308 W Dixie St · Plant City, FL 33563

$185,000

2 bd · 2.0 ba · 892 sqft · SingleFamily public records · 6 Days on market

Built 1940 7,560 sqft lot

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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 +12.5/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2 bedroom/2 bath home located in Plant City. Close to I-4 in case you have to commute. Rear entry to the property keeps front of house aesthetically pleasing.

Key facts

• Durable metal roof
• 7,560 sq ft lot
• Parking

Tags

• WELCOMING FRONT PORCH
• SPACIOUS FLORIDA ROOM
• SEPARATE LIVING STUDIO
• DURABLE METAL ROOF
• COVERED ONE-CAR CARPORT
• PLENTY OF STORAGE SPACE

Property features AI

Finance

• Other: Lot is landscaped, level and paved (approx. 0.17 acre, dimensions 56 x 135); Roads are asphalt/paved; Trees and landscaping on lot
• HOA & community: No HOA/association; Pets allowed

Exterior

• Parking: Driveway; Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected; High-speed internet / broadband available
• Home design: Single-family residence; One story; South-facing; Residential zoning (R-1)
• Construction: Frame construction with vinyl siding and asbestos materials; Metal roof; Crawlspace foundation; Built area about 1,438 sq ft
• Exterior features: Covered, enclosed rear patio/porch; Patio; Rear porch; Exterior lighting; Sidewalk; Storage (shed)

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Solid wood cabinets; Window treatments (including blinds)
• Laundry & utility: Washer; Dryer; Laundry room (outside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-28 ($-341/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (17.2% below list).
• Recommended offer: $153k (17.2% 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: Wilson Elementary School (math 37% / reading 37%, grade F, #1,609 of 2,144 statewide, top 77%, 317 students, 89% 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 73% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.6%/yr); 181 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 31% 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 $1k of loan paydown is wiped out by about $6k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,189 (17.2% 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. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 10.1

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: -20.7%
• Equity multiple: 0.30×
• Total profit: $-36,276
• Equity at exit: $27,584

10-year hold

• IRR: -22.4%
• Equity multiple: 0.01×
• Total profit: $-51,271
• Equity at exit: $15,995

Cash invested: $51,800 (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: 181
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,532 high
• Mortgage (P&I): −$970
• Tax from tax record: −$191 /mo · $2,296/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-28

Break-even live

Break-even rent $1,568

Max offer price $179,987

Occupancy floor 97%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1408 Spencer Ct Apt A Plant City, FL	2.0	1.0	754	$1,200	$1.59	24d	1	0.09mi
1309 N Franklin St Plant City, FL	2.0	2.0	1042	$1,750	$1.68	5d	1	0.28mi
507 W Baker St Plant City, FL	2.0	1.0	1000	$1,199	$1.20	24d	1	0.85mi
603 N Dort St Unit 1106-E Plant City, FL	2.0	1.5	1100	$1,699	$1.54	24d	1	0.93mi
603 N Dort St Plant City, FL	1.0–2.0	1.0–2.0	975	$1,699	$1.74	1d	11	0.93mi
603 N Dort St Unit 1106-H Plant City, FL	2.0	1.5	1100	$1,699	$1.54	14d	1	0.93mi
603 N Dort St Unit 1306-2B Plant City, FL	2.0	1.0	900	$1,449	$1.61	22d	1	0.93mi
113 S Collins St Apt 2 Plant City, FL	2.0	1.0	850	$1,400	$1.65	24d	1	1.01mi
111 Pearl St Plant City, FL	2.0	1.0	850	$1,500	$1.76	24d	1	1.05mi
1001 Jenkins St Unit A Plant City, FL	2.0	1.0	1000	$2,050	$2.05	24d	1	1.13mi
1802 W House St Unit B Plant City, FL	2.0	1.0	800	$1,640	$2.05	5d	1	1.14mi
1211 Goldfinch Dr Plant City, FL	1.0–2.0	1.0	770	$1,614	$2.10	1d	12	1.16mi
2210 Thonotosassa Rd Unit 8 Plant City, FL	1.0	1.0	625	$950	$1.52	24d	1	1.26mi
809 1/2 W Warren St Plant City, FL	3.0	2.0	947	$1,650	$1.74	24d	1	1.29mi
501 W Ball St Unit War814 Plant City, FL	2.0	1.0	614	$1,499	$2.44	11d	1	1.42mi
501 W Ball St Unit Bal12135 Plant City, FL	2.0	1.0	624	$1,499	$2.40	24d	1	1.42mi
501 W Ball St Unit Hun303 Plant City, FL	1.0	1.0	614	$1,399	$2.28	24d	1	1.42mi
501 W Ball St Unit 609-02 Plant City, FL	2.0	1.0	780	$1,499	$1.92	3d	1	1.42mi
501 W Ball St Unit 705-13 Plant City, FL	2.0	1.0	780	$1,499	$1.92	22d	1	1.42mi
2120 Village Park Rd Plant City, FL	1.0–3.0	1.0–2.0	1025	$1,575	$1.54	1d	17	1.50mi

Listing history 10 events

1. 2026-05-17
   status Pending 1709-char remark
2. 2026-05-12
   price $185,000 1709-char remark
3. 2026-05-11
   listed $175,000 Active 1709-char remark
4. 2023-04-04
   soldstatus $179,500 Closed 167-char remark

   Show marketing remark (167 chars)

   Charming 2 bedroom/2 bath home located in Plant City. Close to I-4 in case you have to commute. Rear entry to the property keeps front of house aesthetically pleasing.

5. 2023-03-03
   status Pending 167-char remark

   Show marketing remark (167 chars)

   Charming 2 bedroom/2 bath home located in Plant City. Close to I-4 in case you have to commute. Rear entry to the property keeps front of house aesthetically pleasing.

6. 2023-02-27
   listed $179,500 Active 167-char remark

   Show marketing remark (167 chars)

   Charming 2 bedroom/2 bath home located in Plant City. Close to I-4 in case you have to commute. Rear entry to the property keeps front of house aesthetically pleasing.

7. 2011-10-05
   soldstatus $80,000
8. 2010-11-16
   historical
9. 2009-02-13
   listed $79,900
10. 1991-09-01
    soldstatus $51,500

ⓘ 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: $2,296 · $191/mo
• Projected year-2 tax: $2,296 · $191/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,383
• − Mortgage interest: −$10,363
• − Property taxes: −$2,296
• − Insurance: −$925
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$5,382
• Taxable loss: −$3,524
• Est. tax savings @ 24.0%: +$846
• After-tax cash flow: $505/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

+259.2% since first listed

10 events — show timeline

• 2026-05-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-12 Price Changed $185,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2023-04-04 Sold (MLS) $179,500 Stellar MLS as Distributed by MLS Grid
• 2023-03-03 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-02-27 Listed $179,500 Stellar MLS as Distributed by MLS Grid
• 2011-10-05 Sold (Public Records) $80,000 Public Records
• 2010-11-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2009-02-13 Listed $79,900 Stellar MLS as Distributed by MLS Grid
• 1991-09-01 Sold (Public Records) $51,500 Public Records

Property tax history

+9.9%/yr

Latest (2025): $2,296 · +4.6% YoY. Source: county tax records.