None · Plantation, FL 33317

$488,000

4 bd · 2.0 ba · 2,089 sqft · SingleFamily · 48 Days on market

Built 1966 Fair condition 0.29 ac lot Est $719k · 32% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• 1% rule +4.0/10.0
• Rent growth +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Short sale approved. House needs works BACK ON THE MARKET. The previous deal fell through. There is a Florida Green second lien FOR $80,000 that covered impact windows and doors on the property that needs to be paid in full by the buyer.

Key facts

• 0.29 acre lot
• 2 garage spots
• Pool

Property features AI

Exterior

• Parking: 2-car garage; Covered parking for 2 vehicles; Circular driveway; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; First-floor entry; Resale property
• Construction: CBS construction; Spanish tile roof; Built on one level
• Exterior features: Private in-ground pool; South-facing

Interior

• Kitchen: Dishwasher
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Ceramic tile flooring

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $488k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $105 ($1k/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 $440k (9.8% below list).
• Recommended offer: $440k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 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 rising (+2.8%/yr); 217 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $4,402/mo this rent would consume 56% 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 $15k 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 48 days — a 3% lower offer ($473k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $440,241 (9.8% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.90% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $718,616
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5540 SW 3rd St	0.38mi	3/2.5 (-1)	2,150 (+3%)	2mo	$740,000	$344	69
6020 Almond Ter	0.58mi	3/2.5 (-1)	2,122 (+2%)	2mo	$860,000	$405	61
342 NW 47th Ave	0.64mi	4/2.0	1,984 (-5%)	7mo	$395,000	$199	56
5640 SW 3rd St	0.42mi	3/3.0 (-1)	2,000 (-4%)	14mo	$620,000	$310	52
5510 SW 6th St	0.65mi	3/2.0 (-1)	1,813 (-13%)	12mo	$645,000	$356	33

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-73,179
• Equity at exit: $72,762

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-58,419
• Equity at exit: $42,193

Cash invested: $136,640 (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: 217
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $4,402 high
• Mortgage (P&I): −$2,559
• Tax est. 1.5%: −$610 /mo · $7,320/yr
• Insurance: −$203
• HOA: −$0
• Vacancy / Maint / Mgmt: −$925
• Net cashflow: $105

Break-even live

Break-even rent $4,269

Max offer price $488,000

Occupancy floor 93%

Sensitivity live

Price	-10% $443	-5% $274	+0% $105	+5% $-63	+10% $-232
Rent	-10% $-242	-5% $-68	+0% $105	+5% $279	+10% $453
Rate	-1.0pp $351	-0.5pp $230	base $105	+0.5pp $-21	+1.0pp $-150

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: $122,000
• Closing costs: $14,640
• Reserves months: —
• Total cash needed: —

