5	3,275 (+12%)	6mo	$494,740	$151	35
3519 Thistle Bank Ct	0.86mi	5/3.0 (+1)	2,639 (-9%)	14mo	$409,990	$155	30
3331 Ivy Hollow Dr	0.89mi	5/3.0 (+1)	2,605 (-10%)	14mo	$397,990	$153	29
3437 Ivy Hollow Dr	0.91mi	4/3.0	3,313 (+14%)	22mo	$457,990	$138	22

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: -27.7%
• Equity multiple: 0.07×
• Total profit: $-120,138
• Equity at exit: $68,887

10-year hold

• IRR: -26.1%
• Equity multiple: -0.26×
• Total profit: $-162,778
• Equity at exit: $39,946

Cash invested: $129,363 (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: 31 active · 5 under contract
• Months of supply: 186.0 mo (1%/mo absorbed)
• Median asking: $470,000 ($167/sqft)
• Median days on market: 249 d
• This list price: 39% of active listings are priced below it
• ARV vs active asking: -5.1% 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: 426
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $3,141 medium
• Mortgage (P&I): −$2,423
• Tax est. 1.5%: −$578 /mo · $6,930/yr
• Insurance: −$193
• HOA: −$0
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $-712

Break-even live

Break-even rent $4,042

Max offer price $359,045

Occupancy floor —

Sensitivity live

Price	-10% $-392	-5% $-552	+0% $-712	+5% $-871	+10% $-1,031
Rent	-10% $-960	-5% $-836	+0% $-712	+5% $-587	+10% $-463
Rate	-1.0pp $-479	-0.5pp $-594	base $-712	+0.5pp $-831	+1.0pp $-953

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: $115,502
• Closing costs: $13,860
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3440 Ivy Hollow Dr Plant City, FL	5.0	3.0	2605	$2,750	$1.06	73d	1	0.94mi
3809 Sunny Spring St Plant City, FL	5.0	3.0	2964	$2,800	$0.94	73d	1	1.06mi
3827 Sunny Spring St Plant City, FL	4.0	3.0	2756	$3,150	$1.14	73d	1	1.12mi

Listing history 50 events

1. 2026-08-08
   days on market $457,999 Active 144 DOM
2. 2026-08-06
   days on market $457,999 Active 142 DOM
3. 2026-08-05
   days on market $457,999 Active 141 DOM
4. 2026-08-04
   days on market $457,999 Active 140 DOM
5. 2026-08-03
   days on market $457,999 Active 139 DOM
6. 2026-07-31
   days on market $457,999 Active 136 DOM
7. 2026-07-30
   days on market $457,999 Active 134 DOM
8. 2026-07-28
   days on market $457,999 Active 133 DOM
9. 2026-07-26
   days on market $457,999 Active 131 DOM
10. 2026-07-24
    days on market $457,999 Active 129 DOM
11. 2026-07-23
    days on market $457,999 Active 128 DOM
12. 2026-07-22
    days on market $457,999 Active 127 DOM
13. 2026-07-21
    days on market $457,999 Active 126 DOM
14. 2026-07-20
    days on market $457,999 Active 125 DOM
15. 2026-07-18
    days on market $457,999 Active 122 DOM
16. 2026-07-16
    days on market $457,999 Active 121 DOM
17. 2026-07-15
    days on market $457,999 Active 120 DOM
18. 2026-07-13
    days on market $457,999 Active 118 DOM
19. 2026-07-13
    days on market $457,999 Active 117 DOM
20. 2026-07-11
    days on market $457,999 Active 116 DOM
21. 2026-07-10
    days on market $457,999 Active 115 DOM
22. 2026-07-09
    days on market $457,999 Active 114 DOM
23. 2026-07-07
    days on market $457,999 Active 112 DOM
24. 2026-07-06
    days on market $457,999 Active 111 DOM
25. 2026-07-06
    days on market $457,999 Active 110 DOM
26. 2026-07-04
    days on market $457,999 Active 108 DOM
27. 2026-07-02
    days on market $457,999 Active 107 DOM
28. 2026-07-01
    days on market $457,999 Active 106 DOM
29. 2026-06-30
    days on market $457,999 Active 105 DOM
30. 2026-06-29
    days on market $457,999 Active 104 DOM
31. 2026-06-28
    days on market $457,999 Active 103 DOM
32. 2026-06-27
    days on market $457,999 Active 102 DOM
33. 2026-06-26
    days on market $457,999 Active 101 DOM
34. 2026-06-24
    days on market $457,999 Active 99 DOM
35. 2026-06-22
    days on market $457,999 Active 97 DOM
36. 2026-06-21
    days on market $457,999 Active 96 DOM
37. 2026-06-18
    days on market $457,999 Active 93 DOM
38. 2026-06-17
    days on market $457,999 Active 92 DOM
39. 2026-06-16
    days on market $457,999 Active 91 DOM
40. 2026-06-15
    days on market $457,999 Active 90 DOM
41. 2026-06-13
    days on market $457,999 Active 88 DOM
42. 2026-06-13
    days on market $457,999 Active 87 DOM
43. 2026-06-09
    days on market $457,999 Active 84 DOM
44. 2026-06-08
    days on market $457,999 Active 83 DOM
45. 2026-06-07
    days on market $457,999 Active 82 DOM
46. 2026-06-04
    days on market $457,999 Active 79 DOM
47. 2026-06-03
    days on market $457,999 Active 78 DOM
48. 2026-06-02
    days on market $457,999 Active 77 DOM
49. 2026-06-01
    days on market $457,999 Active 76 DOM
50. 2026-05-31
    days on market $457,999 Active 75 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: $37,690
• − Mortgage interest: −$25,880
• − Property taxes: −$6,930
• − Insurance: −$2,310
• − Repairs & maintenance: −$3,015
• − Management: −$3,015
• − Depreciation: −$13,440
• Taxable loss: −$16,900
• Est. tax savings @ 24.0%: +$4,056
• After-tax cash flow: $-4,483/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 None rehab

This home is in excellent condition with no visible repairs needed. It offers a good ROI with updates focusing on curb appeal and interior modernization.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Upgrading kitchen appliances — Modernizes the kitchen and attracts buyers ↑
• Resale Upgrading bathrooms with modern fixtures — Modernizes bathrooms and attracts buyers ↑
• Both Upgrading HVAC system — Improves comfort and energy efficiency ↑

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 $455,999 Zillow
• 2026-04-07 Relisted — Zillow
• 2026-04-03 Delisted — Zillow
• 2026-03-22 Price Changed $453,999 Zillow
• 2026-03-13 Listed $451,999 Zillow