Atlanta Plan · Plant City, FL 33565

$322,990

4 bd · 2.5 ba · 1,870 sqft · SingleFamily · 420 Days on market

Good condition ↓ 16% since listing

---

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 +9.4/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious two-story home features a contemporary open floorplan among the kitchen, living room and dining room on the first floor, perfect for hosting guests. The second floor contains a versatile loft that can double as a media room, as well as all four bedrooms, including an expansive owner's suite with a lavish private bathroom.

Key facts

• Open floorplan
• Private bathroom
• Owner's suite

Tags

• OPEN FLOORPLAN
• VERSATILE LOFT
• MEDIA ROOM
• OWNER'S SUITE
• PRIVATE BATHROOM

🏗️ New construction. The $322,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $349,554.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $323k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-252 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (15.2% below list).
• Recommended offer: $274k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.3% in Plant City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 19 comparable units currently listed for rent nearby; rentals lingering (median 33d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).
• This rent runs 45% 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 $10k 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 420 days — a 12% lower offer ($284k) is reasonable based on typical stale-listing flexibility.

Recommended offer $273,853 (15.2% 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. It's been on market 420 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.78% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $349,554
• List price: $322,990
• Delta: -7.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4023 Northern Key Dr	0.18mi	4/2.5	1,870 (0%)	14mo	$341,990	$183	80
4018 Northern Key Dr	0.18mi	4/2.5	1,870 (0%)	15mo	$337,990	$181	80
1705 Tropical Oasis Ave	0.32mi	4/2.0	1,935 (+4%)	9mo	$358,590	$185	70
3653 Forest Path Dr	0.36mi	4/2.0	1,936 (+4%)	15mo	$352,900	$182	63
3647 Forest Path Dr	0.39mi	4/2.0	1,817 (-3%)	16mo	$351,900	$194	62
3772 Capital Reserve Dr	0.34mi	4/2.0	1,936 (+4%)	17mo	$349,900	$181	62
2322 Allium Roseun Ln	0.51mi	3/2.0 (-1)	1,817 (-3%)	4mo	$333,600	$184	61
3923 Radiant Mountain Dr	0.06mi	4/2.0	1,607 (-14%)	16mo	$345,000	$215	58
3723 Capital Reserve Dr	0.42mi	4/2.0	1,936 (+4%)	20mo	$351,900	$182	55
3509 Capital Reserve Dr	0.72mi	4/2.0	1,828 (-2%)	11mo	$364,990	$200	51
1708 Light Gardens Ave	0.69mi	4/2.0	1,828 (-2%)	16mo	$364,985	$200	49
1803 Tahitian Sunrise Dr	0.67mi	3/2.0 (-1)	1,672 (-11%)	18mo	$334,795	$200	29

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: -21.5%
• Equity multiple: 0.26×
• Total profit: $-72,667
• Equity at exit: $52,120

10-year hold

• IRR: -15.1%
• Equity multiple: 0.14×
• Total profit: $-83,797
• Equity at exit: $30,223

Cash invested: $97,875 (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: 37 active · 3 under contract
• Months of supply: 55.5 mo (2%/mo absorbed)
• Median asking: $339,830 ($187/sqft)
• Median days on market: 65 d
• This list price: 30% of active listings are priced below it
• ARV vs active asking: -0.1% 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: 9.8×

Monthly cashflow live

• Estimated rent: $2,739 high
• Mortgage (P&I): −$1,833
• Tax est. 1.5%: −$437 /mo · $5,243/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $-252

Break-even live

Break-even rent $3,058

Max offer price $313,053

Occupancy floor —

Sensitivity live

Price	-10% $-11	-5% $-131	+0% $-252	+5% $-373	+10% $-494
Rent	-10% $-469	-5% $-360	+0% $-252	+5% $-144	+10% $-36
Rate	-1.0pp $-76	-0.5pp $-163	base $-252	+0.5pp $-343	+1.0pp $-435

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: $87,388
• Closing costs: $10,487
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3852 Northern Key Dr Plant City, FL	4.0	2.0	1936	$2,599	$1.34	28d	1	0.08mi
3916 N Maryland Ave Plant City, FL	4.0	3.0	2223	$2,610	$1.17	35d	1	0.40mi
3916 N Maryland Ave Plant City, FL	4.0	3.0	2223	$2,610	$1.17	29d	1	0.40mi
3911 N Maryland Ave Plant City, FL	4.0	3.0	2223	$2,600	$1.17	73d	1	0.43mi
2318 Allium Roseum Ln Plant City, FL	4.0	2.0	1817	$2,300	$1.27	7d	1	0.50mi
3615 Natural Trace St Plant City, FL	4.0	2.0	1935	$2,350	$1.21	22d	1	0.56mi
2505 Williams Rd Plant City, FL	3.0	2.0	2052	$1,950	$0.95	73d	1	0.60mi
3872 Capri Coast Dr Plant City, FL	4.0	2.0	2162	$2,395	$1.11	25d	1	0.72mi
3872 Capri Coast Dr Plant City, FL	4.0	2.0	2162	$2,395	$1.11	23d	1	0.72mi
3507 N Maryland Ave Plant City, FL	4.0	3.0	2557	$2,495	$0.98	32d	1	0.74mi
3747 Capri Coast Dr Plant City, FL	4.0	2.5	2035	$2,695	$1.32	48d	1	0.74mi
1412 Tahitian Sunrise Dr Plant City, FL	3.0	2.0	1540	$2,200	$1.43	16d	1	0.80mi
1458 Tahitian Sunrise Dr Plant City, FL	4.0	2.0	1935	$2,345	$1.21	34d	1	0.83mi
4025 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,425	$1.55	71d	1	1.15mi
4027 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$3,200	$2.04	71d	1	1.15mi
4010 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,100	$1.34	27d	1	1.19mi
4008 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,250	$1.44	30d	1	1.20mi
4005 Westwood Fields Loop Unit 4005 Plant City, FL	3.0	2.0	1565	$2,500	$1.60	73d	1	1.20mi
3440 Ivy Hollow Dr Plant City, FL	5.0	3.0	2605	$2,750	$1.06	73d	1	1.43mi

