Bayport II Plan · Plant City, FL 33565

$243,700

3 bd · 2.0 ba · 1,682 sqft · Manufactured · 74 Days on market

Good condition

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Why this score? — see what drove the C 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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

55+ age qualified community. Welcome to The Arbors at Countrywood, a 55+ age qualified community where you can find yourself in your dream home! This stunning 2 car garage home has 3 bedrooms, 2 bathrooms and both a front and large back porch. At Countrywood you will enjoy an abundance of amenities including swimming pools, hot tub, shuffleboard and much more. We are minutes from shopping, restaurants, entertainment and a short drive from Florida's award-winning gulf coast beaches. This home has 1,682 sq ft of beautifully designed living space located in Zephyrhills, FL. This property offers the perfect blend of modern amenities and timeless charm with crown molding, tray ceilings, and recessed lighting. The french glass door brings in an abundance of sunny Florida natural sunlight. Once inside you walk into an entertainers dream with an open floor plan, built in entertainment center and chef's kitchen. The spacious primary bedroom is pure luxury with a walk in closet and large ensuite bathroom with double vanities and an abundance of storage. There are several financing options to choose from, so call for your private tour and make this your home today!

Key facts

• Hot tub
• Swimming pools
• Shuffleboard

Tags

• ABUNDANCE OF AMENITIES
• SWIMMING POOLS
• HOT TUB
• SHUFFLEBOARD
• FRONT AND LARGE BACK PORCH
• BUILT IN ENTERTAINMENT CENTER

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $244k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-26 ($-306/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (1.5% below list).
• Meets the 1% rule at list price ($3k rent vs $244k).
• Recommended offer: $229k (6.0% below list) — sets the bar for market timing.

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: 323 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 9,053 units permitted in Hillsborough County in 2024 (4,555 in 5+ unit buildings).
• This rent runs 43% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 74 days — a 6% lower offer ($229k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,078 (6.0% 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 74 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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: 1.08% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 7.7

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-40,813
• Equity at exit: $36,336

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-36,404
• Equity at exit: $21,071

Cash invested: $68,236 (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 33565

• Home prices YoY: -24.7%
• Active inventory: 323
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,639 high
• Mortgage (P&I): −$1,278
• Tax est. 1.5%: −$305 /mo · $3,656/yr
• Insurance: −$102
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $-26

Break-even live

Break-even rent $2,672

Max offer price $240,009

Occupancy floor 96%

Sensitivity live

Price	-10% $143	-5% $59	+0% $-26	+5% $-110	+10% $-194
Rent	-10% $-234	-5% $-130	+0% $-26	+5% $79	+10% $183
Rate	-1.0pp $97	-0.5pp $36	base $-26	+0.5pp $-89	+1.0pp $-153

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: $60,925
• Closing costs: $7,311
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1412 Tahitian Sunrise Dr Plant City, FL	3.0	2.0	1540	$2,300	$1.49	26d	1	0.62mi
1458 Tahitian Sunrise Dr Plant City, FL	4.0	2.0	1935	$2,395	$1.24	25d	1	0.65mi
3747 Capri Coast Dr Plant City, FL	4.0	2.5	2035	$2,695	$1.32	1d	1	0.74mi
3615 Natural Trace St Plant City, FL	4.0	2.0	1935	$2,400	$1.24	19d	1	0.90mi
3911 N Maryland Ave Plant City, FL	4.0	3.0	2223	$2,600	$1.17	26d	1	1.09mi
2318 Allium Roseum Ln Plant City, FL	4.0	2.0	1817	$2,400	$1.32	26d	1	1.29mi
1809 Richter Ln Plant City, FL	3.0	2.0	1520	$2,200	$1.45	5d	1	1.41mi

Listing history 16 events

1. 2026-06-21
   days on market $243,700 Active 74 DOM
2. 2026-06-18
   days on market $243,700 Active 71 DOM
3. 2026-06-17
   days on market $243,700 Active 70 DOM
4. 2026-06-16
   days on market $243,700 Active 69 DOM
5. 2026-06-15
   days on market $243,700 Active 68 DOM
6. 2026-06-13
   days on market $243,700 Active 66 DOM
7. 2026-06-13
   days on market $243,700 Active 65 DOM
8. 2026-06-09
   pricedays on market $243,700 Active 62 DOM
9. 2026-06-08
   days on market $244,700 Active 61 DOM
10. 2026-06-07
    pricedays on market $244,700 Active 60 DOM
11. 2026-06-04
    days on market $244,750 Active 57 DOM
12. 2026-06-03
    days on market $244,750 Active 56 DOM
13. 2026-06-02
    days on market $244,750 Active 55 DOM
14. 2026-06-01
    days on market $244,750 Active 54 DOM
15. 2026-05-31
    days on market $244,750 Active 53 DOM
16. 2026-04-08
    listed $244,900 Active 1172-char remark

    Show marketing remark (1172 chars)

    55+ age qualified community. Welcome to The Arbors at Countrywood, a 55+ age qualified community where you can find yourself in your dream home! This stunning 2 car garage home has 3 bedrooms, 2 bathrooms and both a front and large back porch. At Countrywood you will enjoy an abundance of amenities including swimming pools, hot tub, shuffleboard and much more. We are minutes from shopping, restaurants, entertainment and a short drive from Florida's award-winning gulf coast beaches. This home has 1,682 sq ft of beautifully designed living space located in Zephyrhills, FL. This property offers the perfect blend of modern amenities and timeless charm with crown molding, tray ceilings, and recessed lighting. The french glass door brings in an abundance of sunny Florida natural sunlight. Once inside you walk into an entertainers dream with an open floor plan, built in entertainment center and chef's kitchen. The spacious primary bedroom is pure luxury with a walk in closet and large ensuite bathroom with double vanities and an abundance of storage. There are several financing options to choose from, so call for your private tour and make this your home today!

ⓘ 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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,674
• − Mortgage interest: −$13,651
• − Property taxes: −$3,656
• − Insurance: −$6,337
• − Repairs & maintenance: −$2,534
• − Management: −$2,534
• − Depreciation: −$7,089
• Taxable loss: −$4,127
• Est. tax savings @ 24.0%: +$990
• After-tax cash flow: $684/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 55+ age-qualified community home is in excellent condition with modern amenities and a well-maintained exterior. It offers a great blend of modern and timeless charm, making it an attractive option for both resale and rental.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value
• Rental Install outdoor lighting — Well-lit exterior can attract tenants and improve safety
• Both Add a small garden bed — Enhances curb appeal and provides a welcoming environment

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Rental Install outdoor lighting — Well-lit exterior can attract tenants and improve safety ↑
• Both Add a small garden bed — Enhances curb appeal and provides a welcoming environment ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• County: Hillsborough County · 1,540,968 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: 152.0

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

1 event — show timeline

• 2026-04-08 Listed $244,900 Zillow