4513 Hidden Farm Dr · Plant City, FL 33565

$304,990

3 bd · 2.5 ba · 1,560 sqft · SingleFamily · 32 Days on market

Built 2026 Good condition 4,792 sqft lot $9/mo HOA

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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 +11.5/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +4.2/5.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction. Farm at Varrea offers new homes in Plant City, located right off Midway Road, and less than 10 minutes from I-4. Easy access to the interstate provides a seamless commute to the large surrounding cities such as Tampa, Orlando, and Lakeland. Farm at Varrea, nestled among grand oak trees, provides a small-town, rural feel, yet allows homeowners to be immersed in all that Plant City can provide. Just 11 minutes away, you'll find Downtown Plant City with a main street bustling with unique shops, restaurants, and entertainment. Not only is the community in a prime location, but it sits in the center of the Strawberry Capital, where the famous Strawberry Festival is held annua

Key facts

• Prime location
• Smart home system
• 4,792 sq ft lot

Tags

• EASY ACCESS TO INTERSTATE
• SMALL-TOWN RURAL FEEL
• PRIME LOCATION
• CENTER OF STRAWBERRY CAPITAL
• SMART HOME SYSTEM

Property features AI

Finance

• Other: Total monthly fees reported as $9; total annual fees reported as $108; Home warranty provided; Builder license number CBC039052
• Financial info: Other annual assessment: $2,589; Lease restrictions apply
• HOA & community: HOA managed by Access Management; Monthly HOA fee approximately $9; Association approval required; Association amenities: Basketball court; Community features: Clubhouse, Fitness center, Playground, Pool; Pets allowed with breed restrictions

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; New construction (projected completion: 2026-10-30); One story; Southeast-facing; Under construction
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by D.R. Horton (model: Allex II)
• Exterior features: Sliding doors; Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Open floorplan; Blinds on windows
• Laundry & utility: Dedicated laundry room; Dryer

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $305k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (16.3% below list).
• Recommended offer: $255k (16.3% 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: Plant City High School (math 38% / reading 40%, grade F, #312 of 667 statewide, top 48%, 2,474 students, 58% FRL).
• Market conditions: 307 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 42% 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 32 days — a 3% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

Recommended offer $255,157 (16.3% 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 32 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.84% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 10.0

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-55,809
• Equity at exit: $45,475

10-year hold

• IRR: -11.0%
• Equity multiple: 0.34×
• Total profit: $-56,700
• Equity at exit: $26,370

Cash invested: $85,397 (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: 307
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,552 high
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,575/yr
• Insurance: −$127
• HOA: −$9
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-101

Break-even live

Break-even rent $2,679

Max offer price $290,378

Occupancy floor 99%

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: $76,248
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4008 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,300	$1.47	24d	1	0.81mi
4010 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,300	$1.47	24d	1	0.82mi
4005 Westwood Fields Loop Unit 4005 Plant City, FL	3.0	2.0	1565	$2,500	$1.60	24d	1	0.84mi
4027 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$3,200	$2.04	22d	1	0.84mi
4025 Westwood Fields Loop Plant City, FL	3.0	2.0	1565	$2,425	$1.55	22d	1	0.85mi
3546 Marigold Patch Ct Plant City, FL	3.0	3.0	1673	$2,200	$1.32	24d	1	0.87mi
3546 Marigold Patch Ct Plant City, FL	3.0	2.5	1681	$2,200	$1.31	22d	1	0.87mi
3551 Marigold Patch Ct Plant City, FL	3.0	2.5	1681	$2,200	$1.31	3d	1	0.90mi
4316 E Knights Griffin Rd Plant City, FL	3.0	2.0	1305	$2,499	$1.91	24d	1	1.18mi
2505 Williams Rd Plant City, FL	3.0	2.0	2052	$1,950	$0.95	24d	1	1.48mi

HOA detail

• Monthly dues: $9 · $108/yr

Listing history 17 events

1. 2026-06-18
   days on market $304,990 Active 32 DOM
2. 2026-06-17
   price $304,990 Active 31 DOM
3. 2026-06-17
   days on market $329,990 Active 31 DOM
4. 2026-06-16
   days on market $329,990 Active 30 DOM
5. 2026-06-15
   days on market $329,990 Active 29 DOM
6. 2026-06-13
   days on market $329,990 Active 27 DOM
7. 2026-06-13
   days on market $329,990 Active 26 DOM
8. 2026-06-09
   days on market $329,990 Active 23 DOM
9. 2026-06-08
   days on market $329,990 Active 22 DOM
10. 2026-06-07
    days on market $329,990 Active 21 DOM
11. 2026-06-04
    days on market $329,990 Active 18 DOM
12. 2026-06-03
    days on market $329,990 Active 17 DOM
13. 2026-06-02
    days on market $329,990 Active 16 DOM
14. 2026-06-01
    days on market $329,990 Active 15 DOM
15. 2026-05-31
    days on market $329,990 Active 14 DOM
16. 2026-05-21
    price $329,990
17. 2026-05-17
    listed $331,165 Active

ⓘ 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: $30,619
• − Mortgage interest: −$17,084
• − Property taxes: −$4,575
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,450
• − Management: −$2,450
• − HOA: −$108
• − Depreciation: −$8,872
• Taxable loss: −$6,445
• Est. tax savings @ 24.0%: +$1,547
• After-tax cash flow: $335/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 · 30 photos

Good 85/100 None rehab

This home is in excellent condition with a modern and well-maintained interior and exterior. It is move-in ready and has the potential for further value increases through minor upgrades and improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/tenants.
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers.
• Both Adding smart home features — Smart home features can increase convenience and appeal to both buyers and tenants.
• Both Upgrading the flooring — Upgrading to higher-end flooring can increase the home's value and appeal to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/tenants. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to both buyers and tenants. ↑
• Both Upgrading the flooring — Upgrading to higher-end flooring can increase the home's value and appeal to potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

-0.4% since first listed

2 events — show timeline

• 2026-05-21 Price Changed $329,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-17 Listed $331,165 Stellar MLS as Distributed by MLS Grid