Atlanta Plan · Plant City, FL 33565

$322,990

4 bd · 2.5 ba · 1,870 sqft · SingleFamily · 512 Days on market

Good condition ↓ 16% since listing

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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 +9.2/30.0
• 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 — $350,056.

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 $-260 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $312k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (15.4% below list).
• Recommended offer: $273k (15.4% 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: 550 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 76d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 $11k 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 512 days — a 12% lower offer ($284k) is reasonable based on typical stale-listing flexibility.

Recommended offer $273,258 (15.4% 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 512 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: 5.40%
• Cash-on-cash: -3.19%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (median comp): $350,056
• List price: $322,990
• Delta: -7.73%
• 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%)	17mo	$341,990	$183	77
4018 Northern Key Dr	0.18mi	4/2.5	1,870 (0%)	18mo	$337,990	$181	77
4006 Capri Coast Dr	0.41mi	4/2.0	1,844 (-1%)	0mo	$300,000	$163	76
1705 Tropical Oasis Ave	0.32mi	4/2.0	1,935 (+4%)	12mo	$358,590	$185	68
3653 Forest Path Dr	0.36mi	4/2.0	1,936 (+4%)	18mo	$352,900	$182	61
3647 Forest Path Dr	0.39mi	4/2.0	1,817 (-3%)	18mo	$351,900	$194	60
3772 Capital Reserve Dr	0.34mi	4/2.0	1,936 (+4%)	20mo	$349,900	$181	60
2322 Allium Roseun Ln	0.51mi	3/2.0 (-1)	1,817 (-3%)	7mo	$333,600	$184	59
3923 Radiant Mountain Dr	0.06mi	4/2.0	1,607 (-14%)	19mo	$345,000	$215	56
3509 Capital Reserve Dr	0.72mi	4/2.0	1,828 (-2%)	14mo	$364,990	$200	49
1708 Light Gardens Ave	0.69mi	4/2.0	1,828 (-2%)	19mo	$364,985	$200	47
1803 Tahitian Sunrise Dr	0.67mi	3/2.0 (-1)	1,672 (-11%)	22mo	$334,795	$200	26

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: -21.6%
• Equity multiple: 0.25×
• Total profit: $-73,269
• Equity at exit: $52,194

10-year hold

• IRR: -15.3%
• Equity multiple: 0.13×
• Total profit: $-84,991
• Equity at exit: $30,266

Cash invested: $98,016 (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: 46 active · 8 under contract
• Months of supply: 92.0 mo (1%/mo absorbed)
• Median asking: $329,495 ($186/sqft)
• Median days on market: 75 d
• This list price: 37% of active listings are priced below it
• ARV vs active asking: +0.7% 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: 550
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,733 high
• Mortgage (P&I): −$1,836
• Tax est. 1.5%: −$438 /mo · $5,251/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $-260

Break-even live

Break-even rent $3,062

Max offer price $312,373

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-139	+0% $-260	+5% $-381	+10% $-502
Rent	-10% $-476	-5% $-368	+0% $-260	+5% $-152	+10% $-45
Rate	-1.0pp $-84	-0.5pp $-171	base $-260	+0.5pp $-351	+1.0pp $-443

