1044 NW 83rd Ave Unit B59 · Plantation, FL 33322

$214,000

1 bd · 2.0 ba · 1,046 sqft · Condo public records · 48 Days on market

Built 1973 $513/mo HOA · 23% of rent

---

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 +13.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +4.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LAUDERDALE WEST 55+ Community, 1 Bedroom/2 full bath, Move-In ready, spacious bedroom suite w/ walk-in closet, new washer and dryer, updated kitchen and baths and lovely tile thru-out. Unit includes 2 parking spaces, Cable TV & Internet. A central area with a mix of parks, natures spots and shopping all within a short drive, Two heated swimming pools, hot tubs, sauna, pool tables, ping pong, professional woodworking shop, arts & crafts, fitness center, active community with regular social events. Enjoy peaceful lake view from your backyard. Showings by appointment ONLY.

Key facts

• 2 parking spots
• Community pool
• Built 1973

Property features AI

Finance

• HOA & community: Community association: Lauderdale West Community Association; Monthly HOA fee of $513; HOA covers cable TV, internet, grounds and structure maintenance, common areas, and recreation facilities; Community amenities include billiard room, clubhouse, fitness center, parking, pool, shuffleboard court, sidewalks; Senior community; Pets allowed (pet restrictions possible)

Exterior

• Parking: 2 open parking spaces (2 total parking spaces)
• Utilities: Public water; Public sewer; Cable available
• Home design: Villa; Single-story; Entry level: 1; Faces northwest; Resale property
• Construction: Built with CBS construction; Flat roof
• Exterior features: Open patio; Screened porch; Patio; Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $214k.

Deal economics

• At list price, monthly cash flow is $4 ($47/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $214k).
• Recommended offer: $208k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 3.4% in Plantation — 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 82/100 on livability (#70 in FL, #1,174 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities C-, cost of living D-.
• Broward (suburban): math 42% / reading 53% proficiency, ranked #46 of 73 in FL (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mirror Lake Elementary School (math 33% / reading 48%, grade F, #1,471 of 2,144 statewide, top 69%, 610 students, 68% FRL); Plantation Middle School (math 20% / reading 39%, grade F, #469 of 571 statewide, top 84%, 572 students, 72% FRL); Plantation High School (math 14% / reading 36%, grade F, #501 of 667 statewide, top 75%, 1,818 students, 68% FRL) — zoned schools average 70% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 48% district-wide (-16 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 560 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 6y ago; this cycle's ask has dropped $36k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,580 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 6.31%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.6% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.34×
• Total profit: $-39,515
• Equity at exit: $31,908

10-year hold

• IRR: -19.3%
• Equity multiple: 0.10×
• Total profit: $-53,943
• Equity at exit: $18,503

Cash invested: $59,920 (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 33322

• Home prices YoY: -33.3%
• Rents YoY: 0.6%
• Active inventory: 560
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,246 high
• Mortgage (P&I): −$1,122
• Tax from tax record: −$46 /mo · $557/yr
• Insurance: −$89
• HOA: −$513
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $4

Break-even live

Break-even rent $2,242

Max offer price $214,000

Occupancy floor 95%

Sensitivity live

Price	-10% $125	-5% $64	+0% $4	+5% $-57	+10% $-117
Rent	-10% $-174	-5% $-85	+0% $4	+5% $93	+10% $181
Rate	-1.0pp $112	-0.5pp $58	base $4	+0.5pp $-52	+1.0pp $-108

