Hartford Plan · Plant City, FL 33565

$329,990

4 bd · 2.0 ba · 1,936 sqft · SingleFamily · 243 Days on market

Good condition ↓ 13% since listing

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.1/30.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

An open floorplan is shared among the family room, dining room and kitchen in this single-story home. Separate from three secondary bedrooms, the serene owner's suite features a spa-like private bathroom designed for tranquil shared living. Completing the home is a two-car garage for storage and other versatile needs.

Key facts

• Kitchen
• Open floorplan
• Family room

Tags

• OPEN FLOORPLAN
• FAMILY ROOM
• DINING ROOM
• KITCHEN
• OWNER'S SUITE
• PRIVATE BATHROOM

🏗️ New construction. The $329,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $490,826.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $330k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $327k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (13.4% below list).
• Recommended offer: $286k (13.4% 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: Cork Elementary School (math 38% / reading 44%, grade F, #1,454 of 2,144 statewide, top 69%, 690 students, 64% FRL); Tomlin Middle School (math 45% / reading 39%, grade D-, #340 of 571 statewide, top 61%, 1,499 students, 64% FRL); Strawberry Crest High School (math 49% / reading 55%, grade D+, #160 of 667 statewide, top 25%, 2,558 students, 44% FRL).
• Market conditions: 426 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• At $2,858/mo this rent would consume 47% of the median local household income ($73k/yr) — 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 $3k of loan paydown is wiped out by about $15k 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 243 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $285,799 (13.4% 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 243 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.58% ✗
• Cap rate: 3.52%
• Cash-on-cash: -9.90%
• DSCR: 0.56
• GRM: 14.3

CMA / ARV

• ARV (median comp): $490,826
• List price: $329,990
• Delta: -32.77%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3401 N Forbes Rd	0.89mi	3/2.5 (-1)	1,760 (-9%)	2mo	$505,000	$287	42
6416 Thonotosassa Rd	1.61mi	4/3.0	2,127 (+10%)	7mo	$1,455,000	$684	39
2623 N Bethlehem Rd	2.01mi	3/2.0 (-1)	1,707 (-12%)	2mo	$565,000	$331	39
6311 Bob Head Rd	1.60mi	3/2.0 (-1)	1,676 (-13%)	2mo	$362,000	$216	36
2425 Hawk Griffin Rd	1.76mi	3/2.0 (-1)	1,517 (-22%)	0mo	$565,000	$372	35
4112 Cooper Rd	1.89mi	4/3.0	2,231 (+15%)	4mo	$491,000	$220	33
6606 Bob Head Rd	1.89mi	3/2.0 (-1)	1,388 (-28%)	4mo	$325,000	$234	31
3533 Sam Allen Oaks Cir	1.36mi	3/2.0 (-1)	2,262 (+17%)	8mo	$490,000	$217	29
6009 Bob Head Rd	1.06mi	3/2.0 (-1)	1,612 (-17%)	13mo	$305,000	$189	24
4902 Thonotosassa Rd	1.52mi	4/3.0	2,190 (+13%)	27mo	$600,000	$274	19
3905 Cooper Rd	1.95mi	3/2.0 (-1)	1,672 (-14%)	36mo	$430,000	$257	17
4001 Keene Rd	1.87mi	3/1.0 (-1)	1,504 (-22%)	17mo	$300,000	$199	17

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: -34.1%
• Equity multiple: -0.10×
• Total profit: $-151,728
• Equity at exit: $73,184

10-year hold

• IRR: -42.9%
• Equity multiple: -0.64×
• Total profit: $-224,963
• Equity at exit: $42,438

Cash invested: $137,431 (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: 6 active · 2 under contract
• Months of supply: 36.0 mo (3%/mo absorbed)
• Median asking: $359,240 ($183/sqft)
• Median days on market: 127 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: +38.3% above 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: 9.6×

Monthly cashflow live

• Estimated rent: $2,858 medium
• Mortgage (P&I): −$2,574
• Tax est. 1.5%: −$614 /mo · $7,362/yr
• Insurance: −$205
• HOA: −$0
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $-1,134