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: $87,514
• Closing costs: $10,502
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	120d	1	0.08mi
3910 Radiant Mountain Dr Plant City, FL	3.0	2.5	1964	$2,600	$1.32	6d	1	0.10mi
3830 Northern Key Dr Plant City, FL	3.0	2.0	1555	$2,400	$1.54	10d	1	0.16mi
4060 Radiant Mountain Dr Plant City, FL	5.0	2.5	2415	$2,600	$1.08	10d	1	0.21mi
1629 Tropical Oasis Ave Plant City, FL	4.0	2.0	1936	$2,499	$1.29	51d	1	0.35mi
3726 Capital Reserve Dr Plant City, FL	4.0	2.0	1936	$2,475	$1.28	10d	1	0.39mi
3916 N Maryland Ave Plant City, FL	4.0	3.0	2223	$2,610	$1.17	127d	1	0.40mi
3916 N Maryland Ave Plant City, FL	4.0	3.0	2223	$2,610	$1.17	121d	1	0.40mi
3911 N Maryland Ave Plant City, FL	4.0	3.0	2223	$2,600	$1.17	165d	1	0.43mi
2318 Allium Roseum Ln Plant City, FL	4.0	2.0	1817	$2,450	$1.35	10d	1	0.50mi
2318 Allium Roseum Ln Plant City, FL	4.0	2.0	1817	$2,450	$1.35	15d	1	0.50mi
3919 Capri Coast Dr Plant City, FL	4.0	2.0	1844	$2,400	$1.30	34d	1	0.53mi
3615 Natural Trace St Plant City, FL	4.0	2.0	1935	$2,250	$1.16	75d	1	0.56mi
1206 Tahitian Sunrise Dr Plant City, FL	4.0	3.0	2435	$2,850	$1.17	10d	1	0.57mi
2505 Williams Rd Plant City, FL	3.0	2.0	2052	$1,950	$0.95	165d	1	0.60mi
3830 Capri Coast Dr Plant City, FL	4.0	2.0	1844	$2,399	$1.30	10d	1	0.71mi
3830 Capri Coast Dr Plant City, FL	4.0	2.0	1844	$2,600	$1.41	45d	1	0.71mi
3872 Capri Coast Dr Plant City, FL	4.0	2.0	2162	$2,395	$1.11	115d	1	0.72mi
3872 Capri Coast Dr Plant City, FL	4.0	2.0	2162	$2,395	$1.11	116d	1	0.72mi
3507 N Maryland Ave Plant City, FL	4.0	3.0	2576	$2,600	$1.01	72d	1	0.74mi
3507 N Maryland Ave Plant City, FL	4.0	3.0	2576	$2,600	$1.01	75d	1	0.74mi
3507 N Maryland Ave Plant City, FL	4.0	3.0	2557	$2,495	$0.98	124d	1	0.74mi
3747 Capri Coast Dr Plant City, FL	4.0	2.5	2035	$2,695	$1.32	140d	1	0.74mi
1312 Tahitian Sunrise Dr Plant City, FL	4.0	2.0	1935	$2,195	$1.13	55d	1	0.76mi
3513 Coastal Dusk Dr Plant City, FL	3.0	2.0	1555	$2,100	$1.35	10d	1	0.76mi
3513 Coastal Dusk Dr Plant City, FL	3.0	2.0	1555	$2,100	$1.35	90d	1	0.76mi
1412 Tahitian Sunrise Dr Plant City, FL	3.0	2.0	1540	$2,200	$1.43	10d	1	0.80mi
1412 Tahitian Sunrise Dr Plant City, FL	3.0	2.0	1540	$2,200	$1.43	107d	1	0.80mi
1458 Tahitian Sunrise Dr Plant City, FL	4.0	2.0	1935	$2,345	$1.21	126d	1	0.83mi
3306 N Wilder Rd Plant City, FL	3.0	2.0	1353	$1,650	$1.22	72d	1	0.95mi
4025 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,425	$1.55	162d	1	1.15mi
4027 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$3,200	$2.04	162d	1	1.15mi
4010 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,100	$1.34	118d	1	1.19mi
4008 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,250	$1.44	121d	1	1.20mi
4005 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,450	$1.57	10d	1	1.20mi
4005 Westwood Fields Loop Unit 4005 Plant City, FL	3.0	2.0	1565	$2,500	$1.60	165d	1	1.20mi
3410 Ivy Hollow Dr Plant City, FL	4.0	2.0	1846	$2,650	$1.44	75d	1	1.31mi
3338 Shady Sunrise Loop Plant City, FL	4.0	3.0	2371	$2,600	$1.10	10d	1	1.32mi
3329 Shady Sunrise Loop Plant City, FL	3.0	2.0	1513	$2,450	$1.62	10d	1	1.33mi
3440 Ivy Hollow Dr Plant City, FL	5.0	3.0	2605	$2,750	$1.06	165d	1	1.43mi