Listing history 50 events

1. 2026-08-08
   days on market $322,990 Active 420 DOM
2. 2026-08-06
   days on market $322,990 Active 418 DOM
3. 2026-08-05
   days on market $322,990 Active 417 DOM
4. 2026-08-04
   days on market $322,990 Active 416 DOM
5. 2026-08-03
   days on market $322,990 Active 415 DOM
6. 2026-07-31
   days on market $322,990 Active 412 DOM
7. 2026-07-30
   days on market $322,990 Active 410 DOM
8. 2026-07-28
   days on market $322,990 Active 409 DOM
9. 2026-07-26
   days on market $322,990 Active 407 DOM
10. 2026-07-24
    days on market $322,990 Active 405 DOM
11. 2026-07-23
    days on market $322,990 Active 404 DOM
12. 2026-07-22
    days on market $322,990 Active 403 DOM
13. 2026-07-21
    days on market $322,990 Active 402 DOM
14. 2026-07-20
    days on market $322,990 Active 401 DOM
15. 2026-07-18
    days on market $322,990 Active 398 DOM
16. 2026-07-16
    days on market $322,990 Active 397 DOM
17. 2026-07-15
    days on market $322,990 Active 396 DOM
18. 2026-07-13
    days on market $322,990 Active 394 DOM
19. 2026-07-13
    days on market $322,990 Active 393 DOM
20. 2026-07-11
    days on market $322,990 Active 392 DOM
21. 2026-07-10
    days on market $322,990 Active 391 DOM
22. 2026-07-09
    days on market $322,990 Active 390 DOM
23. 2026-07-07
    days on market $322,990 Active 388 DOM
24. 2026-07-06
    days on market $322,990 Active 387 DOM
25. 2026-07-06
    days on market $322,990 Active 386 DOM
26. 2026-07-04
    days on market $322,990 Active 384 DOM
27. 2026-07-02
    days on market $322,990 Active 383 DOM
28. 2026-07-01
    days on market $322,990 Active 382 DOM
29. 2026-06-30
    days on market $322,990 Active 381 DOM
30. 2026-06-29
    days on market $322,990 Active 380 DOM
31. 2026-06-28
    days on market $322,990 Active 379 DOM
32. 2026-06-27
    days on market $322,990 Active 378 DOM
33. 2026-06-26
    days on market $322,990 Active 377 DOM
34. 2026-06-24
    days on market $322,990 Active 375 DOM
35. 2026-06-22
    days on market $322,990 Active 373 DOM
36. 2026-06-21
    days on market $322,990 Active 372 DOM
37. 2026-06-18
    days on market $322,990 Active 369 DOM
38. 2026-06-17
    days on market $322,990 Active 368 DOM
39. 2026-06-16
    days on market $322,990 Active 367 DOM
40. 2026-06-15
    days on market $322,990 Active 366 DOM
41. 2026-06-13
    days on market $322,990 Active 364 DOM
42. 2026-06-13
    days on market $322,990 Active 363 DOM
43. 2026-06-09
    days on market $322,990 Active 360 DOM
44. 2026-06-08
    days on market $322,990 Active 359 DOM
45. 2026-06-07
    days on market $322,990 Active 358 DOM
46. 2026-06-04
    days on market $322,990 Active 355 DOM
47. 2026-06-03
    days on market $322,990 Active 354 DOM
48. 2026-06-02
    days on market $322,990 Active 353 DOM
49. 2026-06-01
    days on market $322,990 Active 352 DOM
50. 2026-05-31
    days on market $322,990 Active 351 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: $32,862
• − Mortgage interest: −$19,580
• − Property taxes: −$5,243
• − Insurance: −$1,748
• − Repairs & maintenance: −$2,629
• − Management: −$2,629
• − Depreciation: −$10,169
• Taxable loss: −$9,136
• Est. tax savings @ 24.0%: +$2,193
• After-tax cash flow: $-834/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $9,350–$28,050 screening

This two-story home features a contemporary open floorplan and is in good condition, with potential for minor cosmetic upgrades to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and resale value ↑
• Both Landscaping improvements — Enhances curb appeal and rental value ↑
• Both New flooring in bedrooms — Improves aesthetics and rental value ↑
• Both Upgrading kitchen appliances — Enhances functionality and resale value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

---

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

-16.1% since first listed

4 events — show timeline

• 2026-04-02 Price Changed $322,990 Zillow
• 2026-03-02 Price Changed $318,990 Zillow
• 2026-02-14 Price Changed $315,990 Zillow
• 2025-06-14 Listed $384,990 Zillow