3820 Crystal Dew St · Plant City, FL 33567

$315,000

3 bd · 2.0 ba · 1,690 sqft · SingleFamily public records · 66 Days on market

Built 2015 6,877 sqft lot $56/mo HOA · 2% of rent

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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).

• Cash flow +9.4/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

One or more photo(s) has been virtually staged. NEW ROOF 2024! NEW HVAC 2023! NEW PRICE!! This home is ready for a NEW family! Situated on a corner lot with vinyl fencing with side and back yard entry for privacy and security, this 3 bedroom, 2 bath home is ideal for families and investors looking for rental opportunities. The heart of the home showcases an open concept design, seamlessly connecting the living, dining, and kitchen areas-perfect for entertaining or everyday living. The kitchen offers modern finishes, ample cabinetry and a convenient large closet pantry. The private primary suite is tucked away from the secondary bedrooms, creating a peaceful retreat complete with an ensuite bath and walk in closet. Step outside to enjoy the oversized backyard with plenty of space for pets, play or future outdoor enhancements. Come take a look at this beautiful home in the Magnolia Green Community with NO CDD, LOW HOA and not in a flood zone! Newer roof (2024) and A/C system (2023), plus recent paint inside and out, its ideal layout and great outdoor space with storage shed is a must see! Schedule a private tour today to purchase this home with equity potential. Flooring is scheduled for measurements and to be installed.

Key facts

• Premium corner lot
• Split floor plan
• Open concept design

Tags

• SPLIT FLOOR PLAN
• PRIVATE PRIMARY SUITE
• OPEN CONCEPT DESIGN
• OVERSIZED BACKYARD
• VINYL PRIVACY FENCE
• PREMIUM CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-351 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (28.4% below list).
• Recommended offer: $225k (28.4% 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: Robinson Elementary School (math 42% / reading 39%, grade F, #1,471 of 2,144 statewide, top 69%, 562 students, 78% FRL); Turkey Creek Middle School (math 33% / reading 30%, grade F, #453 of 571 statewide, top 81%, 978 students, 74% FRL); Durant High School (math 43% / reading 44%, grade F, #248 of 667 statewide, top 38%, 2,589 students, 42% FRL).
• Market conditions: 69 active listings in the ZIP; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).

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 66 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,436 (28.4% 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 66 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.72% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.07%
• DSCR: 0.86
• GRM: 11.6

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: -24.4%
• Equity multiple: 0.17×
• Total profit: $-73,378
• Equity at exit: $46,968

10-year hold

• IRR: -19.8%
• Equity multiple: -0.05×
• Total profit: $-92,638
• Equity at exit: $27,235

Cash invested: $88,200 (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 33567

• Home prices YoY: -13.4%
• Active inventory: 69
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,254 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$167 /mo · $2,008/yr
• Insurance: −$131
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$56
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-351

Break-even live

Break-even rent $2,698

Max offer price $253,036

Occupancy floor —

Sensitivity live

Price	-10% $-172	-5% $-262	+0% $-351	+5% $-440	+10% $-529
Rent	-10% $-529	-5% $-440	+0% $-351	+5% $-262	+10% $-173
Rate	-1.0pp $-192	-0.5pp $-271	base $-351	+0.5pp $-432	+1.0pp $-515

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $56 · $672/yr
• Likely covers: security

Listing history 5 events

1. 2026-05-19
   price $315,000 1241-char remark

   Show marketing remark (1241 chars)

   One or more photo(s) has been virtually staged. NEW ROOF 2024! NEW HVAC 2023! NEW PRICE!! This home is ready for a NEW family! Situated on a corner lot with vinyl fencing with side and back yard entry for privacy and security, this 3 bedroom, 2 bath home is ideal for families and investors looking for rental opportunities. The heart of the home showcases an open concept design, seamlessly connecting the living, dining, and kitchen areas-perfect for entertaining or everyday living. The kitchen offers modern finishes, ample cabinetry and a convenient large closet pantry. The private primary suite is tucked away from the secondary bedrooms, creating a peaceful retreat complete with an ensuite bath and walk in closet. Step outside to enjoy the oversized backyard with plenty of space for pets, play or future outdoor enhancements. Come take a look at this beautiful home in the Magnolia Green Community with NO CDD, LOW HOA and not in a flood zone! Newer roof (2024) and A/C system (2023), plus recent paint inside and out, its ideal layout and great outdoor space with storage shed is a must see! Schedule a private tour today to purchase this home with equity potential. Flooring is scheduled for measurements and to be installed.

