833 NW 82nd Ave #6 · Plantation, FL 33324

$220,000

3 bd · 3.0 ba · 1,980 sqft · Condo public records · 106 Days on market

Built 1979 $800/mo HOA · 26% 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 +15.7/30.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready to move in. Great floor layout - Garage has been converted as 4th bedroom/office - Master has huge balcony - Pool view from upstairs bedrooms - Top rated schools - Close to mall, major highways, walk to shopping. Not short sale or foreclose = fast c losing.

Key facts

• Private terrace
• Community amenities
• Converted garage

Tags

• OPEN DINING LIVING AREA
• FENCED OVERSIZED BACK PATIO
• CONVERTED GARAGE
• UPDATED EN SUITE BATHROOM
• PRIVATE TERRACE
• COMMUNITY AMENITIES

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with restrictions
• HOA & community: Monthly association fee ($800); Association includes maintenance of structure, parking, pool(s), and security; Community clubhouse

Exterior

• Parking: Garage (1 covered space); Two or more parking spaces
• Security: Smoke detector(s)
• Utilities: Has heating and cooling
• Home design: Residence with 2 stories; Entry at level 1; Attached property
• Construction: Block construction; Resale property
• Exterior features: Patio

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Disposal
• Bedrooms: At least one bedroom on the main level; Primary bedroom on upper level
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast area; Eat-in kitchen; Kitchen/dining combo; Family/dining room; First-floor entry; Convertible bedroom; Upper-level primary; Bedroom on main level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $200k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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.
• 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 15d 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 44% of the median local income ($85k/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 $2k of loan paydown is wiped out by about $7k 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 106 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask is 7757% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $155k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
9. 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.
10. 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: 1.42% ✓
• Cap rate: 6.82%
• Cash-on-cash: 1.87%
• DSCR: 1.08
• GRM: 5.9

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: -16.1%
• Equity multiple: 0.44×
• Total profit: $-34,427
• Equity at exit: $32,803

10-year hold

• IRR: -12.9%
• Equity multiple: 0.33×
• Total profit: $-41,457
• Equity at exit: $19,022

Cash invested: $61,600 (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 33324

• Home prices YoY: -33.5%
• Rents YoY: 1.2%
• Active inventory: 408
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $3,131 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$332 /mo · $3,985/yr
• Insurance: −$92
• HOA: −$800
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $96

Break-even live

Break-even rent $3,009

Max offer price $220,000

Occupancy floor 92%

Sensitivity live

Price	-10% $221	-5% $158	+0% $96	+5% $34	+10% $-28
Rent	-10% $-151	-5% $-27	+0% $96	+5% $220	+10% $344
Rate	-1.0pp $207	-0.5pp $152	base $96	+0.5pp $39	+1.0pp $-19

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
835 NW 81st Way #5 Plantation, FL	3.0	2.5	1770	$2,600	$1.47	8d	1	0.01mi
833 NW 81st Ter #8 Plantation, FL	4.0	2.5	1770	$2,900	$1.64	21d	1	0.05mi
833 NW 81st Ave Plantation, FL	4.0	2.5	1770	$3,250	$1.84	15d	1	0.09mi
833 NW 81st Ave #4 Plantation, FL	4.0	2.5	1770	$3,250	$1.84	23d	1	0.09mi
833 NW 81st Ave #4 Plantation, FL	3.0	2.5	1770	$3,600	$2.03	20d	1	0.09mi
8208 NW 8th Pl Plantation, FL	3.0	2.5	1770	$2,950	$1.67	18d	1	0.10mi
843 NW 81st Ave #7 Plantation, FL	3.0	2.5	1770	$2,980	$1.68	0d	1	0.10mi
843 NW 81st Ave #7 Plantation, FL	3.0	2.5	1770	$2,980	$1.68	8d	1	0.10mi
8231 NW 8th Pl #3 Plantation, FL	3.0	2.5	1654	$2,850	$1.72	15d	1	0.13mi
8231 NW 8th Pl #3 Plantation, FL	3.0	2.5	1770	$2,850	$1.61	25d	1	0.13mi
8244 NW 9th St #5 Plantation, FL	4.0	2.5	2020	$3,150	$1.56	25d	1	0.14mi
8344 NW 7th Pl Unit 8344 Plantation, FL	3.0	2.5	1627	$4,199	$2.58	25d	1	0.15mi
8244 NW 9th Ct #8 Fort Lauderdale, FL	4.0	2.5	2080	$3,500	$1.68	25d	1	0.17mi
8253 NW 9th St #3 Plantation, FL	3.0	2.5	1770	$2,800	$1.58	8d	1	0.18mi
8000 Cleary Blvd Plantation, FL	2.0–3.0	2.0–3.0	1357	$3,292	$2.43	0d	20	0.21mi
8500 Cleary Blvd Plantation, FL	1.0–3.0	1.0–2.0	1045	$3,549	$3.40	0d	21	0.30mi
962 NW 79th Ter Plantation, FL	2.0	2.0	1432	$2,997	$2.09	25d	1	0.33mi
7903 NW 7th Ct Unit 7903 Plantation, FL	3.0	2.5	1340	$2,800	$2.09	23d	1	0.36mi
576 Westree Ln Plantation, FL	3.0	2.5	1651	$3,250	$1.97	25d	1	0.37mi
568 N University Dr #568 Plantation, FL	3.0	2.5	1589	$3,500	$2.20	23d	1	0.37mi
568 N University Dr #568 Plantation, FL	3.0	2.5	1589	$3,250	$2.05	8d	1	0.37mi
7885 NW 7th Ct #406 Plantation, FL	3.0	2.5	1340	$2,750	$2.05	0d	1	0.38mi
7885 NW 7th Ct #406 Plantation, FL	3.0	2.5	1340	$2,800	$2.09	12d	1	0.38mi
601 NW 82nd Ave Plantation, FL	1.0–2.0	1.0–2.5	1073	$3,473	$3.24	0d	9	0.39mi
537 N University Dr #71 Plantation, FL	3.0	2.5	1830	$3,000	$1.64	6d	1	0.39mi
537 N University Dr #71 Plantation, FL	3.0	2.5	1830	$3,250	$1.78	25d	1	0.39mi
791 N Pine Island Rd Plantation, FL	2.0–3.0	2.0	1196	$2,400	$2.01	6d	2	0.40mi
791 N Pine Island Rd #306 Plantation, FL	3.0	2.0	1320	$2,400	$1.82	13d	1	0.41mi
1114 NW 79th Dr Plantation, FL	3.0	2.5	1624	$3,000	$1.85	8d	1	0.41mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$3,200	$2.85	18d	6	0.44mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1137	$3,600	$3.17	12d	7	0.44mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$3,600	$3.20	0d	6	0.44mi
510 NW 84th Ave Plantation, FL	2.0–3.0	2.0	1303	$3,200	$2.46	16d	5	0.44mi
771 N Pine Island Rd #213 Plantation, FL	2.0	2.5	1385	$2,400	$1.73	6d	1	0.44mi
751 N Pine Island Rd Plantation, FL	1.0–3.0	1.0–2.0	1003	$2,400	$2.39	25d	2	0.51mi
1125 NW 78th Ave Plantation, FL	4.0	2.5	2364	$3,500	$1.48	25d	1	0.51mi
8101 NW 14th St Plantation, FL	1.0–2.0	1.5–2.0	1123	$2,619	$2.33	0d	12	0.54mi
9161 Vineyard Lake Dr Unit 9161 Plantation, FL	3.0	2.5	1765	$4,000	$2.27	25d	1	0.57mi
9023 Vineyard Lake Dr Plantation, FL	3.0	2.5	1739	$3,500	$2.01	8d	1	0.65mi
9023 Vineyard Lake Dr Plantation, FL	3.0	2.5	1739	$3,500	$2.01	2d	1	0.65mi

