611 Short St · Plant City, FL 33563

$150,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 30 Days on market

Built 1947 6,500 sqft lot

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Why this score? — see what drove the C+ 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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• 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 MLS

FIXER UPPER!!!This home is in need of some TLC, the property is fenced, a shed in backyard for extra storage! This property is being sold "AS- IS". Buyer(s) to verify all measurements and information.

Key facts

• New split system
• Easy access to i-4
• Heart of plant city

Tags

• NEW SPLIT SYSTEM
• HEART OF PLANT CITY
• MINUTES FROM HISTORIC DOWNTOWN
• EASY ACCESS TO I-4

Property features AI

Finance

• Other: Property type: Residential, single-family (zoned R-1)
• Financial info: No lease restrictions; Homestead status indicated
• HOA & community: No HOA

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One story; Northeast-facing entry
• Construction: Frame construction; Shingle roof; Crawlspace foundation; Built on a 0.15-acre lot (approx. 50 x 130)
• Exterior features: Asphalt road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms (3 total rooms)
• Flooring: Linoleum; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating listed; Mini-split cooling unit(s)
• Interior features: No notable interior features listed
• Laundry & utility: No laundry facilities listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

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: Plant City High School (math 38% / reading 40%, grade F, #312 of 667 statewide, top 48%, 2,474 students, 58% FRL).
• Market conditions: Rents soft (-0.6%/yr); 183 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 32% 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 $4k 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 30 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $15k; list at $150k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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. 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: 1.07% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.80%
• DSCR: 1.48
• GRM: 7.8

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-4,992
• Equity at exit: $22,365

10-year hold

• IRR: 3.1%
• Equity multiple: 1.20×
• Total profit: $8,257
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,599 high
• Mortgage (P&I): −$787
• Tax from tax record: −$36 /mo · $433/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $378

Break-even live

Break-even rent $1,121

Max offer price $150,000

Occupancy floor 71%

Sensitivity live

Price	-10% $463	-5% $420	+0% $378	+5% $335	+10% $293
Rent	-10% $252	-5% $315	+0% $378	+5% $441	+10% $504
Rate	-1.0pp $453	-0.5pp $416	base $378	+0.5pp $339	+1.0pp $299

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1321 E Alabama St Plant City, FL	3.0	1.0	1008	$1,500	$1.49	25d	1	0.16mi
1001 Jenkins St Unit A Plant City, FL	2.0	1.0	1000	$2,050	$2.05	25d	1	0.38mi
113 S Collins St Apt 2 Plant City, FL	2.0	1.0	850	$1,400	$1.65	25d	1	0.64mi
501 W Ball St Unit War814 Plant City, FL	2.0	1.0	614	$1,499	$2.44	12d	1	0.75mi
501 W Ball St Unit Hun303 Plant City, FL	1.0	1.0	614	$1,399	$2.28	25d	1	0.75mi
501 W Ball St Unit Bal12135 Plant City, FL	2.0	1.0	624	$1,499	$2.40	25d	1	0.75mi
501 W Ball St Unit 609-02 Plant City, FL	2.0	1.0	780	$1,499	$1.92	4d	1	0.75mi
501 W Ball St Unit 705-13 Plant City, FL	2.0	1.0	780	$1,499	$1.92	23d	1	0.75mi
305 W Grant St Plant City, FL	2.0–3.0	2.0	973	$1,450	$1.49	6d	2	0.77mi
507 W Baker St Plant City, FL	2.0	1.0	1000	$1,199	$1.20	25d	1	0.95mi
809 1/2 W Warren St Plant City, FL	3.0	2.0	947	$1,650	$1.74	25d	1	0.97mi
2120 Village Park Rd Plant City, FL	1.0–3.0	1.0–2.0	1025	$1,568	$1.53	0d	14	1.16mi
111 Pearl St Plant City, FL	2.0	1.0	850	$1,500	$1.76	25d	1	1.20mi
1408 Spencer Ct Apt A Plant City, FL	2.0	1.0	754	$1,200	$1.59	25d	1	1.41mi
2302 Maki Rd Plant City, FL	2.0	1.5	908	$1,550	$1.71	17d	2	1.44mi
2302 Maki Rd Plant City, FL	2.0	1.5–2.0	1123	$1,522	$1.36	25d	3	1.44mi

Listing history 20 events

1. 2026-06-21
   days on market $150,000 Active 30 DOM
2. 2026-06-18
   days on market $150,000 Active 27 DOM
3. 2026-06-17
   days on market $150,000 Active 26 DOM
4. 2026-06-16
   days on market $150,000 Active 25 DOM
5. 2026-06-15
   days on market $150,000 Active 24 DOM
6. 2026-06-13
   days on market $150,000 Active 22 DOM
7. 2026-06-13
   days on market $150,000 Active 21 DOM
8. 2026-06-09
   days on market $150,000 Active 18 DOM
9. 2026-06-08
   days on market $150,000 Active 17 DOM
10. 2026-06-07
    days on market $150,000 Active 16 DOM
11. 2026-06-04
    days on market $150,000 Active 13 DOM
12. 2026-06-03
    days on market $150,000 Active 12 DOM
13. 2026-06-02
    days on market $150,000 Active 11 DOM
14. 2026-06-01
    days on market $150,000 Active 10 DOM
15. 2026-05-31
    days on market $150,000 Active 9 DOM
16. 2026-05-22
    listed $150,000 Active
17. 2015-12-04
    soldstatus $15,000 Sold 211-char remark

    Show marketing remark (211 chars)

    FIXER UPPER!!!This home is in need of some TLC, the property is fenced, a shed in backyard for extra storage! This property is being sold "AS- IS". Buyer(s) to verify all measurements and information.

18. 2015-11-18
    status Pending 211-char remark

    Show marketing remark (211 chars)

    FIXER UPPER!!!This home is in need of some TLC, the property is fenced, a shed in backyard for extra storage! This property is being sold "AS- IS". Buyer(s) to verify all measurements and information.

19. 2015-10-30
    price $19,900 211-char remark

    Show marketing remark (211 chars)

    FIXER UPPER!!!This home is in need of some TLC, the property is fenced, a shed in backyard for extra storage! This property is being sold "AS- IS". Buyer(s) to verify all measurements and information.

20. 2015-09-23
    listed $22,900 Active 211-char remark

    Show marketing remark (211 chars)

    FIXER UPPER!!!This home is in need of some TLC, the property is fenced, a shed in backyard for extra storage! This property is being sold "AS- IS". Buyer(s) to verify all measurements and information.

ⓘ 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: $433 · $36/mo
• Projected year-2 tax: $1,245 · $104/mo
• Expected delta: +$812/yr (+$68/mo · 187.5%)

ⓘ 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 3/10 Moderate
• 🌡 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: $19,186
• − Mortgage interest: −$8,402
• − Property taxes: −$433
• − Insurance: −$750
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$4,364
• Taxable income: $2,168
• Est. tax owed @ 24.0%: −$520
• After-tax cash flow: $4,015/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

+555.0% since first listed

5 events — show timeline

• 2026-05-22 Listed $150,000 Stellar MLS as Distributed by MLS Grid
• 2015-12-04 Sold (MLS) $15,000 Stellar MLS as Distributed by MLS Grid
• 2015-11-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2015-10-30 Price Changed $19,900 Stellar MLS as Distributed by MLS Grid
• 2015-09-23 Listed $22,900 Stellar MLS as Distributed by MLS Grid

Property tax history

-1.9%/yr

Latest (2025): $433 · +11.0% YoY. Source: county tax records.