805 E Mcdonald Rd · Plant City, FL 33567

$250,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 21 Days on market

Built 1982 0.68 ac lot

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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 +12.9/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. Welcome to this beautifully renovated home, thoughtfully redesigned for modern living and perfectly positioned on just over ? of an acre with picturesque views of a strawberry field across the street. Elevated on stilts, the home offers both charm and peace of mind, along with a sense of privacy and open space rarely found at this price point. Inside, you’ll find a smart and functional floor plan with two bedrooms and a well-balanced layout. The spacious primary bedroom is tucked away for added privacy, while the secondary bedroom sits on the opposite side of the home—ideal for guests, roommates, or a home office setup. A centrally located

Key facts

• Expansive lot
• Move-in ready
• Renovated home

Tags

• RENOVATED HOME
• PICTURESQUE VIEWS
• ELEVATED ON STILTS
• EXPANSIVE LOT
• OUTDOOR LIVING
• MOVE-IN READY

Property features AI

Finance

• Other: Lot approximately 0.68 acres (about 1/2 to less than 1 acre); Zoned AS-1
• HOA & community: No association

Exterior

• Utilities: Well water; Septic tank; Broadband/high-speed internet available; Cable available
• Home design: Single family residence; One story; North facing; Residential property
• Construction: Cement siding; Metal roof; Stilt/On piling foundation; Built on one level
• Exterior features: Exterior lighting; Paved road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: Other; Mini-split cooling unit(s)
• Interior features: Open floor plan; Living room/dining room combo
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-18 ($-214/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (18.4% below list).
• Recommended offer: $204k (18.4% 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-, schools D+, 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.
• Market conditions: 66 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 $8k 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 21 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,892 (18.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 10.2

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: -16.8%
• Equity multiple: 0.40×
• Total profit: $-41,676
• Equity at exit: $37,276

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-37,875
• Equity at exit: $21,615

Cash invested: $70,000 (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: 66
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,039 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$213 /mo · $2,560/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-18

Break-even live

Break-even rent $2,061

Max offer price $246,852

Occupancy floor 96%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-09
   status $250,000 Pending 21 DOM
2. 2026-06-08
   days on market $250,000 Active 21 DOM
3. 2026-06-07
   days on market $250,000 Active 20 DOM
4. 2026-06-04
   days on market $250,000 Active 17 DOM
5. 2026-06-03
   days on market $250,000 Active 16 DOM
6. 2026-06-02
   days on market $250,000 Active 15 DOM
7. 2026-06-01
   days on market $250,000 Active 14 DOM
8. 2026-05-31
   days on market $250,000 Active 13 DOM
9. 2026-05-18
   listed $250,000 Active
10. 2018-02-23
    historical
11. 2018-01-17
    listed $68,000 Active
12. 2017-09-28
    historical
13. 2016-09-18
    status Active
14. 2016-09-15
    status Active
15. 2016-09-15
    historical
16. 2016-09-15
    historical
17. 2016-07-15
    status Active
18. 2016-07-08
    status Pending
19. 2016-03-16
    listed $69,900 Active

ⓘ 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: $2,560 · $213/mo
• Projected year-2 tax: $2,560 · $213/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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 ≥108°F today · 23 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: $24,467
• − Mortgage interest: −$14,004
• − Property taxes: −$2,560
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − Depreciation: −$7,273
• Taxable loss: −$4,535
• Est. tax savings @ 24.0%: +$1,088
• After-tax cash flow: $874/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

• 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

+257.7% since first listed

11 events — show timeline

• 2026-05-18 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2018-02-23 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2018-01-17 Listed $68,000 Stellar MLS as Distributed by MLS Grid
• 2017-09-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-09-18 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-09-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-09-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-09-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2016-07-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2016-07-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2016-03-16 Listed $69,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.8%/yr

Latest (2025): $2,560 · +10.8% YoY. Source: county tax records.