2. 2026-05-04
   price $327,000 1241-char remark

   Show marketing remark (1241 chars)

   One or more photo(s) has been virtually staged. NEW ROOF 2024! NEW HVAC 2023! NEW PRICE!! This home is ready for a NEW family! Situated on a corner lot with vinyl fencing with side and back yard entry for privacy and security, this 3 bedroom, 2 bath home is ideal for families and investors looking for rental opportunities. The heart of the home showcases an open concept design, seamlessly connecting the living, dining, and kitchen areas-perfect for entertaining or everyday living. The kitchen offers modern finishes, ample cabinetry and a convenient large closet pantry. The private primary suite is tucked away from the secondary bedrooms, creating a peaceful retreat complete with an ensuite bath and walk in closet. Step outside to enjoy the oversized backyard with plenty of space for pets, play or future outdoor enhancements. Come take a look at this beautiful home in the Magnolia Green Community with NO CDD, LOW HOA and not in a flood zone! Newer roof (2024) and A/C system (2023), plus recent paint inside and out, its ideal layout and great outdoor space with storage shed is a must see! Schedule a private tour today to purchase this home with equity potential. Flooring is scheduled for measurements and to be installed.

3. 2026-04-13
   price $335,000 1241-char remark

   Show marketing remark (1241 chars)

   One or more photo(s) has been virtually staged. NEW ROOF 2024! NEW HVAC 2023! NEW PRICE!! This home is ready for a NEW family! Situated on a corner lot with vinyl fencing with side and back yard entry for privacy and security, this 3 bedroom, 2 bath home is ideal for families and investors looking for rental opportunities. The heart of the home showcases an open concept design, seamlessly connecting the living, dining, and kitchen areas-perfect for entertaining or everyday living. The kitchen offers modern finishes, ample cabinetry and a convenient large closet pantry. The private primary suite is tucked away from the secondary bedrooms, creating a peaceful retreat complete with an ensuite bath and walk in closet. Step outside to enjoy the oversized backyard with plenty of space for pets, play or future outdoor enhancements. Come take a look at this beautiful home in the Magnolia Green Community with NO CDD, LOW HOA and not in a flood zone! Newer roof (2024) and A/C system (2023), plus recent paint inside and out, its ideal layout and great outdoor space with storage shed is a must see! Schedule a private tour today to purchase this home with equity potential. Flooring is scheduled for measurements and to be installed.

4. 2026-03-23
   listed $345,000 Active 1241-char remark

   Show marketing remark (1241 chars)

   One or more photo(s) has been virtually staged. NEW ROOF 2024! NEW HVAC 2023! NEW PRICE!! This home is ready for a NEW family! Situated on a corner lot with vinyl fencing with side and back yard entry for privacy and security, this 3 bedroom, 2 bath home is ideal for families and investors looking for rental opportunities. The heart of the home showcases an open concept design, seamlessly connecting the living, dining, and kitchen areas-perfect for entertaining or everyday living. The kitchen offers modern finishes, ample cabinetry and a convenient large closet pantry. The private primary suite is tucked away from the secondary bedrooms, creating a peaceful retreat complete with an ensuite bath and walk in closet. Step outside to enjoy the oversized backyard with plenty of space for pets, play or future outdoor enhancements. Come take a look at this beautiful home in the Magnolia Green Community with NO CDD, LOW HOA and not in a flood zone! Newer roof (2024) and A/C system (2023), plus recent paint inside and out, its ideal layout and great outdoor space with storage shed is a must see! Schedule a private tour today to purchase this home with equity potential. Flooring is scheduled for measurements and to be installed.

5. 2007-04-23
   soldstatus $1,922,900

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,008 · $167/mo
• Projected year-2 tax: $2,614 · $218/mo
• Expected delta: +$606/yr (+$51/mo · 30.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,052
• − Mortgage interest: −$17,645
• − Property taxes: −$2,008
• − Insurance: −$3,078
• − Repairs & maintenance: −$2,164
• − Management: −$2,164
• − HOA: −$672
• − Depreciation: −$9,164
• Taxable loss: −$9,842
• Est. tax savings @ 24.0%: +$2,362
• After-tax cash flow: $-1,847/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.

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
• City population: 68,525
• Population (ZIP): 12,292

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Hispanic / Latino 29% Black 15% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 5% Cuban 1%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 75% English-only · Spanish 20%

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: ▼ -56.70%
• Current HPI: 365.0108
• Rent YoY: —
• Metro: —
• 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

-83.6% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $315,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Price Changed $327,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $335,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Listed $345,000 Stellar MLS as Distributed by MLS Grid
• 2007-04-23 Sold (Public Records) $1,922,900 Public Records

Property tax history

+59.9%/yr

Latest (2019): $2,008 · +0.8% YoY. Source: county tax records.