8199 NW 8th Mnr #1 · Plantation, FL 33324

$260,000

3 bd · 3.0 ba · 2,020 sqft · Condo public records · 158 Days on market

Built 1980 $800/mo HOA · 25% of rent

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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 +11.9/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +3.5/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NEW ROOF! Spacious 3-bedroom, 2.5-bath townhouse in the heart of Plantation, with the option for a 4th room in the garage. All bedrooms are located upstairs and feature large closets. The primary suite offers a walk-in closet, full bathroom, and a private balcony. Enjoy multiple outdoor living spaces including a fenced back patio, open front patio, and balcony. The home also includes a dedicated laundry closet, garage, and a fenced patio ideal for relaxing or entertaining. Conveniently located just minutes from shopping, dining, and major highways. Community amenities include two swimming pools, a tennis court, and a playground. current rental $3447/M till Dec 31,2026

Key facts

• Private balcony
• Community amenities
• Open front patio

Tags

• NEW ROOF
• PRIVATE BALCONY
• FENCED BACK PATIO
• OPEN FRONT PATIO
• DEDICATED LAUNDRY CLOSET
• COMMUNITY AMENITIES

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with conditions and possible restrictions
• HOA & community: Monthly association fee of $800; Association covers common areas, grounds maintenance, structure maintenance, pool(s) and roof; Community amenities include clubhouse, barbecue, picnic area, pool, tennis courts and trails

Exterior

• Parking: Garage (1 space); Two or more parking spaces total; 1 covered parking space
• Home design: Block construction; 2 stories; Resale property; Entry level: 1
• Construction: Block construction
• Exterior features: Association pool

Interior

• Kitchen: Dryer; Dishwasher; Electric range; Disposal; Microwave; Refrigerator; Washer
• Flooring: Hardwood; Tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: First-floor entry; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $-67 ($-810/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (4.6% below list).
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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.
• Market conditions: Rents rising (+1.2%/yr); 408 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $3,192/mo this rent would consume 45% of the median local household income ($85k/yr) (locally 2923% of renters already pay >50% of income on rent) — 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 $8k 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 158 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $66k; list at $260k implies a 296% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,800 (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 158 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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.23% ✓
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.29×
• Total profit: $-51,481
• Equity at exit: $38,767

10-year hold

• IRR: -20.7%
• Equity multiple: 0.03×
• Total profit: $-70,314
• Equity at exit: $22,480

Cash invested: $72,800 (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 33324

• Home prices YoY: -33.5%
• Rents YoY: 1.2%
• Active inventory: 408
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $3,192 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$318 /mo · $3,811/yr
• Insurance: −$108
• HOA: −$800
• Vacancy / Maint / Mgmt: −$670
• Net cashflow: $-67

Break-even live

Break-even rent $3,278

Max offer price $248,077

Occupancy floor 97%

Sensitivity live

Price	-10% $80	-5% $6	+0% $-67	+5% $-141	+10% $-215
Rent	-10% $-320	-5% $-194	+0% $-67	+5% $59	+10% $185
Rate	-1.0pp $63	-0.5pp $-1	base $-67	+0.5pp $-135	+1.0pp $-203

