118 W Drew St · Plant City, FL 33563

$210,000

3 bd · 2.0 ba · 1,396 sqft · SingleFamily public records · 12 Days on market

Built 1925 6,000 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 +15.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity in Plant City! This 3-bedroom, 2-bathroom property is ready for its new owner to add their personal touch and unlock its full potential. The home features a spacious screened-in front porch, two storage sheds, a wooden gazebo perfect for outdoor gatherings, and a fully fenced yard. Key upgrades include a metal roof installed in 2015, newer windows, and solar panels installed in 2021—which the seller will pay off at closing. The spacious primary bedroom includes a private en-suite bathroom. While the property requires some repairs and updates, it represents an excellent opportunity for buyers seeking value, space, and the chance to customize their home. It is located

Key facts

• Metal roof
• Newer windows
• Two storage sheds

Tags

• SCREENED-IN FRONT PORCH
• TWO STORAGE SHEDS
• WOODEN GAZEBO
• FULLY FENCED YARD
• METAL ROOF
• NEWER WINDOWS

Property features AI

Finance

• Other: Unfurnished
• Financial info: Homestead exemption indicated
• HOA & community: No association; Pets allowed

Exterior

• Parking: Public asphalt road access
• Security: Closed-circuit cameras; Smoke detectors
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One story; South-facing; Residential zoning (R-1)
• Construction: Frame construction; Metal roof; Crawlspace foundation; Built on a 0.14-acre lot (approx. 60 x 100)
• Exterior features: Screened porch; Balcony; Gazebo; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: No central heating; Wall/window air conditioning units
• Interior features: Ceiling fans; Formal dining area; Aluminum-framed windows; Closed-circuit cameras; Smoke detectors
• Laundry & utility: Washer; Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $89 ($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 $195k (7.2% below list).
• Recommended offer: $195k (7.2% 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: Burney Elementary School (math 22% / reading 32%, grade F, #1,969 of 2,144 statewide, top 94%, 359 students, 81% FRL); Tomlin Middle School (math 45% / reading 39%, grade D-, #340 of 571 statewide, top 61%, 1,499 students, 64% 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 68% FRL vs 52% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 48% district-wide (-12 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 39% 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $42k; list at $210k implies a 404% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,923 (7.2% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 9.0

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: -16.8%
• Equity multiple: 0.42×
• Total profit: $-34,067
• Equity at exit: $31,312

10-year hold

• IRR: -15.4%
• Equity multiple: 0.25×
• Total profit: $-44,353
• Equity at exit: $18,157

Cash invested: $58,800 (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: 183
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,949 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $89

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 90%

Sensitivity live

Price	-10% $234	-5% $161	+0% $89	+5% $16	+10% $-56
Rent	-10% $-65	-5% $12	+0% $89	+5% $166	+10% $243
Rate	-1.0pp $194	-0.5pp $142	base $89	+0.5pp $34	+1.0pp $-21

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 W Grant St Plant City, FL	2.0–3.0	2.0	973	$1,650	$1.69	7d	2	0.09mi
501 W Ball St Unit 509-22 Plant City, FL	3.0	1.0	915	$1,699	$1.86	0d	1	0.36mi
1426 Tristar Dr Plant City, FL	3.0–4.0	2.5	1629	$2,090	$1.28	7d	1	0.55mi
1421 Tristar Dr Plant City, FL	3.0–4.0	2.0–2.5	1629	$1,955	$1.20	22d	6	0.58mi
809 1/2 W Warren St Plant City, FL	3.0	2.0	947	$1,650	$1.74	26d	1	0.62mi
1809 Avon St Plant City, FL	4.0	3.0	1584	$2,089	$1.32	7d	1	0.66mi
1204 W Alsobrook St Plant City, FL	2.0	1.0	1218	$1,750	$1.44	26d	1	0.71mi
1304 E Ohio St Plant City, FL	3.0	2.0	1402	$2,200	$1.57	20d	1	0.84mi
1311 W Washington St Plant City, FL	3.0	2.0	1600	$2,400	$1.50	1d	1	0.84mi
1321 E Alabama St Plant City, FL	3.0	1.0	1008	$1,500	$1.49	26d	1	0.84mi
813 Wiltonway Dr Plant City, FL	3.0	2.0	1521	$1,995	$1.31	26d	1	0.86mi
2302 Maki Rd Plant City, FL	2.0	1.5	908	$1,550	$1.71	18d	2	0.87mi
2302 Maki Rd Plant City, FL	2.0	1.5–2.0	1123	$1,522	$1.36	26d	3	0.87mi
105 N Davis St Unit 1 Plant City, FL	3.0	1.0	1300	$1,400	$1.08	26d	1	0.90mi
1001 Jenkins St Unit A Plant City, FL	2.0	1.0	1000	$2,050	$2.05	26d	1	0.91mi
507 W Baker St Plant City, FL	2.0	1.0	1000	$1,199	$1.20	26d	1	0.92mi
901 W Baker St Plant City, FL	3.0	2.0	1767	$2,700	$1.53	4d	1	1.00mi
901 W Baker St Plant City, FL	3.0	2.0	1767	$3,300	$1.87	5d	1	1.00mi
817 Ashentree Dr Plant City, FL	3.0	2.5	1820	$2,200	$1.21	22d	1	1.04mi
1001 Fairwinds Cir Plant City, FL	1.0–3.0	1.0–2.0	943	$1,963	$2.08	26d	11	1.28mi
603 N Dort St Unit 609-A Plant City, FL	2.0	2.0	1200	$1,699	$1.42	13d	1	1.33mi
603 N Dort St Unit 1106-E Plant City, FL	2.0	1.5	1100	$1,699	$1.54	26d	1	1.33mi
603 N Dort St Unit 1306-2B Plant City, FL	2.0	1.0	900	$1,449	$1.61	24d	1	1.33mi
603 N Dort St Unit 1106-H Plant City, FL	2.0	1.5	1100	$1,699	$1.54	16d	1	1.33mi
603 N Dort St Plant City, FL	1.0–2.0	1.0–2.0	975	$1,699	$1.74	3d	11	1.33mi
300 Park Springs Cir Plant City, FL	3.0	2.0	1140	$1,617	$1.42	4d	8	1.44mi
1004 N Gordon St Plant City, FL	3.0	2.0	1198	$1,750	$1.46	26d	1	1.46mi

Listing history 9 events

1. 2026-06-21
   days on market $210,000 Active 12 DOM
2. 2026-06-18
   days on market $210,000 Active 9 DOM
3. 2026-06-17
   days on market $210,000 Active 8 DOM
4. 2026-06-16
   days on market $210,000 Active 7 DOM
5. 2026-06-15
   days on market $210,000 Active 6 DOM
6. 2026-06-13
   days on market $210,000 Active 4 DOM
7. 2026-06-13
   days on market $210,000 Active 3 DOM
8. 2026-06-08
   remarks 693-char remark
9. 2026-06-08
   listed $210,000 Active 1 DOM

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 24 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: $23,391
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$6,109
• Taxable loss: −$2,424
• Est. tax savings @ 24.0%: +$582
• After-tax cash flow: $1,645/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

+556.2% since first listed

6 events — show timeline

• 2026-06-08 Listed $210,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $204,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $209,990 Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $214,990 Stellar MLS as Distributed by MLS Grid
• 1998-01-22 Sold (Public Records) $41,700 Public Records
• 1984-12-01 Sold (Public Records) $32,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $310 · +12.4% YoY. Source: county tax records.