4800 NW 1st Ct · Plantation, FL 33317

$395,000

3 bd · 2.0 ba · 2,113 sqft · SingleFamily public records

Built 1959 0.27 ac lot Est $640k · 38% under

---

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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.6/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Short Sale is subject to approval by a third party. The final purchase price and terms must receive written approval from the lienholder(s) and are not guaranteed until such approval is obtained. Property is offered in its present condition, without any warranties or representations from the seller. Inspections are welcome but for buyer’s information only. Buyer may be required to complete lender-requested repairs and to activate any necessary utilities (electric, water, etc. ) for inspections or appraisal if currently off.

Key facts

• 0.27 acre lot
• Parking
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/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 $379k (4.1% below list).
• Recommended offer: $379k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: Plantation Park Elementary (math 46% / reading 58%, grade C-, #990 of 2,144 statewide, top 48%, 512 students, 52% FRL); Seminole Middle School (math 39% / reading 53%, grade D+, #300 of 571 statewide, top 53%, 1,072 students, 54% FRL); South Plantation High School (math 22% / reading 46%, grade F, #394 of 667 statewide, top 60%, 2,224 students, 59% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising (+2.8%/yr); 215 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3,786/mo this rent would consume 49% of the median local household income ($94k/yr) (locally 953% 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 $3k of loan paydown is wiped out by about $12k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $106k; list at $395k implies a 273% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $378,615 (4.1% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.53%
• DSCR: 1.25
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $640,239
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
342 NW 47th Ave	0.29mi	4/2.0 (+1)	1,984 (-6%)	6mo	$395,000	$199	66
5540 SW 3rd St	0.69mi	3/2.5	2,150 (+2%)	2mo	$740,000	$344	61
740 E Country Club Cir	0.75mi	3/2.0	2,064 (-2%)	4mo	$975,000	$472	58
460 NW 45th Ter	0.48mi	4/2.0 (+1)	1,889 (-11%)	18mo	$460,000	$244	40
4500 NW 7th St	0.70mi	3/2.0	1,846 (-13%)	11mo	$560,000	$303	37

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 · 2.8% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-32,430
• Equity at exit: $58,896

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $10,029
• Equity at exit: $34,152

Cash invested: $110,600 (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 33317

• Rents YoY: 2.8%
• Active inventory: 215
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $3,786 high
• Mortgage (P&I): −$2,071
• Tax from tax record: −$246 /mo · $2,950/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$795
• Net cashflow: $509

Break-even live

Break-even rent $3,142

Max offer price $395,000

Occupancy floor 82%

Sensitivity live

Price	-10% $733	-5% $621	+0% $509	+5% $397	+10% $286
Rent	-10% $210	-5% $360	+0% $509	+5% $659	+10% $808
Rate	-1.0pp $708	-0.5pp $610	base $509	+0.5pp $407	+1.0pp $303