Listing history 50 events

1. 2026-11-08
   days on market $322,990 Active 512 DOM
2. 2026-11-07
   days on market $322,990 Active 511 DOM
3. 2026-11-06
   days on market $322,990 Active 510 DOM
4. 2026-11-05
   days on market $322,990 Active 509 DOM
5. 2026-11-04
   days on market $322,990 Active 508 DOM
6. 2026-11-02
   days on market $322,990 Active 506 DOM
7. 2026-11-01
   days on market $322,990 Active 505 DOM
8. 2026-10-31
   days on market $322,990 Active 504 DOM
9. 2026-10-30
   days on market $322,990 Active 503 DOM
10. 2026-10-29
    days on market $322,990 Active 502 DOM
11. 2026-10-28
    days on market $322,990 Active 501 DOM
12. 2026-10-27
    days on market $322,990 Active 500 DOM
13. 2026-10-26
    days on market $322,990 Active 499 DOM
14. 2026-10-25
    days on market $322,990 Active 498 DOM
15. 2026-10-24
    days on market $322,990 Active 497 DOM
16. 2026-10-23
    days on market $322,990 Active 496 DOM
17. 2026-10-22
    days on market $322,990 Active 495 DOM
18. 2026-10-21
    days on market $322,990 Active 494 DOM
19. 2026-10-20
    days on market $322,990 Active 493 DOM
20. 2026-10-19
    days on market $322,990 Active 492 DOM
21. 2026-10-18
    days on market $322,990 Active 491 DOM
22. 2026-10-17
    days on market $322,990 Active 490 DOM
23. 2026-10-16
    days on market $322,990 Active 489 DOM
24. 2026-10-15
    days on market $322,990 Active 488 DOM
25. 2026-10-14
    days on market $322,990 Active 487 DOM
26. 2026-10-13
    days on market $322,990 Active 486 DOM
27. 2026-10-12
    days on market $322,990 Active 485 DOM
28. 2026-10-11
    days on market $322,990 Active 484 DOM
29. 2026-10-10
    days on market $322,990 Active 483 DOM
30. 2026-10-09
    days on market $322,990 Active 482 DOM
31. 2026-10-08
    days on market $322,990 Active 481 DOM
32. 2026-10-07
    days on market $322,990 Active 480 DOM
33. 2026-10-06
    days on market $322,990 Active 479 DOM
34. 2026-10-05
    days on market $322,990 Active 478 DOM
35. 2026-10-03
    days on market $322,990 Active 476 DOM
36. 2026-10-02
    days on market $322,990 Active 475 DOM
37. 2026-10-01
    days on market $322,990 Active 474 DOM
38. 2026-09-30
    days on market $322,990 Active 473 DOM
39. 2026-09-29
    days on market $322,990 Active 472 DOM
40. 2026-09-28
    days on market $322,990 Active 471 DOM
41. 2026-09-27
    days on market $322,990 Active 470 DOM
42. 2026-09-25
    days on market $322,990 Active 468 DOM
43. 2026-09-24
    days on market $322,990 Active 467 DOM
44. 2026-09-23
    days on market $322,990 Active 466 DOM
45. 2026-09-22
    days on market $322,990 Active 465 DOM
46. 2026-09-21
    days on market $322,990 Active 464 DOM
47. 2026-09-20
    days on market $322,990 Active 463 DOM
48. 2026-09-19
    days on market $322,990 Active 462 DOM
49. 2026-09-18
    days on market $322,990 Active 461 DOM
50. 2026-09-17
    days on market $322,990 Active 460 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: $32,791
• − Mortgage interest: −$19,609
• − Property taxes: −$5,251
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,623
• − Management: −$2,623
• − Depreciation: −$10,183
• Taxable loss: −$9,249
• Est. tax savings @ 24.0%: +$2,220
• After-tax cash flow: $-905/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

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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%

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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%
• Languages at home: 80% English-only · Spanish 19%

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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

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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