1199 Golden Cane Dr · Weston, FL 33327

$749,900

5 bd · 4.0 ba · 2,526 sqft · SingleFamily public records · 154 Days on market

Built 2002 4,492 sqft lot Est $993k · 24% under $186/mo HOA · 3% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• Appreciation +5.4/10.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks

Major Price Improvement! Exceptional opportunity in Savanna. Seller has paid the special assessment in full. Spacious 5-bedroom home with primary suite on the first floor, this home offers a functional layout perfect for families, multi-generational living, or anyone seeking added privacy and convenience. The bright and open living areas provide plenty of space for everyday living and entertaining, while the kitchen overlooks the main gathering spaces, creating the perfect setting for family and friends. Upstairs, you'll find generously sized secondary bedrooms with room for guests, a home office, playroom, or fitness space. Step outside to a covered and screened patio, ideal for relaxing,

Key facts

• 4,492 sq ft lot
• 2 garage spots
• Community pool

Tags

• GUARD GATED COMMUNITY
• PRIMARY SUITE ON FIRST FLOOR
• SCREENED COVERED PATIO
• FRESHLY LANDSCAPED FRONT YARD
• RESORT STYLE AMENITIES
• A RATED SCHOOL DISTRICT

Property features AI

Finance

• Other: Community pool (community amenity); Zoned R-1
• HOA & community: Homeowners association; Quarterly association fee; Community clubhouse; Gated; Maintained community; Community pool; Street lights; Sidewalks

Exterior

• Parking: 2-car garage; Driveway; Garage door opener; 2 covered parking spaces
• Security: Gated community; Security guard; Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: 2 stories; Faces east
• Construction: Block construction; Spanish tile roof; Resale property
• Exterior features: Barbecue; Enclosed porch; Patio; Patio (screened)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: Bedroom on main level; Den; Other
• Flooring: Ceramic tile; Hardwood; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast area; Closet cabinetry; Dining area; Separate/formal dining room; Eat-in kitchen; First floor entry; Pantry; Walk-in closet(s)
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $750k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $658k (12.2% below list).
• Recommended offer: $658k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.3% in Weston — 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 67/100 on livability (#546 in FL) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• 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.
• Market conditions: Rents rising (+2.4%/yr); 131 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $6,585/mo this rent would consume 50% of the median local household income ($159k/yr) (locally 574% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $11k of equity ($5k loan paydown + $6k appreciation (0.8% local appreciation)).
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($660k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $74k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $360k; list at $750k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $658,476 (12.2% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 A-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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.03
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $992,718
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1170 Chenille Cir	0.56mi	5/4.0	2,798 (+11%)	3mo	$1,100,000	$393	53
970 Bluewood Ter	0.30mi	4/2.5 (-1)	2,326 (-8%)	14mo	$750,000	$322	51
1306 Crossbill Ct	0.63mi	5/2.5	2,764 (+9%)	1mo	$1,095,000	$396	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.76% appreciation · 2.41% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.04×
• Total profit: $7,890
• Equity at exit: $246,870

10-year hold

• IRR: 5.3%
• Equity multiple: 1.62×
• Total profit: $129,769
• Equity at exit: $321,118

Cash invested: $209,972 (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 33327

• Home prices YoY: 0.3%
• Rents YoY: 2.4%
• Active inventory: 131
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $6,585 high
• Mortgage (P&I): −$3,933
• Tax from tax record: −$672 /mo · $8,067/yr
• Insurance: −$312
• HOA: −$186
• Vacancy / Maint / Mgmt: −$1,383
• Net cashflow: $99

