2103 Blue Orchid Ave · Plant City, FL 33565

$348,740

5 bd · 2.5 ba · 2,217 sqft · SingleFamily · 66 Days on market

Built 2026 Good condition Garage $157/sqft · 9% below area Est $383k · 9% under

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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 +11.5/30.0
• ARV discount +11.5/15.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This spacious two-story home boasts five bedrooms with room to spare. The first floor contains a breezy living room, dining room and kitchen in an open design. The spacious owner's suite is tucked away on the second floor, along with all the secondary bedrooms, just off the versatile loft space.

Key facts

• 2 garage spots
• Built 2026
• Listed 66 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $349k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $332k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (16.6% below list).
• Recommended offer: $291k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 23 comparable units currently listed for rent nearby; rentals lingering (median 66d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 74% 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 $2,908/mo this rent would consume 48% 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 $2k of loan paydown is wiped out by about $10k 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 ($328k) is reasonable based on typical stale-listing flexibility.

Recommended offer $290,792 (16.6% 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 17% 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: 0.83% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $383,113
• List price: $348,740
• Delta: -8.97%
• 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
4030 Northern Key Dr	0.19mi	5/2.5	2,215 (-0%)	14mo	$369,290	$167	79
4059 Radiant Mountain Dr	0.12mi	5/2.5	2,215 (-0%)	19mo	$354,900	$160	78
2251 Blue Orchid Ave	0.36mi	5/2.5	2,215 (-0%)	6mo	$349,500	$158	78
4052 Radiant Mountain Dr	0.14mi	5/2.5	2,215 (-0%)	19mo	$379,990	$172	78
2728 Bryce Ravine Ave	0.33mi	5/2.5	2,215 (-0%)	12mo	$337,440	$152	75
4004 Northern Key Dr	0.24mi	5/2.5	2,215 (-0%)	18mo	$355,000	$160	74
3937 Northern Key Dr	0.30mi	5/2.5	2,389 (+8%)	4mo	$364,490	$153	70
2781 Bryce Ravine Ave	0.41mi	5/2.5	2,389 (+8%)	8mo	$342,440	$143	61
3818 N Maryland Ave	0.56mi	4/3.0 (-1)	2,486 (+12%)	2mo	$445,000	$179	45
1705 Tropical Oasis Ave	0.53mi	4/2.0 (-1)	1,935 (-13%)	10mo	$358,590	$185	38
3653 Forest Path Dr	0.63mi	4/2.0 (-1)	1,936 (-13%)	16mo	$352,900	$182	29
3772 Capital Reserve Dr	0.61mi	4/2.0 (-1)	1,936 (-13%)	19mo	$349,900	$181	28

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-63,652
• Equity at exit: $51,998

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-64,500
• Equity at exit: $30,153

Cash invested: $97,647 (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: 55 active · 7 under contract
• Months of supply: 55.0 mo (2%/mo absorbed)
• Median asking: $364,240 ($164/sqft)
• Median days on market: 84 d
• This list price: 24% of active listings are priced below it
• ARV vs active asking: +5.2% 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: 10.0×

Monthly cashflow live

• Estimated rent: $2,908 high
• Mortgage (P&I): −$1,829
• Tax est. 1.5%: −$436 /mo · $5,231/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $-113

Break-even live

Break-even rent $3,051

Max offer price $332,417

Occupancy floor 99%

Sensitivity live

Price	-10% $128	-5% $8	+0% $-113	+5% $-233	+10% $-354
Rent	-10% $-343	-5% $-228	+0% $-113	+5% $2	+10% $117
Rate	-1.0pp $63	-0.5pp $-24	base $-113	+0.5pp $-203	+1.0pp $-295

