406 NW 68th Ave #310 · Plantation, FL 33317

$170,000

1 bd · 2.0 ba · 940 sqft · Condo public records · 99 Days on market

Built 1973 $424/mo HOA · 23% 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 +10.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BANK FORECLOSURE, 5% DEPOSIT IN THE FORM OF A CASHIER'S CHECK MUST BE PAYABLE TO THE SELLER'S CLOSING AGENT: FAIRVIEW TITLE. INSPECTIONS MUST BE DONE PRIOR TO SUBMITTING CONTRACT. BUYER WILL PAY PRINCIPAL REALTY, INC. A $350.00 STATUTORY COMPLIANCE FEE AT CLOSING.

Key facts

• Ample natural light
• Large walk-in closet
• Breakfast bar

Tags

• OPEN-CONCEPT LAYOUT
• AMPLE NATURAL LIGHT
• FULLY EQUIPPED KITCHEN
• BREAKFAST BAR
• LARGE WALK-IN CLOSET
• BATHTUB SHOWER COMBINATION

Property features AI

Finance

• Financial info: Pets allowed with size limit
• HOA & community: HOA with monthly fee; Monthly association fee includes insurance, grounds maintenance, structure maintenance, pest control, sewer, trash, water, common areas, elevator, hot water, legal/accounting, reserve funds, and pool service; Community amenities: cabana, clubhouse, car wash area, fitness center, picnic area, pool, trash chute, bike storage, kitchen facilities, security

Exterior

• Parking: Assigned and guest parking; 1 covered space; 1 open parking space; 1-car garage
• Security: Security patrol
• Utilities: Cable available
• Home design: Condominium; Resale unit; 5-story building
• Construction: Block construction
• Exterior features: Screened porch

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (9.9% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $153k (9.9% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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: Peters Elementary School (math 31% / reading 43%, grade F, #1,609 of 2,144 statewide, top 77%, 623 students, 74% 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 71% FRL vs 51% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 48% district-wide (-17 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.8%/yr); 209 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 99 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $97k; list at $170k implies a 75% gain — meaningful room to come down on a strong offer.

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 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,146 (9.9% 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 99 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.10% ✓
• Cap rate: 5.62%
• Cash-on-cash: -2.41%
• DSCR: 0.89
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.8% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.29×
• Total profit: $-33,727
• Equity at exit: $25,348

10-year hold

• IRR: -13.7%
• Equity multiple: 0.21×
• Total profit: $-37,622
• Equity at exit: $14,698

Cash invested: $47,600 (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: 209
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,869 high
• Mortgage (P&I): −$891
• Tax from tax record: −$185 /mo · $2,224/yr
• Insurance: −$71
• HOA: −$424
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-95

Break-even live

Break-even rent $1,989

Max offer price $153,146

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-47	+0% $-95	+5% $-144	+10% $-192
Rent	-10% $-243	-5% $-169	+0% $-95	+5% $-22	+10% $52
Rate	-1.0pp $-10	-0.5pp $-52	base $-95	+0.5pp $-139	+1.0pp $-184