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: $53,500
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1140 NW 85th Ave Unit A16 Plantation, FL	2.0	1.5	1065	$1,950	$1.83	26d	1	0.12mi
8423 NW 12th St Unit C67 Plantation, FL	1.0	2.0	1046	$2,050	$1.96	10d	1	0.13mi
8080 NW 10th Ct Plantation, FL	1.0	1.0	862	$1,866	$2.16	1d	1	0.14mi
8080 NW 10th Ct Plantation, FL	2.0	2.0	1111	$2,300	$2.07	26d	1	0.14mi
1171 Lakepointe Lndg Plantation, FL	2.0	1.0–2.0	837	$2,364	$2.82	0d	23	0.24mi
8536 NW 12th Ct Plantation, FL	2.0	2.0	1138	$2,625	$2.31	19d	1	0.25mi
1031 NW 79th Ave #1031 Plantation, FL	2.0	2.0	1062	$2,400	$2.26	21d	1	0.35mi
8101 NW 14th St Plantation, FL	1.0–2.0	1.5–2.0	1123	$2,000	$1.78	1d	12	0.36mi
8300 Cleary Blvd Plantation, FL	1.0	1.0	760	$2,483	$3.27	5d	1	0.40mi
8300 Cleary Blvd Plantation, FL	1.0	1.0	760	$2,566	$3.38	23d	1	0.40mi
8300 Cleary Blvd Plantation, FL	2.0	2.0	1099	$3,032	$2.76	21d	1	0.40mi
962 NW 79th Ter Plantation, FL	2.0	2.0	1432	$2,997	$2.09	26d	1	0.42mi
8000 Cleary Blvd Plantation, FL	2.0–3.0	2.0–3.0	1357	$2,580	$1.90	0d	21	0.42mi
832 NW 86th Ave Plantation, FL	1.0	1.0	976	$2,141	$2.19	15d	1	0.43mi
832 NW 86th Ave Plantation, FL	2.0	2.0	1144	$2,913	$2.55	24d	1	0.43mi
8500 Cleary Blvd Plantation, FL	1.0–3.0	1.0–2.0	1045	$2,293	$2.19	1d	21	0.46mi
9000 NW 9th St Plantation, FL	1.0	1.0	800	$2,287	$2.86	23d	1	0.51mi
651 NW 82nd Ave Plantation, FL	2.0	2.0	1103	$3,256	$2.95	1d	1	0.54mi
651 NW 82nd Ave Plantation, FL	1.0	1.0	919	$2,684	$2.92	24d	1	0.54mi
791 N Pine Island Rd Plantation, FL	2.0–3.0	2.0	1196	$2,000	$1.67	7d	2	0.54mi
1661 NW 81st Way #1661 Plantation, FL	2.0	2.0	1034	$2,400	$2.32	5d	1	0.55mi
1661 NW 81st Way #1661 Plantation, FL	2.0	2.0	1034	$2,500	$2.42	26d	1	0.55mi
771 N Pine Island Rd #213 Plantation, FL	2.0	2.5	1385	$2,400	$1.73	7d	1	0.59mi
601 NW 82nd Ave Plantation, FL	1.0–2.0	1.0–2.5	1073	$2,222	$2.07	1d	9	0.60mi
711 N Pine Island Rd Plantation, FL	1.0–2.0	1.0–2.0	910	$1,700	$1.87	5d	5	0.62mi
711 N Pine Island Rd Plantation, FL	1.0–2.0	1.0–2.0	910	$1,675	$1.84	10d	4	0.62mi
701 N Pine Island Rd #105 Plantation, FL	1.0	1.5	764	$1,650	$2.16	19d	1	0.64mi
1711 N University Dr Plantation, FL	1.0–3.0	1.0–2.0	986	$2,070	$2.10	0d	41	0.64mi
751 N Pine Island Rd Plantation, FL	1.0–3.0	1.0–2.0	1003	$2,000	$1.99	26d	2	0.65mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$2,100	$1.87	19d	6	0.65mi
510 NW 84th Ave Plantation, FL	2.0–3.0	2.0	1303	$2,800	$2.15	17d	5	0.65mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$2,200	$1.96	1d	6	0.65mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1137	$2,200	$1.93	13d	7	0.65mi
1619 NW 81st Way Unit 1619 Plantation, FL	1.0	1.0	832	$1,925	$2.31	10d	1	0.65mi
1659 NW 81st Way Unit 1659 Plantation, FL	2.0	2.0	1034	$2,400	$2.32	26d	1	0.65mi
721 N Pine Island Rd Plantation, FL	1.0–2.0	1.5–2.0	912	$1,700	$1.86	17d	3	0.68mi
721 N Pine Island Rd Plantation, FL	1.0–2.0	1.5–2.0	910	$1,700	$1.87	1d	2	0.68mi
721 N Pine Island Rd Plantation, FL	2.0	2.0	1058	$1,925	$1.82	19d	2	0.68mi
721 N Pine Island Rd #103 Plantation, FL	2.0	2.0	1057	$2,100	$1.99	26d	1	0.69mi
731 N Pine Island Rd #401 Plantation, FL	2.0	2.0	1057	$2,300	$2.18	17d	1	0.73mi