HOA detail condo

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

Listing history 18 events

1. 2026-06-07
   days on market $220,000 Active 106 DOM
2. 2026-06-04
   days on market $220,000 Active 103 DOM
3. 2026-06-03
   days on market $220,000 Active 102 DOM
4. 2026-06-02
   days on market $220,000 Active 101 DOM
5. 2026-06-01
   days on market $220,000 Active 100 DOM
6. 2026-05-31
   days on market $220,000 Active 99 DOM
7. 2026-02-22
   listed $2,800
8. 2026-02-16
   listed $220,000 Active
9. 2023-10-25
   historical $2,700
10. 2023-10-04
    price $2,700
11. 2023-09-02
    listed $2,750
12. 2017-08-04
    soldstatus $155,000
13. 2012-12-03
    soldstatus $120,000 263-char remark

    Show marketing remark (263 chars)

    Ready to move in. Great floor layout - Garage has been converted as 4th bedroom/office - Master has huge balcony - Pool view from upstairs bedrooms - Top rated schools - Close to mall, major highways, walk to shopping. Not short sale or foreclose = fast c losing.

14. 2012-12-03
    soldstatus $120,000

    Show marketing remark (263 chars)

    Ready to move in. Great floor layout - Garage has been converted as 4th bedroom/office - Master has huge balcony - Pool view from upstairs bedrooms - Top rated schools - Close to mall, major highways, walk to shopping. Not short sale or foreclose = fast c losing.

15. 2006-05-18
    soldstatus $272,000
16. 2005-03-10
    soldstatus $220,000
17. 1987-04-07
    soldstatus $73,500
18. 1982-11-01
    soldstatus $80,000

ⓘ 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: $3,985 · $332/mo
• Projected year-2 tax: $3,985 · $332/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 · 27 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: $37,574
• − Mortgage interest: −$12,323
• − Property taxes: −$3,985
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,006
• − Management: −$3,006
• − HOA: −$9,600
• − Depreciation: −$6,400
• Taxable loss: −$1,846
• Est. tax savings @ 24.0%: +$443
• After-tax cash flow: $1,598/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

-96.5% since first listed

12 events — show timeline

• 2026-02-22 Listed for Rent $2,800 MARMLS
• 2026-02-16 Listed $220,000 MARMLS
• 2023-10-25 Rental Removed $2,700 MARMLS
• 2023-10-04 Price Changed $2,700 MARMLS
• 2023-09-02 Listed for Rent $2,750 MARMLS
• 2017-08-04 Sold (Public Records) $155,000 Public Records
• 2012-12-03 Sold (MLS) $120,000 MARMLS
• 2012-12-03 Sold (Public Records) $120,000 Public Records
• 2006-05-18 Sold (Public Records) $272,000 Public Records
• 2005-03-10 Sold (Public Records) $220,000 Public Records
• 1987-04-07 Sold (Public Records) $73,500 Public Records
• 1982-11-01 Sold (Public Records) $80,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $3,985 · -15.5% YoY. Source: county tax records.