5498 NW 11th St Unit C · Plantation, FL 33313

$150,000

2 bd · 2.0 ba · 1,066 sqft · Condo public records · 12 Days on market

Built 1968 $275/mo HOA · 14% 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).

• Cash flow +22.8/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This waterfront 2/2 is ready for your personal touch! Property features ceramic tile in living areas, canal view from screened porch, updates in kitchen and so much more. Make us an offer today!

Key facts

• Gated community
• Low association fees
• Screened balcony

Tags

• CORNER UNIT
• GATED COMMUNITY
• SCREENED BALCONY
• LOW ASSOCIATION FEES
• INCOME PRODUCING PROPERTY
• STRONG RENTAL APPEAL

Property features AI

Finance

• Other: Association fee covers association management
• Financial info: Lease considered; Pets allowed with restrictions
• HOA & community: Monthly association fee of $275; Association manages common areas, grounds and structure maintenance; Association covers parking, water and sewer; Community amenities include clubhouse, barbecue, picnic area, pool and trails

Exterior

• Parking: Guest parking available; Two or more parking spaces
• Security: Complex fenced; Key card entry; Phone entry
• Utilities: Electric service; Water included in association services; Sewer included in association services
• Home design: Attached property; Single-story; Entry on level 1
• Construction: Block construction; Resale property
• Exterior features: Balcony; Fenced community; Fruit trees; Screened balcony/porch; Association pool; Has a view

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Handicap access; Living/dining room; Bedroom on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.4% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 664 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,013/mo this rent would consume 52% of the median local household income ($46k/yr) (locally 5692% 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 $1k of loan paydown is wiped out by about $4k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $54k; list at $150k implies a 178% 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 $150,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.34% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-12,863
• Equity at exit: $22,365

10-year hold

• IRR: -4.2%
• Equity multiple: 0.76×
• Total profit: $-9,910
• Equity at exit: $12,969

Cash invested: $42,000 (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 33313

• Rents YoY: 0.3%
• Active inventory: 664
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,013 high
• Mortgage (P&I): −$787
• Tax from tax record: −$205 /mo · $2,460/yr
• Insurance: −$62
• HOA: −$275
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $261

Break-even live

Break-even rent $1,682

Max offer price $150,000

Occupancy floor 82%

Sensitivity live

Price	-10% $346	-5% $304	+0% $261	+5% $219	+10% $176
Rent	-10% $102	-5% $182	+0% $261	+5% $341	+10% $420
Rate	-1.0pp $337	-0.5pp $299	base $261	+0.5pp $222	+1.0pp $183

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5495 NW 10th Ct #104 Plantation, FL	1.0	1.0	790	$1,550	$1.96	26d	1	0.05mi
5420 NW 11th St #307 Lauderhill, FL	2.0	2.0	899	$1,790	$1.99	26d	1	0.08mi
5335 NW 10th Ct #307 Plantation, FL	2.0	1.0	870	$1,725	$1.98	19d	1	0.14mi
5335 NW 10th Ct #307 Plantation, FL	2.0	1.0	870	$1,725	$1.98	9d	1	0.14mi
5260 NW 11th St #201 Lauderhill, FL	2.0	2.0	1060	$2,100	$1.98	26d	1	0.18mi
1225 NW 58th Ave Unit 1225 Lauderhill, FL	2.0	1.0	1019	$2,700	$2.65	0d	1	0.27mi
5615 NW 14th St Lauderhill, FL	2.0	1.0	800	$1,750	$2.19	26d	1	0.34mi
5421-5425 NW 15th Ct Unit 5425 Lauderhill, FL	2.0	1.0	890	$1,950	$2.19	14d	1	0.46mi
4770 NW 10th Ct #312 Plantation, FL	1.0	1.0	748	$1,600	$2.14	0d	1	0.48mi
5224 NW 16th St Unit 3 Lauderhill, FL	2.0	2.0	900	$2,200	$2.44	14d	1	0.49mi
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	12d	1	0.59mi
6121 NW 11th St Sunrise, FL	2.0	1.0	800	$1,800	$2.25	26d	1	0.60mi
4700 NW 9th Ct #4700 Plantation, FL	2.0	1.5	938	$2,250	$2.40	26d	1	0.64mi
4817 NW 9th Dr #4817 Plantation, FL	2.0	1.5	938	$1,700	$1.81	26d	1	0.69mi
1788 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1413	$2,200	$1.56	26d	1	0.69mi
1788 NW 55th Ave #204 Lauderhill, FL	3.0	2.5	1249	$2,400	$1.92	26d	1	0.69mi
1788 NW 55th Ave Lauderhill, FL	3.0	2.5	1413	$2,500	$1.77	26d	1	0.69mi
1752 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1249	$2,750	$2.20	26d	1	0.69mi
1752 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1249	$2,700	$2.16	0d	1	0.69mi
1752 NW 55th Ave #203 Lauderhill, FL	3.0	2.5	1249	$2,700	$2.16	9d	1	0.69mi
5436 NW 18th St Lauderhill, FL	2.0	1.0	1150	$1,750	$1.52	26d	1	0.73mi
4871 NW 9th Dr #4871 Plantation, FL	1.0	1.0	736	$1,550	$2.11	26d	1	0.73mi
4625 NW 9th Dr #4625 Plantation, FL	2.0	1.5	938	$2,000	$2.13	0d	1	0.73mi
4844 NW 9th Dr #4844 Plantation, FL	2.0	1.5	938	$2,250	$2.40	26d	1	0.73mi
4851 NW 9th Dr #4851 Plantation, FL	2.0	1.0	736	$1,650	$2.24	26d	1	0.73mi
4767 NW 9th Dr #4767 Plantation, FL	1.0	1.0	736	$1,400	$1.90	0d	1	0.73mi
4719 NW 9th Dr #4719 Plantation, FL	2.0	1.5	938	$1,900	$2.03	26d	1	0.73mi
4839 NW 9th Dr #4839 Plantation, FL	1.0	1.0	736	$1,595	$2.17	18d	1	0.73mi
5400 NW 18th St Unit 3N Lauderhill, FL	3.0	2.0	1350	$2,475	$1.83	26d	1	0.74mi
5332 NW 18th St Unit 3-X Lauderhill, FL	3.0	2.0	1350	$2,495	$1.85	26d	1	0.74mi
6290 NW 14th St Unit 6290 Sunrise, FL	2.0	1.0	900	$2,350	$2.61	26d	1	0.74mi
5960 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,700	$2.13	26d	1	0.75mi
5861 NW 16th Pl #307 Sunrise, FL	3.0	2.0	1321	$2,500	$1.89	9d	1	0.75mi
5861 NW 16th Pl #307 Sunrise, FL	3.0	2.0	1321	$2,500	$1.89	22d	1	0.75mi
1801 NW 54th Ter Lauderhill, FL	3.0	2.0	1300	$2,450	$1.88	26d	1	0.76mi
5941 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–1.5	772	$1,700	$2.20	26d	1	0.77mi
1790-1796 NW 52nd Ave Lauderhill, FL	3.0	1.0	1000	$2,100	$2.10	0d	1	0.77mi
5980 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,700	$2.13	26d	1	0.77mi
1700 NW 58th Ter Sunrise, FL	2.0	2.0	1020	$1,950	$1.91	12d	2	0.78mi