Break-even live

Break-even rent $6,460

Max offer price $749,900

Occupancy floor 94%

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: $187,475
• Closing costs: $22,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
709 Bald Cypress Rd Weston, FL	4.0	3.5	2254	$7,100	$3.15	24d	1	0.21mi
1006 Sunflower Cir Weston, FL	4.0	2.5	2115	$4,500	$2.13	8d	1	0.22mi
828 Vanda Ter Weston, FL	4.0	2.0	1876	$5,200	$2.77	3d	1	0.30mi
898 Tulip Cir Weston, FL	5.0	4.0	3092	$5,500	$1.78	24d	1	0.40mi
1714 Victoria Pointe Cir Weston, FL	4.0	2.5	2587	$7,800	$3.02	15d	1	0.42mi
950 Marina Dr Weston, FL	4.0	3.0	2599	$7,200	$2.77	8d	1	0.45mi
1094 Bluewood Ter Weston, FL	5.0	4.0	2672	$8,500	$3.18	5d	1	0.46mi
1139 Chenille Cir Weston, FL	4.0	2.5	2285	$4,950	$2.17	24d	1	0.47mi
1666 Victoria Pointe Cir Weston, FL	4.0	3.5	3176	$7,990	$2.52	24d	1	0.48mi
1666 Victoria Pointe Cir Weston, FL	4.0	3.5	3176	$7,990	$2.52	4d	1	0.48mi
878 Lavender Cir #878 Weston, FL	4.0	2.0	1876	$5,500	$2.93	8d	1	0.49mi
1137 Croton Ct Weston, FL	4.0	2.5	2115	$5,200	$2.46	17d	1	0.55mi
1118 Chinaberry Dr Weston, FL	4.0	2.0	1915	$4,500	$2.35	17d	1	0.59mi
1118 Chinaberry Dr Weston, FL	4.0	2.0	1915	$4,500	$2.35	24d	1	0.59mi
1319 Croton Ct Weston, FL	6.0	4.0	3071	$6,400	$2.08	17d	1	0.59mi
2002 Schooner Ln Weston, FL	4.0	3.0	2505	$6,450	$2.57	24d	1	0.60mi
1365 Majesty Ter Unit 1365 Weston, FL	4.0	3.5	2088	$5,950	$2.85	24d	1	0.62mi
1983 Harbor View Cir Weston, FL	5.0	4.0	3442	$8,000	$2.32	24d	1	0.64mi
1114 Tupelo Way Weston, FL	4.0	2.5	2256	$7,500	$3.32	24d	1	0.65mi
1114 Tupelo Way Weston, FL	4.0	2.5	2256	$7,500	$3.32	1d	1	0.65mi
1113 Tupelo Way Weston, FL	4.0	2.5	2256	$4,400	$1.95	24d	1	0.67mi
1396 Banyan Way Weston, FL	5.0	3.5	2480	$5,250	$2.12	17d	1	0.72mi
1392 Canary Island Dr Weston, FL	4.0	2.5	2088	$5,800	$2.78	24d	1	0.77mi
1392 Canary Island Dr Weston, FL	4.0	2.0	2088	$5,990	$2.87	19d	1	0.77mi
1374 Canary Island Dr Weston, FL	4.0	3.5	2088	$5,500	$2.63	8d	1	0.79mi
1600 Blue Jay Cir Weston, FL	4.0	2.5	2674	$6,500	$2.43	24d	1	0.80mi
1527 Winterberry Ln Weston, FL	4.0	2.5	2240	$5,200	$2.32	24d	1	0.91mi
2408 Deer Creek Rd Weston, FL	4.0	3.0	2674	$7,100	$2.66	24d	1	0.94mi
2408 Deer Creek Rd Weston, FL	4.0	3.0	2674	$7,100	$2.66	21d	1	0.94mi
2538 Montclaire Ct Weston, FL	5.0	3.5	3398	$9,500	$2.80	15d	1	0.94mi
1702 Sparrow Ln Weston, FL	4.0	3.0	2115	$4,500	$2.13	24d	1	0.97mi
1725 Winterberry Ln Weston, FL	4.0	3.0	1997	$5,500	$2.75	8d	1	1.04mi
1725 Winterberry Ln Weston, FL	4.0	3.0	1997	$5,500	$2.75	24d	1	1.04mi
1725 Winterberry Ln Weston, FL	4.0	3.0	1997	$5,500	$2.75	12d	1	1.04mi
1725 Winterberry Ln Unit 1725 Weston, FL	4.0	3.0	1997	$5,500	$2.75	17d	1	1.04mi
1725 Winterberry Ln Weston, FL	4.0	3.0	1997	$5,500	$2.75	21d	1	1.04mi
2488 Eagle Run Dr Weston, FL	5.0	4.0	3446	$9,900	$2.87	24d	1	1.05mi
1901 Cedar Ct Weston, FL	4.0	2.5	1978	$5,700	$2.88	24d	1	1.09mi
814 Heron Rd Weston, FL	4.0	2.5	2313	$6,000	$2.59	24d	1	1.11mi
618 Willow Bend Rd Unit 618 Weston, FL	4.0	2.5	2078	$4,850	$2.33	24d	1	1.12mi

HOA detail

• Monthly dues: $186 · $2,232/yr
• ⚠ Special-assessment mentions:

  Major Price Improvement! Exceptional opportunity in Savanna. Seller has paid the special assessment in full. Spacious 5-bedroom home with primary suite on the first floor, this home offers a functional layout perfect…