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 NW 68th Ave Plantation, FL	1.0–2.0	1.5–2.0	1100	$1,625	$1.48	3d	3	0.04mi
406 NW 68th Ave Plantation, FL	1.0–2.0	1.5–2.0	1100	$1,650	$1.50	25d	3	0.04mi
410 NW 68th Ave Plantation, FL	1.0–2.0	1.0–2.0	1100	$1,600	$1.45	21d	2	0.11mi
6851 Cypress Rd Plantation, FL	1.0	1.0	749	$1,650	$2.20	4d	1	0.23mi
6851 Cypress Rd #16 Plantation, FL	1.0	1.0	749	$1,650	$2.20	22d	1	0.23mi
6901 Cypress Rd Unit B17 Plantation, FL	1.0	1.5	900	$2,200	$2.44	25d	1	0.26mi
6901 Cypress Rd Unit B17 Plantation, FL	1.0	1.5	900	$2,150	$2.39	11d	1	0.26mi
6800 Cypress Rd #305 Plantation, FL	1.0	1.5	708	$1,699	$2.40	25d	1	0.30mi
6500 Cypress Rd Plantation, FL	1.0	1.0–1.5	700	$1,750	$2.50	19d	2	0.30mi
7350 NW 4th St Plantation, FL	1.0–3.0	1.0–2.0	1098	$2,156	$1.96	2d	6	0.61mi
7200 NW 1st St #103 Plantation, FL	2.0	2.0	979	$2,300	$2.35	14d	1	0.61mi
7200 NW 1st St #103 Plantation, FL	2.0	2.0	979	$2,300	$2.35	8d	1	0.61mi
6121 NW 11th St Sunrise, FL	2.0	1.0	800	$1,500	$1.88	25d	1	0.82mi
7616 NW 5th St Plantation, FL	1.0–2.0	1.0–2.0	850	$1,965	$2.31	2d	24	0.91mi
6290 NW 14th St Unit 6290 Sunrise, FL	2.0	1.0	900	$2,350	$2.61	25d	1	0.95mi
5495 NW 10th Ct #104 Plantation, FL	1.0	1.0	790	$1,550	$1.96	25d	1	1.10mi
5480 NW 11th St Lauderhill, FL	1.0	1.0	675	$1,570	$2.33	6d	2	1.14mi
5480 NW 11th St Lauderhill, FL	1.0	1.0	675	$1,570	$2.33	21d	2	1.14mi
5480 NW 11th St #306 Lauderhill, FL	1.0	1.0	675	$1,590	$2.36	25d	1	1.15mi
7400 NW 13th St Plantation, FL	1.0	1.0	600	$1,400	$2.33	25d	1	1.17mi
5420 NW 11th St #307 Lauderhill, FL	2.0	2.0	899	$1,790	$1.99	25d	1	1.19mi
5335 NW 10th Ct #307 Plantation, FL	2.0	1.0	870	$1,725	$1.98	8d	1	1.19mi
5335 NW 10th Ct #307 Plantation, FL	2.0	1.0	870	$1,725	$1.98	18d	1	1.19mi
1611 NW 63rd Ave Unit 2 Sunrise, FL	1.0	1.0	750	$1,350	$1.80	25d	1	1.23mi
7021 NW 15th St Unit B Plantation, FL	2.0	1.0	765	$2,450	$3.20	17d	1	1.23mi
5615 NW 14th St Lauderhill, FL	2.0	1.0	800	$1,750	$2.19	25d	1	1.26mi
5260 NW 11th St #201 Lauderhill, FL	2.0	2.0	1060	$2,100	$1.98	25d	1	1.27mi
333 N University Dr Plantation, FL	3.0	1.0–2.0	1065	$2,944	$2.76	3d	15	1.28mi
7001 NW 16th St Plantation, FL	1.0–2.0	1.0–2.0	1015	$1,625	$1.60	4d	17	1.30mi
1031 NW 79th Ave #1031 Plantation, FL	2.0	2.0	1062	$2,400	$2.26	19d	1	1.31mi
5990 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	801	$1,500	$1.87	25d	1	1.35mi
5980 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,500	$1.88	25d	1	1.35mi
5960 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,500	$1.88	25d	1	1.37mi
5971 NW 16th Pl Sunrise, FL	1.0–2.0	1.0	715	$1,500	$2.10	25d	1	1.39mi
1681 NW 70th Ave #418 Plantation, FL	1.0	1.0	660	$1,700	$2.58	5d	1	1.40mi
1681 NW 70th Ave #418 Plantation, FL	1.0	1.0	660	$1,600	$2.42	25d	1	1.40mi
7401 NW 16th St #407 Plantation, FL	2.0	2.0	970	$2,100	$2.16	15d	1	1.41mi
5941 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–1.5	772	$1,500	$1.94	25d	1	1.41mi
651 NW 82nd Ave Plantation, FL	1.0	1.0	919	$2,684	$2.92	22d	1	1.44mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$2,200	$1.96	2d	5	1.44mi

HOA detail condo

• Monthly dues: $424 · $5,088/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $170,000 Active 99 DOM
2. 2026-06-17
   days on market $170,000 Active 98 DOM
3. 2026-06-16
   days on market $170,000 Active 97 DOM
4. 2026-06-15
   days on market $170,000 Active 96 DOM
5. 2026-06-13
   days on market $170,000 Active 94 DOM
6. 2026-06-09
   days on market $170,000 Active 90 DOM
7. 2026-06-07
   days on market $170,000 Active 88 DOM
8. 2026-06-04
   days on market $170,000 Active 85 DOM
9. 2026-06-03
   days on market $170,000 Active 84 DOM
10. 2026-06-02
    days on market $170,000 Active 83 DOM
11. 2026-06-01
    days on market $170,000 Active 82 DOM
12. 2026-05-31
    days on market $170,000 Active 81 DOM
13. 2025-09-28
    listed $170,000 Active
14. 2007-08-10
    soldstatus $97,000 264-char remark

    Show marketing remark (264 chars)

    BANK FORECLOSURE, 5% DEPOSIT IN THE FORM OF A CASHIER'S CHECK MUST BE PAYABLE TO THE SELLER'S CLOSING AGENT: FAIRVIEW TITLE. INSPECTIONS MUST BE DONE PRIOR TO SUBMITTING CONTRACT. BUYER WILL PAY PRINCIPAL REALTY, INC. A $350.00 STATUTORY COMPLIANCE FEE AT CLOSING.

15. 2004-08-11
    soldstatus $86,800
16. 1995-05-31
    soldstatus $35,000
17. 1991-05-08
    soldstatus $28,000
18. 1983-07-01
    soldstatus $6,400

ⓘ 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: $2,224 · $185/mo
• Projected year-2 tax: $2,224 · $185/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 9/10 Extreme 5 d/yr ≥105°F today · 18 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: $22,424
• − Mortgage interest: −$9,523
• − Property taxes: −$2,224
• − Insurance: −$850
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − HOA: −$5,088
• − Depreciation: −$4,945
• Taxable loss: −$3,794
• Est. tax savings @ 24.0%: +$911
• After-tax cash flow: $-234/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

+2556.2% since first listed

6 events — show timeline

• 2025-09-28 Listed $170,000 Beaches MLS
• 2007-08-10 Sold (MLS) $97,000 MARMLS
• 2004-08-11 Sold (Public Records) $86,800 Public Records
• 1995-05-31 Sold (Public Records) $35,000 Public Records
• 1991-05-08 Sold (Public Records) $28,000 Public Records
• 1983-07-01 Sold (Public Records) $6,400 Public Records

Property tax history

+69.5%/yr

Latest (2025): $2,224 · +3.8% YoY. Source: county tax records.