3512 Harvest Gardens Loop · Plant City, FL 33565

$367,480

5 bd · 3.0 ba · 2,077 sqft · SingleFamily · 97 Days on market

Built 2026 Good condition 5,698 sqft lot 2-car garage $9/mo HOA ↓ 2% since listing

---

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 +13.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Virtually Staged. Under Construction. The builder is offering buyers up to $25,000 towards closing costs with the use of a preferred lender and title company. 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.

Key facts

• Prime location
• 5,698 sq ft lot
• 2 garage spots

Tags

• EASY ACCESS TO INTERSTATE
• PRIME LOCATION
• EQUIPPED SMART HOME SYSTEM

🏗️ New construction. The $367,480 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $371,454.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $367k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-22 ($-261/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $323k (12.0% below list).
• Recommended offer: $323k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.3% in Plant City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 499 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 120d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• At $3,233/mo this rent would consume 53% 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 $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 97 days — a 9% lower offer ($334k) is reasonable based on typical stale-listing flexibility.

Recommended offer $323,327 (12.0% 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 97 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $371,454
• List price: $367,480
• Delta: -3.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4313 Hidden Farm Dr	0.14mi	4/2.5 (-1)	2,045 (-2%)	1mo	$391,537	$191	83
3415 Amber Waves Dr	0.39mi	5/3.0	2,077 (0%)	7mo	$374,990	$181	76
3428 Amber Waves Dr	0.33mi	4/2.5 (-1)	2,045 (-2%)	2mo	$379,380	$186	73
3514 Harvest Gardens Loop	0.00mi	4/2.0 (-1)	1,828 (-12%)	0mo	$338,757	$185	71
3508 Harvest Gardens Loop	0.17mi	4/2.0 (-1)	1,828 (-12%)	1mo	$339,165	$186	62
3512 Rosewood Ramble Ct	0.20mi	4/2.0 (-1)	1,828 (-12%)	6mo	$357,990	$196	57
3509 Melody Gardens Pl	0.28mi	4/2.0 (-1)	1,828 (-12%)	3mo	$361,245	$198	55
4516 Hidden Farm Dr	0.43mi	4/2.5 (-1)	2,305 (+11%)	1mo	$383,788	$167	54
4520 Hidden Farm Dr	0.47mi	4/2.5 (-1)	2,305 (+11%)	1mo	$376,990	$164	52
3413 Grassy Knol Ct	0.48mi	4/2.0 (-1)	1,828 (-12%)	23mo	$349,990	$191	29
3436 Ivy Hollow Dr	0.65mi	4/2.5 (-1)	2,305 (+11%)	21mo	$345,990	$150	27
3410 Ivy Hollow Dr	0.69mi	4/2.0 (-1)	1,828 (-12%)	24mo	$344,990	$189	19

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-61,522
• Equity at exit: $55,385

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-55,136
• Equity at exit: $32,117

Cash invested: $104,007 (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: 31 active · 23 under contract
• Months of supply: 20.7 mo (5%/mo absorbed)
• Median asking: $375,990 ($177/sqft)
• Median days on market: 41 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: +1.2% vs 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: 499
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,233 medium
• Mortgage (P&I): −$1,948
• Tax est. 1.5%: −$464 /mo · $5,572/yr
• Insurance: −$155
• HOA: −$9
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $-22

Break-even live

Break-even rent $3,261

Max offer price $368,306

Occupancy floor 96%

Sensitivity live

Price	-10% $235	-5% $107	+0% $-22	+5% $-150	+10% $-278
Rent	-10% $-277	-5% $-149	+0% $-22	+5% $106	+10% $234
Rate	-1.0pp $165	-0.5pp $73	base $-22	+0.5pp $-118	+1.0pp $-216

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: $92,863
• Closing costs: $11,144
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3827 Sunny Spring St Plant City, FL	4.0	3.0	2756	$3,150	$1.14	120d	1	0.66mi
3440 Ivy Hollow Dr Plant City, FL	5.0	3.0	2605	$2,750	$1.06	120d	1	0.67mi
3410 Ivy Hollow Dr Plant City, FL	4.0	2.0	1846	$2,650	$1.44	30d	1	0.72mi
3809 Sunny Spring St Plant City, FL	5.0	3.0	2964	$2,800	$0.94	120d	1	0.72mi

Property features AI

Finance

• Other: Home warranty includedBuilder license: CBC039052Permit number: 0426-01335Lot ~0.13 acres
• Financial info: CDD appliesLease restrictions apply
• HOA & community: HOA: Wrathell (monthly fee $9)Association approval requiredAssociation amenities include basketball courtCommunity amenities: clubhouse, fitness center, playground, poolPets allowed with breed restrictions

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: Single-family residenceOne levelUnder construction (projected completion: November 30, 2026)Faces south
• Construction: Block and stucco constructionShingle roofSlab foundationNew construction by D.R. Horton (Model: Lakeside)
• Exterior features: Sliding doorsPaved road access

Interior

• Kitchen: DishwasherMicrowaveRangeRefrigerator
• Bedrooms: 5 bedrooms
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Open floorplanBlindsDouble-pane windows
• Laundry & utility: Separate laundry roomWasherDryer

