4380 SW 23rd St · Broadview Park, FL 33317

$429,000

3 bd · 1.0 ba · 800 sqft · SingleFamily public records · 23 Days on market

Built 1955 7,497 sqft lot

---

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
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Remodeled Home! New Floor, New Kitchen, New Bathroom.

Key facts

• New kitchen
• New bathroom
• New floor

Tags

• NEW FLOOR
• NEW KITCHEN
• NEW BATHROOM

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home; Faces north; Resale property
• Construction: Block construction; Shingle roof
• Exterior features: Fruit trees; Lot less than a quarter acre

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; First floor entry; Family room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $429k.

Deal economics

• At list price, monthly cash flow is $8 ($97/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 $318k (25.8% below list).
• Recommended offer: $318k (25.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#185 in FL, #2,922 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A; Watch: schools C-, amenities F, employment 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 (+2.8%/yr); 209 active listings in the ZIP; 25 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).
• This rent runs 41% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 23 days — a 2% lower offer ($423k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $318,301 (25.8% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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?
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: 0.74% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 11.2

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-69,873
• Equity at exit: $63,965

10-year hold

• IRR: -8.6%
• Equity multiple: 0.47×
• Total profit: $-63,741
• Equity at exit: $37,092

Cash invested: $120,120 (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: 11.2×

Monthly cashflow live

• Estimated rent: $3,183 high
• Mortgage (P&I): −$2,250
• Tax from tax record: −$78 /mo · $936/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$668
• Net cashflow: $8

Break-even live

Break-even rent $3,173

Max offer price $429,000

Occupancy floor 95%

Sensitivity live

Price	-10% $251	-5% $130	+0% $8	+5% $-113	+10% $-747
Rent	-10% $-243	-5% $-118	+0% $8	+5% $134	+10% $260
Rate	-1.0pp $224	-0.5pp $117	base $8	+0.5pp $-103	+1.0pp $-216

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: $107,250
• Closing costs: $12,870
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2340 SW 42nd Way Fort Lauderdale, FL	3.0	2.0	1036	$4,200	$4.05	21d	1	0.19mi
2340 SW 42nd Way Fort Lauderdale, FL	3.0	2.0	1036	$4,200	$4.05	4d	1	0.19mi
2448 SW 42nd Ter Fort Lauderdale, FL	3.0	2.0	1040	$2,600	$2.50	19d	1	0.26mi
2448 SW 42nd Ter Fort Lauderdale, FL	3.0	2.0	1040	$2,600	$2.50	15d	1	0.26mi
4240 SW 20th St Fort Lauderdale, FL	3.0	1.0	1058	$1,610	$1.52	6d	1	0.32mi
1638 SW 44th Ter Fort Lauderdale, FL	2.0	2.0	905	$2,300	$2.54	25d	1	0.59mi
1440 SW 41st Ave Unit A Fort Lauderdale, FL	2.0	1.0	815	$2,100	$2.58	25d	1	0.73mi
2512 Sugarloaf Ln Fort Lauderdale, FL	2.0	1.0	936	$4,500	$4.81	25d	1	0.76mi
3711 W State Road 84 Davie, FL	1.0–3.0	1.0–2.0	1261	$3,111	$2.47	2d	14	0.79mi
5800 Reese Rd Davie, FL	3.0	1.0–2.0	915	$3,445	$3.77	2d	7	0.79mi
3700 SW 13th Ct Unit 3700 Fort Lauderdale, FL	3.0	2.0	1035	$3,200	$3.09	25d	1	1.02mi
6220 Reese Rd Davie, FL	1.0–2.0	1.0–2.0	1764	$2,900	$1.64	21d	19	1.02mi
3906 SW 12th Ct Fort Lauderdale, FL	2.0	1.0	750	$2,000	$2.67	8d	1	1.05mi
3616 SW 14th St Fort Lauderdale, FL	3.0	1.0	1000	$3,000	$3.00	25d	1	1.05mi
2524 Gulfstream Ln Fort Lauderdale, FL	3.0	2.0	1124	$4,500	$4.00	25d	1	1.06mi
6300 SW 24th Pl Davie, FL	1.0–2.0	1.0–2.0	932	$2,743	$2.94	2d	12	1.10mi
2506 Bimini Ln Fort Lauderdale, FL	3.0	1.0	936	$5,500	$5.88	25d	1	1.33mi
1320 SW 34th Ave Unit 1 Fort Lauderdale, FL	2.0	1.0	899	$2,350	$2.61	25d	1	1.34mi
1320 SW 34th Ave #2 Fort Lauderdale, FL	2.0	2.0	898	$2,650	$2.95	25d	1	1.34mi
5601 SW 36th Ct Davie, FL	3.0	1.0	964	$3,000	$3.11	11d	1	1.35mi
5661 SW 36th Ct Unit 5661-201 Davie, FL	2.0	1.0	681	$1,995	$2.93	25d	1	1.38mi
5661 SW 36th Ct Unit 5841-205 Davie, FL	2.0	1.0	800	$1,895	$2.37	19d	1	1.38mi
5620 SW 38th St Davie, FL	3.0	1.0	900	$3,350	$3.72	12d	1	1.49mi
5620 SW 38th St Davie, FL	3.0	1.0	900	$3,350	$3.72	25d	1	1.49mi
5971 Toscana Dr Davie, FL	1.0–3.0	1.0–2.5	1207	$3,748	$3.10	2d	49	1.49mi

Listing history 14 events

1. 2026-06-18
   days on market $429,000 Active 23 DOM
2. 2026-06-17
   days on market $429,000 Active 22 DOM
3. 2026-06-16
   days on market $429,000 Active 21 DOM
4. 2026-06-15
   days on market $429,000 Active 20 DOM
5. 2026-06-13
   days on market $429,000 Active 18 DOM
6. 2026-06-09
   days on market $429,000 Active 14 DOM
7. 2026-06-08
   days on market $429,000 Active 13 DOM
8. 2026-06-07
   days on market $429,000 Active 12 DOM
9. 2026-06-04
   days on market $429,000 Active 9 DOM
10. 2026-06-03
    days on market $429,000 Active 8 DOM
11. 2026-06-02
    days on market $429,000 Active 7 DOM
12. 2026-06-01
    days on market $429,000 Active 6 DOM
13. 2026-05-31
    days on market $429,000 Active 5 DOM
14. 2026-05-26
    listed $429,000 Active

ⓘ 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: $936 · $78/mo
• Projected year-2 tax: $3,561 · $297/mo
• Expected delta: +$2,625/yr (+$219/mo · 280.4%)

ⓘ 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,196
• − Mortgage interest: −$24,031
• − Property taxes: −$936
• − Insurance: −$2,145
• − Repairs & maintenance: −$3,056
• − Management: −$3,056
• − Depreciation: −$12,480
• Taxable loss: −$7,507
• Est. tax savings @ 24.0%: +$1,802
• After-tax cash flow: $1,899/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 — Broadview Park

• Score: 77/100
• State rank: #185
• US rank: #2922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Broadview Park, FL
• County: Broward County · 1,963,430 people
• 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

1 event — show timeline

• 2026-05-26 Listed $429,000 MARMLS

Property tax history

+1.3%/yr

Latest (2025): $936 · +3.5% YoY. Source: county tax records.