4404 Platt Rd · Plant City, FL 33565

$285,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 26 Days on market

Built 1990

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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 +13.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Oak trees, remodeled home country-style entertainment cntr in LR, corner cabinet in M Bd. Over metal roof extends to a 52x10 front porch(est) and 52x10 porch on back (est). Above ground pool w/ chain like fence. Back fenced for horse, etc. Utility shed. Also on side is a carport. Must see to appreciate.

Key facts

• Metal roof
• Central heat and air
• Spacious kitchen

Tags

• 1.25 ACRES
• METAL ROOF
• CENTRAL HEAT AND AIR
• LARGE LIVING ROOM
• SPACIOUS KITCHEN
• DINING ROOM

Property features AI

Exterior

• Home design: Built in 1990
• Exterior features: Located in the Knights Community Club subdivision

Interior

• Interior features: Living area of 1404

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $285k.

Deal economics

• At list price, monthly cash flow is $26 ($315/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 $229k (19.6% below list).
• Recommended offer: $229k (19.6% 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: Cork Elementary School (math 38% / reading 44%, grade F, #1,454 of 2,144 statewide, top 69%, 690 students, 64% FRL); Tomlin Middle School (math 45% / reading 39%, grade D-, #340 of 571 statewide, top 61%, 1,499 students, 64% FRL); Strawberry Crest High School (math 49% / reading 55%, grade D+, #160 of 667 statewide, top 25%, 2,558 students, 44% FRL).
• Market conditions: 323 active listings in the ZIP; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 37% 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 $9k 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 26 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago 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.
• Current owner paid $147k; list at $285k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $229,194 (19.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-44,588
• Equity at exit: $42,494

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-36,994
• Equity at exit: $24,642

Cash invested: $79,800 (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 33565

• Home prices YoY: -24.7%
• Active inventory: 323
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,292 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$171 /mo · $2,053/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $26

Break-even live

Break-even rent $2,259

Max offer price $285,000

Occupancy floor 94%

Sensitivity live

Price	-10% $188	-5% $107	+0% $26	+5% $-54	+10% $-135
Rent	-10% $-155	-5% $-64	+0% $26	+5% $117	+10% $207
Rate	-1.0pp $170	-0.5pp $99	base $26	+0.5pp $-48	+1.0pp $-123

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $285,000 Active 26 DOM
2. 2026-06-18
   days on market $285,000 Active 23 DOM
3. 2026-06-17
   days on market $285,000 Active 22 DOM
4. 2026-06-16
   days on market $285,000 Active 21 DOM
5. 2026-06-15
   days on market $285,000 Active 20 DOM
6. 2026-06-13
   days on market $285,000 Active 18 DOM
7. 2026-06-13
   days on market $285,000 Active 17 DOM
8. 2026-06-09
   days on market $285,000 Active 14 DOM
9. 2026-06-08
   days on market $285,000 Active 13 DOM
10. 2026-06-07
    days on market $285,000 Active 12 DOM
11. 2026-06-04
    days on market $285,000 Active 9 DOM
12. 2026-06-03
    days on market $285,000 Active 8 DOM
13. 2026-06-02
    days on market $285,000 Active 7 DOM
14. 2026-06-01
    days on market $285,000 Active 6 DOM
15. 2026-05-31
    days on market $285,000 Active 5 DOM
16. 2026-05-27
    listed $285,000 Active
17. 2026-02-07
    historical
18. 2026-01-16
    price $299,000
19. 2025-12-02
    price $310,000
20. 2025-11-07
    listed $319,900 Active
21. 2005-11-04
    soldstatus $147,000
22. 2005-10-03
    soldstatus $147,000 305-char remark

    Show marketing remark (305 chars)

    Oak trees, remodeled home country-style entertainment cntr in LR, corner cabinet in M Bd. Over metal roof extends to a 52x10 front porch(est) and 52x10 porch on back (est). Above ground pool w/ chain like fence. Back fenced for horse, etc. Utility shed. Also on side is a carport. Must see to appreciate.

23. 2005-08-30
    listed $152,000 305-char remark

    Show marketing remark (305 chars)

    Oak trees, remodeled home country-style entertainment cntr in LR, corner cabinet in M Bd. Over metal roof extends to a 52x10 front porch(est) and 52x10 porch on back (est). Above ground pool w/ chain like fence. Back fenced for horse, etc. Utility shed. Also on side is a carport. Must see to appreciate.

24. 2001-07-06
    soldstatus $66,000

ⓘ 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: $2,053 · $171/mo
• Projected year-2 tax: $2,366 · $197/mo
• Expected delta: +$313/yr (+$26/mo · 15.2%)

ⓘ 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 9/10 Extreme 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,503
• − Mortgage interest: −$15,964
• − Property taxes: −$2,053
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,200
• − Management: −$2,200
• − Depreciation: −$8,291
• Taxable loss: −$4,630
• Est. tax savings @ 24.0%: +$1,111
• After-tax cash flow: $1,426/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

• County: Hillsborough County · 1,540,968 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: 152.0

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: 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

+331.8% since first listed

9 events — show timeline

• 2026-05-27 Listed $285,000 FSBO.com
• 2026-02-07 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-02 Price Changed $310,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-07 Listed $319,900 Stellar MLS as Distributed by MLS Grid
• 2005-11-04 Sold (Public Records) $147,000 Public Records
• 2005-10-03 Sold (MLS) $147,000 Stellar MLS as Distributed by MLS Grid
• 2005-08-30 Listed $152,000 Stellar MLS as Distributed by MLS Grid
• 2001-07-06 Sold (Public Records) $66,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $2,053 · +4.4% YoY. Source: county tax records.