Columbia Plan · Plant City, FL 33565

$353,990

5 bd · 2.5 ba · 2,389 sqft · SingleFamily · 369 Days on market

Excellent 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 +13.5/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This two-story home divides space for optimal tranquility. The first floor showcases an open design that encompasses the dining room, kitchen and living room for simplified family living and entertaining. Nearby, the owner's suite is separate from the upstairs bedrooms and features a private bathroom. The second level hosts four additional bedrooms and a versatile loft.

Key facts

• Private bathroom
• Owner's suite
• Versatile loft

Tags

• OWNER'S SUITE
• PRIVATE BATHROOM
• VERSATILE LOFT

🏗️ 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 5-bed/2.5-bath single-family listed at $354k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $15 ($176/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 $312k (12.0% below list).
• Recommended offer: $312k (12.0% 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: 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: 323 active listings in the ZIP; 9 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).
• At $3,115/mo this rent would consume 51% of the median local household income ($73k/yr) (locally 152% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 369 days — a 12% lower offer ($312k) is reasonable based on typical stale-listing flexibility.

Recommended offer $311,511 (12.0% below list)

Questions for the listing agent

1. It's been on market 369 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 9.5

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-56,379
• Equity at exit: $52,781

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-47,697
• Equity at exit: $30,607

Cash invested: $99,117 (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: 9.5×

Monthly cashflow live

• Estimated rent: $3,115 high
• Mortgage (P&I): −$1,856
• Tax est. 1.5%: −$442 /mo · $5,310/yr
• Insurance: −$147
• HOA: −$0
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $15

Break-even live

Break-even rent $3,097

Max offer price $353,990

Occupancy floor 95%

Sensitivity live

Price	-10% $259	-5% $137	+0% $15	+5% $-108	+10% $-230
Rent	-10% $-231	-5% $-108	+0% $15	+5% $138	+10% $261
Rate	-1.0pp $193	-0.5pp $105	base $15	+0.5pp $-77	+1.0pp $-170

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: $88,498
• Closing costs: $10,620
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3911 N Maryland Ave Plant City, FL	4.0	3.0	2223	$2,600	$1.17	26d	1	0.43mi
2318 Allium Roseum Ln Plant City, FL	4.0	2.0	1817	$2,400	$1.32	26d	1	0.49mi
3615 Natural Trace St Plant City, FL	4.0	2.0	1935	$2,400	$1.24	19d	1	0.56mi
2505 Victorious Falls Ave Plant City, FL	6.0	3.0	2614	$3,100	$1.19	26d	1	0.58mi
3747 Capri Coast Dr Plant City, FL	4.0	2.5	2035	$2,695	$1.32	1d	1	0.74mi
1458 Tahitian Sunrise Dr Plant City, FL	4.0	2.0	1935	$2,395	$1.24	25d	1	0.83mi
3827 Sunny Spring St Plant City, FL	4.0	3.0	2756	$3,150	$1.14	26d	1	1.21mi
3809 Sunny Spring St Plant City, FL	5.0	3.0	2964	$2,800	$0.94	26d	1	1.24mi
3440 Ivy Hollow Dr Plant City, FL	5.0	3.0	2605	$2,750	$1.06	26d	1	1.43mi

Listing history 19 events

1. 2026-06-21
   days on market $353,990 Active 369 DOM
2. 2026-06-18
   days on market $353,990 Active 366 DOM
3. 2026-06-17
   days on market $353,990 Active 365 DOM
4. 2026-06-16
   days on market $353,990 Active 364 DOM
5. 2026-06-15
   days on market $353,990 Active 363 DOM
6. 2026-06-13
   days on market $353,990 Active 361 DOM
7. 2026-06-13
   days on market $353,990 Active 360 DOM
8. 2026-06-09
   days on market $353,990 Active 357 DOM
9. 2026-06-08
   days on market $353,990 Active 356 DOM
10. 2026-06-07
    days on market $353,990 Active 355 DOM
11. 2026-06-04
    days on market $353,990 Active 352 DOM
12. 2026-06-03
    days on market $353,990 Active 351 DOM
13. 2026-06-02
    days on market $353,990 Active 350 DOM
14. 2026-06-01
    days on market $353,990 Active 349 DOM
15. 2026-05-31
    days on market $353,990 Active 348 DOM
16. 2026-04-02
    price $353,990 372-char remark

    Show marketing remark (372 chars)

    This two-story home divides space for optimal tranquility. The first floor showcases an open design that encompasses the dining room, kitchen and living room for simplified family living and entertaining. Nearby, the owner's suite is separate from the upstairs bedrooms and features a private bathroom. The second level hosts four additional bedrooms and a versatile loft.

17. 2026-03-02
    price $349,990 372-char remark

    Show marketing remark (372 chars)

    This two-story home divides space for optimal tranquility. The first floor showcases an open design that encompasses the dining room, kitchen and living room for simplified family living and entertaining. Nearby, the owner's suite is separate from the upstairs bedrooms and features a private bathroom. The second level hosts four additional bedrooms and a versatile loft.

18. 2026-02-14
    price $346,990 372-char remark

    Show marketing remark (372 chars)

    This two-story home divides space for optimal tranquility. The first floor showcases an open design that encompasses the dining room, kitchen and living room for simplified family living and entertaining. Nearby, the owner's suite is separate from the upstairs bedrooms and features a private bathroom. The second level hosts four additional bedrooms and a versatile loft.

19. 2025-06-17
    listed $419,990 Active 372-char remark

    Show marketing remark (372 chars)

    This two-story home divides space for optimal tranquility. The first floor showcases an open design that encompasses the dining room, kitchen and living room for simplified family living and entertaining. Nearby, the owner's suite is separate from the upstairs bedrooms and features a private bathroom. The second level hosts four additional bedrooms and a versatile loft.

ⓘ 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: $37,383
• − Mortgage interest: −$19,829
• − Property taxes: −$5,310
• − Insurance: −$1,770
• − Repairs & maintenance: −$2,991
• − Management: −$2,991
• − Depreciation: −$10,298
• Taxable loss: −$5,805
• Est. tax savings @ 24.0%: +$1,393
• After-tax cash flow: $1,570/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 · 3 photos

Excellent 95/100 None rehab

This Columbia Plan home in Plant City, FL is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance
• Both New kitchen appliances — Modernizes the space and adds value
• Both New bathroom fixtures — Enhances functionality and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance ↑
• Both New kitchen appliances — Modernizes the space and adds value ↑
• Both New bathroom fixtures — Enhances functionality and adds value ↑

ⓘ 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

-15.7% since first listed

4 events — show timeline

• 2026-04-02 Price Changed $353,990 Zillow
• 2026-03-02 Price Changed $349,990 Zillow
• 2026-02-14 Price Changed $346,990 Zillow
• 2025-06-17 Listed $419,990 Zillow