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8231 NW 8th Pl #3 Plantation, FL	3.0	2.5	1654	$2,850	$1.72	15d	1	0.05mi
8231 NW 8th Pl #3 Plantation, FL	3.0	2.5	1770	$2,850	$1.61	25d	1	0.05mi
8208 NW 8th Pl Plantation, FL	3.0	2.5	1770	$2,950	$1.67	19d	1	0.06mi
8244 NW 9th St #5 Plantation, FL	4.0	2.5	2020	$3,150	$1.56	25d	1	0.08mi
835 NW 81st Way #5 Plantation, FL	3.0	2.5	1770	$2,600	$1.47	9d	1	0.09mi
8244 NW 9th Ct #8 Fort Lauderdale, FL	4.0	2.5	2080	$3,500	$1.68	25d	1	0.09mi
8253 NW 9th St #3 Plantation, FL	3.0	2.5	1770	$2,800	$1.58	9d	1	0.11mi
833 NW 81st Ter #8 Plantation, FL	4.0	2.5	1770	$2,900	$1.64	22d	1	0.11mi
843 NW 81st Ave #7 Plantation, FL	3.0	2.5	1770	$2,980	$1.68	9d	1	0.14mi
843 NW 81st Ave #7 Plantation, FL	3.0	2.5	1770	$2,980	$1.68	0d	1	0.14mi
833 NW 81st Ave Plantation, FL	4.0	2.5	1770	$3,250	$1.84	15d	1	0.15mi
833 NW 81st Ave #4 Plantation, FL	4.0	2.5	1770	$3,250	$1.84	23d	1	0.15mi
833 NW 81st Ave #4 Plantation, FL	3.0	2.5	1770	$3,600	$2.03	20d	1	0.15mi
8344 NW 7th Pl Unit 8344 Plantation, FL	3.0	2.5	1627	$4,199	$2.58	25d	1	0.19mi
8000 Cleary Blvd Plantation, FL	2.0–3.0	2.0–3.0	1357	$3,292	$2.43	0d	21	0.30mi
962 NW 79th Ter Plantation, FL	2.0	2.0	1432	$2,997	$2.09	25d	1	0.39mi
1114 NW 79th Dr Plantation, FL	3.0	2.5	1624	$3,000	$1.85	9d	1	0.41mi
576 Westree Ln Plantation, FL	3.0	2.5	1651	$3,250	$1.97	25d	1	0.44mi
568 N University Dr #568 Plantation, FL	3.0	2.5	1589	$3,250	$2.05	9d	1	0.47mi
568 N University Dr #568 Plantation, FL	3.0	2.5	1589	$3,500	$2.20	23d	1	0.47mi
537 N University Dr #71 Plantation, FL	3.0	2.5	1830	$3,000	$1.64	6d	1	0.48mi
537 N University Dr #71 Plantation, FL	3.0	2.5	1830	$3,250	$1.78	25d	1	0.48mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$3,600	$3.20	0d	6	0.51mi
510 NW 84th Ave Plantation, FL	2.0–3.0	2.0	1303	$3,200	$2.46	16d	5	0.51mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1137	$3,600	$3.17	12d	7	0.51mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$3,200	$2.85	18d	6	0.51mi
9161 Vineyard Lake Dr Unit 9161 Plantation, FL	3.0	2.5	1765	$4,000	$2.27	25d	1	0.51mi
1125 NW 78th Ave Plantation, FL	4.0	2.5	2364	$3,500	$1.48	25d	1	0.53mi
9023 Vineyard Lake Dr Plantation, FL	3.0	2.5	1739	$3,500	$2.01	9d	1	0.58mi
9023 Vineyard Lake Dr Plantation, FL	3.0	2.5	1739	$3,500	$2.01	2d	1	0.58mi
9087 Vineyard Lake Dr Plantation, FL	3.0	2.5	1590	$3,350	$2.11	25d	1	0.65mi
7738 NW 5th St Unit 7746 Plantation, FL	4.0	3.5	3000	$3,500	$1.17	25d	1	0.70mi
845 NW 91st Ter Unit 845 Plantation, FL	3.0	2.5	1515	$3,500	$2.31	25d	1	0.72mi
333 N University Dr Plantation, FL	3.0	1.0–2.0	1065	$4,283	$4.02	0d	15	0.74mi
992 NW 93rd Ave Plantation, FL	3.0	2.0	1504	$3,350	$2.23	25d	1	0.77mi
301 NW 78th Ave Plantation, FL	3.0	2.0	1403	$3,950	$2.82	25d	1	0.78mi
9090 NW 11th Ct Plantation, FL	3.0	2.0	2112	$5,000	$2.37	22d	1	0.78mi
1230 NW 74th Ave Unit 1230 Plantation, FL	4.0	2.0	1774	$4,550	$2.56	25d	1	0.96mi
7421-7425 NW 15th St Unit 2 Plantation, FL	3.0	2.0	1750	$3,100	$1.77	25d	1	1.00mi
9581 NW 9th Ct Plantation, FL	4.0	2.5	2005	$5,400	$2.69	25d	1	1.02mi

HOA detail condo

• Monthly dues: $800 · $9,600/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $260,000 Active 158 DOM
2. 2026-06-18
   days on market $260,000 Active 155 DOM
3. 2026-06-17
   days on market $260,000 Active 154 DOM
4. 2026-06-16
   days on market $260,000 Active 153 DOM
5. 2026-06-15
   days on market $260,000 Active 152 DOM
6. 2026-06-13
   days on market $260,000 Active 150 DOM
7. 2026-06-09
   days on market $260,000 Active 146 DOM
8. 2026-06-07
   days on market $260,000 Active 144 DOM
9. 2026-06-04
   days on market $260,000 Active 141 DOM
10. 2026-06-03
    days on market $260,000 Active 140 DOM
11. 2026-06-02
    days on market $260,000 Active 139 DOM
12. 2026-06-01
    days on market $260,000 Active 138 DOM
13. 2026-05-31
    days on market $260,000 Active 137 DOM
14. 2026-01-14
    listed $260,000 Active
15. 1979-04-01
    soldstatus $65,700

ⓘ 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: $3,811 · $318/mo
• Projected year-2 tax: $3,811 · $318/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 28 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: $38,307
• − Mortgage interest: −$14,564
• − Property taxes: −$3,811
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,065
• − Management: −$3,065
• − HOA: −$9,600
• − Depreciation: −$7,564
• Taxable loss: −$4,661
• Est. tax savings @ 24.0%: +$1,119
• After-tax cash flow: $309/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): 50,151
• Household income: $85,000
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 2923.0

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 0.69)
• Race & ethnicity: White 42% Hispanic / Latino 31% Two or more races 20% Black 16% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 4% Dominican 2%
• Common ancestry: Romanian 3% Italian 3% Hispanic 3%
• Foreign-born: 31% · Canada, Jamaica, China
• Languages at home: 60% English-only · Spanish 26% Other Indo-European 4% French/Haitian/Cajun 3%

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: ▼ -160.16%
• Current HPI: 317.8685
• Rent YoY: ▲ 1.23%
• 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

+295.7% since first listed

2 events — show timeline

• 2026-01-14 Listed $260,000 MARMLS
• 1979-04-01 Sold (Public Records) $65,700 Public Records

Property tax history

+6.7%/yr

Latest (2025): $3,811 · -15.5% YoY. Source: county tax records.