Break-even live

Break-even rent $4,294

Max offer price $326,709

Occupancy floor —

Sensitivity live

Price	-10% $-795	-5% $-965	+0% $-1,134	+5% $-1,304	+10% $-1,473
Rent	-10% $-1,360	-5% $-1,247	+0% $-1,134	+5% $-1,021	+10% $-908
Rate	-1.0pp $-887	-0.5pp $-1,009	base $-1,134	+0.5pp $-1,261	+1.0pp $-1,391

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: $122,707
• Closing costs: $14,725
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4902 Thonotosassa Rd Plant City, FL	4.0	3.0	2199	$3,500	$1.59	73d	1	1.50mi

Listing history 15 events

1. 2026-06-15
   days on market $329,990 Active 243 DOM
2. 2026-06-13
   days on market $329,990 Active 241 DOM
3. 2026-06-13
   days on market $329,990 Active 240 DOM
4. 2026-06-09
   days on market $329,990 Active 237 DOM
5. 2026-06-08
   days on market $329,990 Active 236 DOM
6. 2026-06-07
   days on market $329,990 Active 235 DOM
7. 2026-06-04
   days on market $329,990 Active 232 DOM
8. 2026-06-03
   days on market $329,990 Active 231 DOM
9. 2026-06-02
   days on market $329,990 Active 230 DOM
10. 2026-06-01
    days on market $329,990 Active 229 DOM
11. 2026-05-31
    days on market $329,990 Active 228 DOM
12. 2026-04-02
    price $329,990 319-char remark

    Show marketing remark (319 chars)

    An open floorplan is shared among the family room, dining room and kitchen in this single-story home. Separate from three secondary bedrooms, the serene owner's suite features a spa-like private bathroom designed for tranquil shared living. Completing the home is a two-car garage for storage and other versatile needs.

13. 2026-03-02
    price $324,990 319-char remark

    Show marketing remark (319 chars)

    An open floorplan is shared among the family room, dining room and kitchen in this single-story home. Separate from three secondary bedrooms, the serene owner's suite features a spa-like private bathroom designed for tranquil shared living. Completing the home is a two-car garage for storage and other versatile needs.

14. 2026-02-14
    price $321,990 319-char remark

    Show marketing remark (319 chars)

    An open floorplan is shared among the family room, dining room and kitchen in this single-story home. Separate from three secondary bedrooms, the serene owner's suite features a spa-like private bathroom designed for tranquil shared living. Completing the home is a two-car garage for storage and other versatile needs.

15. 2025-10-15
    listed $380,990 Active 319-char remark

    Show marketing remark (319 chars)

    An open floorplan is shared among the family room, dining room and kitchen in this single-story home. Separate from three secondary bedrooms, the serene owner's suite features a spa-like private bathroom designed for tranquil shared living. Completing the home is a two-car garage for storage and other versatile needs.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,296
• − Mortgage interest: −$27,494
• − Property taxes: −$7,362
• − Insurance: −$2,454
• − Repairs & maintenance: −$2,744
• − Management: −$2,744
• − Depreciation: −$14,279
• Taxable loss: −$22,780
• Est. tax savings @ 24.0%: +$5,467
• After-tax cash flow: $-8,143/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 $9,680–$29,040 screening

This single-story home features an open floor plan and a serene owner's suite, with good condition and minimal repairs needed. Upgrades in paint, landscaping, and smart home features can significantly enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers. ↑
• Resale Upgrading the bathrooms with modern fixtures — Modern bathrooms can increase the home's appeal to potential buyers. ↑
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and value to both buyers and renters. ↑

ⓘ 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 45/100

Zoned Schools

Elementary Cork Elementary School F FL #1,454/2,144 Nat'l #19,009/41,679 Middle Tomlin Middle School D- FL #340/571 Nat'l #5,398/14,009 High Strawberry Crest High School D+ FL #160/667 Nat'l #5,016/17,239

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

• 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

-13.4% since first listed

4 events — show timeline

• 2026-04-02 Price Changed $329,990 Zillow
• 2026-03-02 Price Changed $324,990 Zillow
• 2026-02-14 Price Changed $321,990 Zillow
• 2025-10-15 Listed $380,990 Zillow