HOA detail condo

• Monthly dues: $513 · $6,156/yr
• Likely covers: internetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-03
   days on market $214,000 Active 48 DOM
2. 2026-06-02
   days on market $214,000 Active 47 DOM
3. 2026-06-01
   days on market $214,000 Active 46 DOM
4. 2026-05-31
   days on market $214,000 Active 45 DOM
5. 2026-05-03
   price $218,000
6. 2026-04-27
   price $222,700
7. 2026-04-17
   price $224,500
8. 2026-04-16
   listed $249,500 Active
9. 2025-05-22
   historical
10. 2025-04-10
    listed $218,000 Active
11. 2023-05-09
    status Active
12. 2023-05-09
    historical
13. 2023-05-09
    status Active
14. 2023-04-30
    status Active
15. 2023-02-28
    status Active
16. 2022-12-11
    listed $245,900 Active
17. 2021-05-04
    soldstatus $150,000
18. 2021-04-23
    soldstatus $150,000 Closed
19. 2021-04-21
    status Pending
20. 2021-04-20
    status Active
21. 2021-04-20
    price $169,900
22. 2021-03-17
    historical Active Under Contract
23. 2021-03-09
    status Active
24. 2021-01-29
    historical Active Under Contract
25. 2020-11-12
    listed $149,900 Active
26. 1996-06-07
    soldstatus $37,500
27. 1995-07-14
    soldstatus $36,500
28. 1994-05-23
    soldstatus $39,500
29. 1990-06-19
    soldstatus $42,000

ⓘ 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: $557 · $46/mo
• Projected year-2 tax: $1,776 · $148/mo
• Expected delta: +$1,219/yr (+$102/mo · 218.8%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 26 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: $26,958
• − Mortgage interest: −$11,987
• − Property taxes: −$557
• − Insurance: −$1,070
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − HOA: −$6,156
• − Depreciation: −$6,225
• Taxable loss: −$3,351
• Est. tax savings @ 24.0%: +$804
• After-tax cash flow: $851/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: Broward
• NCES district ID: 1200180
• Math proficiency: 42% ▼ -18.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $52,139
• Composite: 40.88/100
• National rank: #3621
• State rank: #46 of 73 in FL

Livability — Plantation

• Score: 82/100
• State rank: #70
• US rank: #1174

Category grades

Amenities C- Commute A+ Cost of living D- Crime C+ Employment A Housing A+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plantation, FL
• County: Broward County · 1,963,430 people
• City population: 111,690
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 41,128
• Household income: $71,755
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 931.0

Population outlook (Broward County) Hauer SSP2

• Today (2025): 2,207,033 people
• By 2030: 2,360,704 · +7.0%
• By 2040: 2,661,208 · +20.6%
• By 2050: 2,946,698 · +33.5%
• By 2075: 3,602,273 · +63.2%
• By 2100: 3,970,984 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 35% White 32% Black 24% Two or more races 22% Asian 4%
• Hispanic origin (detail): Puerto Rican 5% Cuban 6% Dominican 2% Salvadoran 1%
• Common ancestry: Hispanic 5% Romanian 2% Scotch-Irish 2%
• Foreign-born: 41% · Canada, Jamaica, South Korea
• Languages at home: 58% English-only · Spanish 30% French/Haitian/Cajun 6% Other Indo-European 1%

Political lean MEDSL · Broward

• 2024 margin: D (+17.0) · D 58.0% · R 41.0%
• 2008→2024 swing: -17.8pp toward R · 2008: 34.7pp · 2024: 17.0pp
• All cycles: 2024: D+17.0 2020: D+29.8 2016: D+35.0 2012: D+34.9 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -203.34%
• Current HPI: 407.5452
• Rent YoY: ▲ 0.60%
• Metro: Miami-Fort Lauderdale-Pompano Beach, 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

+419.0% since first listed

25 events — show timeline

• 2026-05-03 Price Changed $218,000 Beaches MLS
• 2026-04-27 Price Changed $222,700 Beaches MLS
• 2026-04-17 Price Changed $224,500 Beaches MLS
• 2026-04-16 Listed $249,500 Beaches MLS
• 2025-05-22 Listing Removed — MARMLS
• 2025-04-10 Listed $218,000 MARMLS
• 2023-05-09 Relisted — MARMLS
• 2023-05-09 Listing Removed — MARMLS
• 2023-05-09 Relisted — MARMLS
• 2023-04-30 Relisted — MARMLS
• 2023-02-28 Relisted — MARMLS
• 2022-12-11 Listed $245,900 MARMLS
• 2021-05-04 Sold (Public Records) $150,000 Public Records
• 2021-04-23 Sold (MLS) $150,000 MARMLS
• 2021-04-21 Pending — MARMLS
• 2021-04-20 Relisted — MARMLS
• 2021-04-20 Price Changed $169,900 MARMLS
• 2021-03-17 Contingent — MARMLS
• 2021-03-09 Relisted — MARMLS
• 2021-01-29 Contingent — MARMLS
• 2020-11-12 Listed $149,900 MARMLS
• 1996-06-07 Sold (Public Records) $37,500 Public Records
• 1995-07-14 Sold (Public Records) $36,500 Public Records
• 1994-05-23 Sold (Public Records) $39,500 Public Records
• 1990-06-19 Sold (Public Records) $42,000 Public Records

Property tax history

-2.9%/yr

Latest (2025): $557 · +7.7% YoY. Source: county tax records.