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: $87,185
• Closing costs: $10,462
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3852 Northern Key Dr Plant City, FL	4.0	2.0	1936	$2,599	$1.34	75d	1	0.39mi
3916 N Maryland Ave Plant City, FL	4.0	3.0	2223	$2,610	$1.17	75d	1	0.49mi
3916 N Maryland Ave Plant City, FL	4.0	3.0	2223	$2,610	$1.17	82d	1	0.49mi
3911 N Maryland Ave Plant City, FL	4.0	3.0	2223	$2,600	$1.17	120d	1	0.53mi
1629 Tropical Oasis Ave Plant City, FL	4.0	2.0	1936	$2,499	$1.29	6d	1	0.58mi
3884 Capri Coast Dr Plant City, FL	4.0	3.5	2890	$3,000	$1.04	44d	1	0.69mi
3872 Capri Coast Dr Plant City, FL	4.0	2.0	2162	$2,395	$1.11	69d	1	0.73mi
3872 Capri Coast Dr Plant City, FL	4.0	2.0	2162	$2,395	$1.11	71d	1	0.73mi
1206 Tahitian Sunrise Dr Plant City, FL	4.0	3.0	2435	$2,850	$1.17	44d	1	0.76mi
3830 Capri Coast Dr Plant City, FL	4.0	2.0	1844	$2,600	$1.41	0d	1	0.79mi
2318 Allium Roseum Ln Plant City, FL	4.0	2.0	1817	$2,300	$1.27	54d	1	0.84mi
3615 Natural Trace St Plant City, FL	4.0	2.0	1935	$2,250	$1.16	30d	1	0.85mi
3747 Capri Coast Dr Plant City, FL	4.0	2.5	2035	$2,695	$1.32	95d	1	0.88mi
2505 Victorious Falls Ave Plant City, FL	6.0	3.0	2614	$2,950	$1.13	65d	1	0.93mi
2310 Victorious Falls Ave Plant City, FL	6.0	3.0	2624	$2,800	$1.07	0d	1	0.93mi
1312 Tahitian Sunrise Dr Plant City, FL	4.0	2.0	1935	$2,195	$1.13	10d	1	0.97mi
3507 N Maryland Ave Plant City, FL	4.0	3.0	2576	$2,600	$1.01	27d	1	1.01mi
3507 N Maryland Ave Plant City, FL	4.0	3.0	2557	$2,495	$0.98	79d	1	1.01mi
3507 N Maryland Ave Plant City, FL	4.0	3.0	2576	$2,600	$1.01	29d	1	1.01mi
1458 Tahitian Sunrise Dr Plant City, FL	4.0	2.0	1935	$2,345	$1.21	80d	1	1.09mi
3827 Sunny Spring St Plant City, FL	4.0	3.0	2756	$3,150	$1.14	120d	1	1.37mi
3809 Sunny Spring St Plant City, FL	5.0	3.0	2964	$2,800	$0.94	120d	1	1.41mi
3410 Ivy Hollow Dr Plant City, FL	4.0	2.0	1846	$2,650	$1.44	30d	1	1.48mi

Property features AI

Finance

• Other: Address: 2103 Blue Orchid Ave, Plant City, FL 33565Listing provided by Zillow (information deemed reliable but not guaranteed)
• Financial info: List price available

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family home (Boston plan)Active listing
• Exterior features: Living area of 2217 (living area provided)