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-01
   days on market $150,000 Active 12 DOM
2. 2026-05-31
   days on market $150,000 Active 11 DOM
3. 2026-05-20
   listed $150,000 Active
4. 2020-05-05
   historical
5. 2020-03-06
   listed $95,000 Active
6. 2016-10-04
   soldstatus $54,000 Sold 194-char remark

   Show marketing remark (194 chars)

   This waterfront 2/2 is ready for your personal touch! Property features ceramic tile in living areas, canal view from screened porch, updates in kitchen and so much more. Make us an offer today!

7. 2016-09-30
   soldstatus $53,000
8. 2016-08-09
   status Pending 194-char remark

   Show marketing remark (194 chars)

   This waterfront 2/2 is ready for your personal touch! Property features ceramic tile in living areas, canal view from screened porch, updates in kitchen and so much more. Make us an offer today!

9. 2016-07-26
   listed $55,000 Active 194-char remark

   Show marketing remark (194 chars)

   This waterfront 2/2 is ready for your personal touch! Property features ceramic tile in living areas, canal view from screened porch, updates in kitchen and so much more. Make us an offer today!

10. 2009-12-29
    soldstatus $30,000
11. 1996-07-25
    soldstatus $33,900
12. 1971-02-01
    soldstatus $16,000

ⓘ 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: $2,460 · $205/mo
• Projected year-2 tax: $2,460 · $205/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 · 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: $24,157
• − Mortgage interest: −$8,402
• − Property taxes: −$2,460
• − Insurance: −$750
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − HOA: −$3,300
• − Depreciation: −$4,364
• Taxable income: $1,016
• Est. tax owed @ 24.0%: −$244
• After-tax cash flow: $2,891/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: 62,807
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 62,807
• Household income: $46,305
• Rent vs Own: 54.3% rent · 45.7% own
• Severe rent burden: 5692.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 12% Two or more races 8% White 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 20%
• Foreign-born: 39% · Canada, Jamaica, Dominican Republic
• Languages at home: 66% English-only · French/Haitian/Cajun 22% Spanish 10%

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: ▼ -338.15%
• Current HPI: 288.9345
• Rent YoY: ▲ 0.26%
• 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

+837.5% since first listed

10 events — show timeline

• 2026-05-20 Listed $150,000 MARMLS
• 2020-05-05 Listing Removed — MARMLS
• 2020-03-06 Listed $95,000 MARMLS
• 2016-10-04 Sold (MLS) $54,000 MARMLS
• 2016-09-30 Sold (Public Records) $53,000 Public Records
• 2016-08-09 Pending — MARMLS
• 2016-07-26 Listed $55,000 MARMLS
• 2009-12-29 Sold (Public Records) $30,000 Public Records
• 1996-07-25 Sold (Public Records) $33,900 Public Records
• 1971-02-01 Sold (Public Records) $16,000 Public Records

Property tax history

+13.0%/yr

Latest (2025): $2,460 · +10.1% YoY. Source: county tax records.