Listing history 43 events

1. 2026-06-18
   days on market $749,900 Active 154 DOM
2. 2026-06-17
   days on market $749,900 Active 153 DOM
3. 2026-06-16
   days on market $749,900 Active 152 DOM
4. 2026-06-15
   price $749,900 Active 151 DOM
5. 2026-06-15
   days on market $769,000 Active 151 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   days on market $769,000 Active 149 DOM
8. 2026-06-09
   days on market $769,000 Active 145 DOM
9. 2026-06-07
   days on market $769,000 Active 143 DOM
10. 2026-06-04
    days on market $769,000 Active 140 DOM
11. 2026-06-03
    days on market $769,000 Active 139 DOM
12. 2026-06-02
    days on market $769,000 Active 138 DOM
13. 2026-06-01
    days on market $769,000 Active 137 DOM
14. 2026-05-31
    days on market $769,000 Active 136 DOM
15. 2026-04-29
    price $789,000
16. 2026-04-20
    price $799,000
17. 2026-03-30
    price $814,000
18. 2026-01-15
    listed $824,000 Active
19. 2025-12-14
    historical
20. 2025-09-29
    price $849,000
21. 2025-09-02
    price $880,000
22. 2025-07-09
    price $899,000
23. 2025-06-23
    price $925,000
24. 2025-06-13
    price $950,000
25. 2025-06-13
    listed $959,000 Active
26. 2015-07-20
    historical
27. 2015-05-02
    price $445,000
28. 2015-05-02
    price $450,000
29. 2015-02-09
    price $448,000
30. 2015-01-09
    price $450,000
31. 2014-10-29
    price $470,000
32. 2014-10-11
    price $475,000
33. 2014-09-05
    price $480,000
34. 2014-08-27
    price $485,000
35. 2014-08-21
    price $495,000
36. 2014-08-18
    listed $510,000 Active
37. 2013-12-19
    historical
38. 2013-10-04
    status Active
39. 2013-10-01
    historical
40. 2013-09-23
    listed $445,000 Active
41. 2011-04-28
    soldstatus $359,900
42. 2007-01-18
    soldstatus $528,900
43. 2003-01-24
    soldstatus $275,000

ⓘ 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: $8,067 · $672/mo
• Projected year-2 tax: $8,067 · $672/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $79,017
• − Mortgage interest: −$42,006
• − Property taxes: −$8,067
• − Insurance: −$3,750
• − Repairs & maintenance: −$6,321
• − Management: −$6,321
• − HOA: −$2,232
• − Depreciation: −$21,815
• Taxable loss: −$11,495
• Est. tax savings @ 24.0%: +$2,759
• After-tax cash flow: $3,943/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 — Weston

• Score: 67/100
• State rank: #546
• US rank: #10241

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weston, FL
• County: Broward County · 1,963,430 people
• City population: 68,003
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 23,203
• Household income: $159,388
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 574.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 55% Two or more races 40% White 26% Asian 10% Black 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 9% Cuban 4% Salvadoran 5%
• Common ancestry: Estonian 2% Romanian 2% Russian 2%
• Foreign-born: 55% · Canada, Jamaica, Dominican Republic
• Languages at home: 25% English-only · Spanish 56% Other Indo-European 10% Chinese 5%

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: ▲ 0.76%
• Current HPI: 297.972
• Rent YoY: ▲ 2.41%
• 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

+186.9% since first listed

29 events — show timeline

• 2026-04-29 Price Changed $789,000 MARMLS
• 2026-04-20 Price Changed $799,000 MARMLS
• 2026-03-30 Price Changed $814,000 MARMLS
• 2026-01-15 Listed $824,000 MARMLS
• 2025-12-14 Listing Removed — MARMLS
• 2025-09-29 Price Changed $849,000 MARMLS
• 2025-09-02 Price Changed $880,000 MARMLS
• 2025-07-09 Price Changed $899,000 MARMLS
• 2025-06-23 Price Changed $925,000 MARMLS
• 2025-06-13 Price Changed $950,000 MARMLS
• 2025-06-13 Listed $959,000 MARMLS
• 2015-07-20 Listing Removed — MARMLS
• 2015-05-02 Price Changed $450,000 MARMLS
• 2015-05-02 Price Changed $445,000 MARMLS
• 2015-02-09 Price Changed $448,000 MARMLS
• 2015-01-09 Price Changed $450,000 MARMLS
• 2014-10-29 Price Changed $470,000 MARMLS
• 2014-10-11 Price Changed $475,000 MARMLS
• 2014-09-05 Price Changed $480,000 MARMLS
• 2014-08-27 Price Changed $485,000 MARMLS
• 2014-08-21 Price Changed $495,000 MARMLS
• 2014-08-18 Listed $510,000 MARMLS
• 2013-12-19 Listing Removed — MARMLS
• 2013-10-04 Relisted — MARMLS
• 2013-10-01 Listing Removed — MARMLS
• 2013-09-23 Listed $445,000 MARMLS
• 2011-04-28 Sold (Public Records) $359,900 Public Records
• 2007-01-18 Sold (Public Records) $528,900 Public Records
• 2003-01-24 Sold (Public Records) $275,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $8,067 · +3.1% YoY. Source: county tax records.