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home, Boston plan

Listing history 50 events

1. 2026-08-07
   price $348,740 Active 66 DOM
2. 2026-08-06
   days on market $348,240 Active 66 DOM
3. 2026-08-05
   price $348,240 Active 65 DOM
4. 2026-08-05
   days on market $346,490 Active 65 DOM
5. 2026-08-04
   days on market $346,490 Active 64 DOM
6. 2026-08-03
   pricedays on market $346,490 Active 63 DOM
7. 2026-07-31
   days on market $345,990 Active 60 DOM
8. 2026-07-30
   days on market $345,990 Active 58 DOM
9. 2026-07-28
   days on market $345,990 Active 57 DOM
10. 2026-07-26
    pricedays on market $345,990 Active 55 DOM
11. 2026-07-24
    days on market $350,990 Active 53 DOM
12. 2026-07-23
    days on market $350,990 Active 52 DOM
13. 2026-07-22
    days on market $350,990 Active 51 DOM
14. 2026-07-21
    days on market $350,990 Active 50 DOM
15. 2026-07-20
    days on market $350,990 Active 49 DOM
16. 2026-07-18
    days on market $350,990 Active 46 DOM
17. 2026-07-16
    days on market $350,990 Active 45 DOM
18. 2026-07-15
    days on market $350,990 Active 44 DOM
19. 2026-07-13
    days on market $350,990 Active 42 DOM
20. 2026-07-13
    days on market $350,990 Active 41 DOM
21. 2026-07-11
    days on market $350,990 Active 40 DOM
22. 2026-07-10
    days on market $350,990 Active 39 DOM
23. 2026-07-09
    pricedays on market $350,990 Active 38 DOM
24. 2026-07-07
    days on market $368,990 Active 36 DOM
25. 2026-07-06
    days on market $368,990 Active 35 DOM
26. 2026-07-06
    days on market $368,990 Active 34 DOM
27. 2026-07-05
    days on market $368,990 Active 33 DOM
28. 2026-07-04
    days on market $368,990 Active 32 DOM
29. 2026-07-02
    days on market $368,990 Active 31 DOM
30. 2026-07-01
    days on market $368,990 Active 30 DOM
31. 2026-07-01
    price $368,990 Active 29 DOM
32. 2026-06-30
    days on market $368,490 Active 29 DOM
33. 2026-06-29
    days on market $368,490 Active 28 DOM
34. 2026-06-28
    days on market $368,490 Active 27 DOM
35. 2026-06-27
    pricedays on market $368,490 Active 26 DOM
36. 2026-06-26
    days on market $367,990 Active 25 DOM
37. 2026-06-24
    days on market $367,990 Active 23 DOM
38. 2026-06-22
    days on market $367,990 Active 21 DOM
39. 2026-06-21
    pricedays on market $367,990 Active 20 DOM
40. 2026-06-18
    days on market $366,990 Active 17 DOM
41. 2026-06-17
    days on market $366,990 Active 16 DOM
42. 2026-06-16
    days on market $366,990 Active 15 DOM
43. 2026-06-15
    days on market $366,990 Active 14 DOM
44. 2026-06-13
    days on market $366,990 Active 12 DOM
45. 2026-06-13
    days on market $366,990 Active 11 DOM
46. 2026-06-09
    days on market $366,990 Active 8 DOM
47. 2026-06-08
    pricedays on market $366,990 Active 7 DOM
48. 2026-06-07
    pricedays on market $366,490 Active 6 DOM
49. 2026-06-04
    days on market $365,990 Active 3 DOM
50. 2026-06-03
    days on market $365,990 Active 2 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: $34,895
• − Mortgage interest: −$19,535
• − Property taxes: −$5,231
• − Insurance: −$1,744
• − Repairs & maintenance: −$2,792
• − Management: −$2,792
• − Depreciation: −$10,145
• Taxable loss: −$7,343
• Est. tax savings @ 24.0%: +$1,762
• After-tax cash flow: $409/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 $11,085–$33,255 screening

This spacious two-story home is in good condition with minimal repairs needed. It's move-in ready and would benefit from a fresh coat of paint on the exterior trim to enhance its curb appeal and value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value ↑
• Resale Replace carpet in living areas — Freshens the interior and improves comfort ↑
• Rental Clean and organize bathrooms — Keeps the property in top condition for 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 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

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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%

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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%

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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

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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: Address: 2103 Blue Orchid Ave, Plant City, FL 33565Listing provided by Zillow (information deemed reliable but not guaranteed)
• Financial info: List price available

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family home (Boston plan)Active listing
• Exterior features: Living area of 2217 (living area provided)

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home, Boston plan