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 E Acre Dr Plantation, FL	3.0	2.0	1726	$4,500	$2.61	4d	1	0.40mi
217 E Acre Dr Plantation, FL	3.0	2.0	1726	$4,500	$2.61	25d	1	0.40mi
545 NW 46th Ave Plantation, FL	3.0	2.0	1442	$4,000	$2.77	25d	1	0.52mi
510 E Acre Dr Plantation, FL	3.0	2.0	1450	$4,600	$3.17	15d	1	0.59mi
510 E Acre Dr Plantation, FL	3.0	2.0	1450	$3,950	$2.72	11d	1	0.59mi
4890 NW 7th St Unit 2 Plantation, FL	2.0	1.0	2261	$2,300	$1.02	21d	1	0.66mi
410 SW 55th Ave Plantation, FL	3.0	2.0	1856	$5,500	$2.96	23d	1	0.71mi
4330 SW 7th St Plantation, FL	3.0	2.0	2148	$5,000	$2.33	25d	1	0.80mi
913 SW 49th Ave Plantation, FL	3.0	2.0	1761	$4,000	$2.27	25d	1	0.88mi
913 SW 49th Ave Plantation, FL	3.0	2.0	1761	$4,000	$2.27	8d	1	0.88mi
913 NW 45th Ter Unit 913 Plantation, FL	3.0	2.5	1616	$3,525	$2.18	25d	1	0.88mi
920 SW 50th Ave Plantation, FL	4.0	3.0	1625	$7,200	$4.43	4d	1	0.89mi
920 SW 50th Ave Plantation, FL	4.0	3.0	1625	$7,200	$4.43	25d	1	0.89mi
4384 NW 9th St Unit 4384 Plantation, FL	3.0	2.5	1616	$3,550	$2.20	25d	1	0.90mi
681 NW 42nd Ave Plantation, FL	3.0	2.5	1558	$2,950	$1.89	25d	1	0.91mi
4393 NW 9th St Unit 4393 Plantation, FL	3.0	2.5	1616	$3,500	$2.17	25d	1	0.91mi
677 NW 42nd Ave #677 Plantation, FL	3.0	2.5	1672	$2,500	$1.50	25d	1	0.93mi
677 NW 42nd Ave #677 Plantation, FL	3.0	2.5	1672	$2,400	$1.44	8d	1	0.93mi
3811 NW 6th Pl Lauderhill, FL	3.0	2.0	1528	$3,900	$2.55	6d	1	1.03mi
5680 SW 7th St Plantation, FL	3.0	3.0	2372	$5,900	$2.49	18d	1	1.05mi
410 Pennsylvania Ave Fort Lauderdale, FL	3.0	2.0	1928	$3,600	$1.87	25d	1	1.06mi
600 NW 38th Ave Lauderhill, FL	4.0	2.0	1428	$2,700	$1.89	25d	1	1.06mi
192 SW 62nd Ter Plantation, FL	3.0	2.0	2252	$4,200	$1.87	5d	1	1.11mi
192 SW 62nd Ter Plantation, FL	3.0	2.0	2252	$4,350	$1.93	25d	1	1.11mi
1110 SW 42nd Ave Plantation, FL	3.0	2.0	1650	$3,200	$1.94	25d	1	1.20mi
3551 SW 1st St Fort Lauderdale, FL	4.0	2.0	1720	$3,150	$1.83	25d	1	1.21mi
1101 NW 55th Ave Lauderhill, FL	4.0	2.0	2443	$2,800	$1.15	21d	1	1.25mi
649 W Evanston Cir Fort Lauderdale, FL	4.0	2.0	1576	$3,315	$2.10	25d	1	1.26mi
4044 NW 11th St Unit 4044 Lauderhill, FL	3.0	2.5	1496	$2,600	$1.74	18d	1	1.26mi
401 SW 63rd Ter Plantation, FL	4.0	2.0	1787	$5,000	$2.80	25d	1	1.27mi
483 W Melrose Cir Fort Lauderdale, FL	3.0	2.0	1560	$3,500	$2.24	25d	1	1.27mi
4032 NW 11th St Unit 4032 Lauderhill, FL	3.0	2.5	1496	$2,800	$1.87	25d	1	1.27mi
3440 NW 4th St Lauderhill, FL	3.0	2.0	1525	$2,900	$1.90	25d	1	1.35mi
4002 NW 11th Dr Plantation, FL	3.0	2.5	1496	$2,900	$1.94	25d	1	1.36mi
3451 NW 6th St Lauderhill, FL	4.0	2.0	1700	$3,000	$1.76	25d	1	1.39mi
5821 SW 13th St Plantation, FL	3.0	2.0	1916	$5,500	$2.87	25d	1	1.39mi
1321 NW 50th Ave Lauderhill, FL	3.0	2.0	2030	$2,700	$1.33	6d	1	1.41mi
6101 SW 9th St Plantation, FL	4.0	2.0	2206	$5,400	$2.45	18d	1	1.42mi
1691 SW 44th Ter Unit 1-2 Fort Lauderdale, FL	2.0	1.0	1549	$1,950	$1.26	25d	1	1.48mi

Listing history 4 events

1. 2025-10-26
   historical
2. 2025-10-24
   listed $395,000
3. 1994-11-02
   soldstatus $106,000
4. 1968-02-01
   soldstatus $22,000

ⓘ 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: $2,950 · $246/mo
• Projected year-2 tax: $3,278 · $273/mo
• Expected delta: +$329/yr (+$27/mo · 11.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥105°F today · 23 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: $45,434
• − Mortgage interest: −$22,126
• − Property taxes: −$2,950
• − Insurance: −$1,975
• − Repairs & maintenance: −$3,635
• − Management: −$3,635
• − Depreciation: −$11,491
• Taxable loss: −$378
• Est. tax savings @ 24.0%: +$91
• After-tax cash flow: $6,201/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): 37,950
• Household income: $93,603
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 953.0

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 0.71)
• Race & ethnicity: Hispanic / Latino 37% White 32% Black 23% Two or more races 22% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Cuban 7% Dominican 2%
• Common ancestry: Hispanic 7% Romanian 2% Italian 1%
• Foreign-born: 33% · Canada, Jamaica, South Korea
• Languages at home: 58% English-only · Spanish 30% French/Haitian/Cajun 7% Other Indo-European 2%

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: ▼ -269.35%
• Current HPI: 432.04
• Rent YoY: ▲ 2.80%
• 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

+1695.5% since first listed

4 events — show timeline

• 2025-10-26 Listing Removed — Beaches MLS
• 2025-10-24 Listed $395,000 Beaches MLS
• 1994-11-02 Sold (Public Records) $106,000 Public Records
• 1968-02-01 Sold (Public Records) $22,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,950 · +2.5% YoY. Source: county tax records.