Listing history 50 events

1. 2026-09-24
   days on market $367,480 Active 97 DOM
2. 2026-09-23
   days on market $367,480 Active 96 DOM
3. 2026-09-22
   days on market $367,480 Active 95 DOM
4. 2026-09-21
   pricestatus $367,480 Active 94 DOM
5. 2026-09-17
   status $360,000 Pending 94 DOM
6. 2026-09-16
   days on market $360,000 Active 94 DOM
7. 2026-09-15
   days on market $360,000 Active 93 DOM
8. 2026-09-14
   days on market $360,000 Active 92 DOM
9. 2026-09-13
   days on market $360,000 Active 91 DOM
10. 2026-09-12
    days on market $360,000 Active 90 DOM
11. 2026-09-11
    pricedays on market $360,000 Active 89 DOM
12. 2026-09-05
    days on market $365,000 Active 83 DOM
13. 2026-09-04
    days on market $365,000 Active 82 DOM
14. 2026-09-03
    days on market $365,000 Active 81 DOM
15. 2026-08-31
    days on market $365,000 Active 78 DOM
16. 2026-08-30
    days on market $365,000 Active 77 DOM
17. 2026-08-29
    days on market $365,000 Active 76 DOM
18. 2026-08-28
    price $365,000 Active 75 DOM
19. 2026-08-28
    days on market $370,000 Active 75 DOM
20. 2026-08-27
    days on market $370,000 Active 74 DOM
21. 2026-08-26
    days on market $370,000 Active 73 DOM
22. 2026-08-25
    days on market $370,000 Active 72 DOM
23. 2026-08-24
    days on market $370,000 Active 71 DOM
24. 2026-08-23
    days on market $370,000 Active 70 DOM
25. 2026-08-22
    days on market $370,000 Active 69 DOM
26. 2026-08-20
    days on market $370,000 Active 67 DOM
27. 2026-08-19
    days on market $370,000 Active 66 DOM
28. 2026-08-18
    days on market $370,000 Active 65 DOM
29. 2026-08-17
    days on market $370,000 Active 64 DOM
30. 2026-08-16
    days on market $370,000 Active 63 DOM
31. 2026-08-15
    days on market $370,000 Active 62 DOM
32. 2026-08-14
    days on market $370,000 Active 61 DOM
33. 2026-08-13
    days on market $370,000 Active 60 DOM
34. 2026-08-12
    days on market $370,000 Active 59 DOM
35. 2026-08-11
    days on market $370,000 Active 58 DOM
36. 2026-08-10
    days on market $370,000 Active 57 DOM
37. 2026-08-09
    days on market $370,000 Active 56 DOM
38. 2026-08-08
    days on market $370,000 Active 55 DOM
39. 2026-08-07
    price $370,000 Active 53 DOM
40. 2026-08-06
    days on market $369,990 Active 53 DOM
41. 2026-08-05
    days on market $369,990 Active 52 DOM
42. 2026-08-04
    days on market $369,990 Active 51 DOM
43. 2026-08-03
    days on market $369,990 Active 50 DOM
44. 2026-07-31
    pricedays on market $369,990 Active 47 DOM
45. 2026-07-30
    days on market $374,990 Active 45 DOM
46. 2026-07-28
    days on market $374,990 Active 44 DOM
47. 2026-07-26
    days on market $374,990 Active 42 DOM
48. 2026-07-24
    days on market $374,990 Active 40 DOM
49. 2026-07-23
    days on market $374,990 Active 39 DOM
50. 2026-07-22
    days on market $374,990 Active 38 DOM

ⓘ 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: $38,799
• − Mortgage interest: −$20,807
• − Property taxes: −$5,572
• − Insurance: −$1,857
• − Repairs & maintenance: −$3,104
• − Management: −$3,104
• − HOA: −$108
• − Depreciation: −$10,806
• Taxable loss: −$6,559
• Est. tax savings @ 24.0%: +$1,574
• After-tax cash flow: $1,313/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 None rehab

This home is in excellent condition with modern finishes and a good location. It is ready for move-in and would benefit from some landscaping and painting to further enhance its appeal.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make a home more appealing ↑
• Resale Appliance upgrades — Modern appliances can attract more buyers ↑

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Knights Elementary School D FL #1,152/2,144 Nat'l #14,081/41,679 Middle Marshall Middle Magnet School F FL #469/571 Nat'l #9,020/14,009 High Plant City High School F FL #312/667 Nat'l #8,724/17,239

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

• Census place: Plant City, FL
• 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

Property features AI

Finance

• Other: Home warranty includedBuilder license: CBC039052Permit number: 0426-01335Lot ~0.13 acres
• Financial info: CDD appliesLease restrictions apply
• HOA & community: HOA: Wrathell (monthly fee $9)Association approval requiredAssociation amenities include basketball courtCommunity amenities: clubhouse, fitness center, playground, poolPets allowed with breed restrictions

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: Single-family residenceOne levelUnder construction (projected completion: November 30, 2026)Faces south
• Construction: Block and stucco constructionShingle roofSlab foundationNew construction by D.R. Horton (Model: Lakeside)
• Exterior features: Sliding doorsPaved road access

Interior

• Kitchen: DishwasherMicrowaveRangeRefrigerator
• Bedrooms: 5 bedrooms
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Open floorplanBlindsDouble-pane windows
• Laundry & utility: Separate laundry roomWasherDryer

Price history

-1.6% since first listed

2 events — show timeline

• 2026-07-03 Price Changed $374,990 Stellar MLS as Distributed by MLS Grid
• 2026-06-14 Listed $380,990 Stellar MLS as Distributed by MLS Grid