Rent comps 38 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	5d	1	0.17mi
217 E Acre Dr Plantation, FL	3.0	2.0	1726	$4,500	$2.61	26d	1	0.17mi
101 SW 58th Ave Unit 101 Plantation, FL	5.0	4.0	2631	$5,499	$2.09	17d	1	0.37mi
101 SW 58th Ave Unit 101 Plantation, FL	5.0	4.0	2631	$4,999	$1.90	9d	1	0.37mi
410 SW 55th Ave Plantation, FL	3.0	2.0	1856	$5,500	$2.96	24d	1	0.48mi
510 E Acre Dr Plantation, FL	3.0	2.0	1450	$4,600	$3.17	15d	1	0.49mi
510 E Acre Dr Plantation, FL	3.0	2.0	1450	$3,950	$2.72	12d	1	0.49mi
192 SW 62nd Ter Plantation, FL	3.0	2.0	2252	$4,350	$1.93	26d	1	0.69mi
192 SW 62nd Ter Plantation, FL	3.0	2.0	2252	$4,200	$1.87	6d	1	0.69mi
5680 SW 7th St Plantation, FL	3.0	3.0	2372	$5,900	$2.49	18d	1	0.78mi
545 NW 46th Ave Plantation, FL	3.0	2.0	1442	$4,000	$2.77	26d	1	0.80mi
491 NW 45th Ter Plantation, FL	5.0	2.0	2103	$4,000	$1.90	9d	1	0.82mi
401 SW 63rd Ter Plantation, FL	4.0	2.0	1787	$5,000	$2.80	26d	1	0.85mi
920 SW 50th Ave Plantation, FL	4.0	3.0	1625	$7,200	$4.43	26d	1	0.97mi
920 SW 50th Ave Plantation, FL	4.0	3.0	1625	$7,200	$4.43	5d	1	0.97mi
913 SW 49th Ave Plantation, FL	3.0	2.0	1761	$4,000	$2.27	26d	1	0.99mi
913 SW 49th Ave Plantation, FL	3.0	2.0	1761	$4,000	$2.27	9d	1	0.99mi
913 NW 45th Ter Unit 913 Plantation, FL	3.0	2.5	1616	$3,525	$2.18	26d	1	1.08mi
6101 SW 9th St Plantation, FL	4.0	2.0	2206	$5,400	$2.45	18d	1	1.11mi
1101 NW 55th Ave Lauderhill, FL	4.0	2.0	2443	$2,800	$1.15	21d	1	1.11mi
4330 SW 7th St Plantation, FL	3.0	2.0	2148	$5,000	$2.33	26d	1	1.12mi
4384 NW 9th St Unit 4384 Plantation, FL	3.0	2.5	1616	$3,550	$2.20	26d	1	1.14mi
4393 NW 9th St Unit 4393 Plantation, FL	3.0	2.5	1616	$3,500	$2.17	26d	1	1.15mi
681 NW 42nd Ave Plantation, FL	3.0	2.5	1558	$2,950	$1.89	26d	1	1.21mi
5821 SW 13th St Plantation, FL	3.0	2.0	1916	$5,500	$2.87	26d	1	1.22mi
677 NW 42nd Ave #677 Plantation, FL	3.0	2.5	1672	$2,400	$1.44	9d	1	1.24mi
677 NW 42nd Ave #677 Plantation, FL	3.0	2.5	1672	$2,500	$1.50	26d	1	1.24mi
5804 NW 14th St Sunrise, FL	3.0	2.0	1682	$3,450	$2.05	26d	1	1.35mi
6220 SW 14th St Plantation, FL	4.0	2.5	2409	$8,000	$3.32	4d	1	1.38mi
1321 NW 50th Ave Lauderhill, FL	3.0	2.0	2030	$2,700	$1.33	7d	1	1.41mi
3811 NW 6th Pl Lauderhill, FL	3.0	2.0	1528	$3,900	$2.55	7d	1	1.42mi
7000 Plantation Rd Plantation, FL	4.0	2.5	1996	$4,500	$2.25	26d	1	1.45mi
1130 NW 43rd Ter Lauderhill, FL	5.0	2.0	1580	$4,695	$2.97	9d	1	1.45mi
5941 NW 14th Ct Sunrise, FL	3.0	2.0	2617	$3,500	$1.34	6d	1	1.46mi
5941 NW 14th Ct Unit 1 Sunrise, FL	3.0	2.0	2617	$3,500	$1.34	12d	1	1.46mi
600 NW 38th Ave Lauderhill, FL	4.0	2.0	1428	$2,700	$1.89	26d	1	1.47mi
410 Pennsylvania Ave Fort Lauderdale, FL	3.0	2.0	1928	$3,600	$1.87	26d	1	1.47mi
1110 SW 42nd Ave Plantation, FL	3.0	2.0	1650	$3,200	$1.94	26d	1	1.47mi

Listing history 3 events

1. 2026-04-08
   status Active
2. 2025-11-03
   historical
3. 2025-09-09
   listed $488,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥105°F today · 21 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: $52,829
• − Mortgage interest: −$27,336
• − Property taxes: −$7,320
• − Insurance: −$2,440
• − Repairs & maintenance: −$4,226
• − Management: −$4,226
• − Depreciation: −$14,196
• Taxable loss: −$6,916
• Est. tax savings @ 24.0%: +$1,660
• After-tax cash flow: $2,925/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.

Condition & rehab AI · 11 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance, including painting, landscaping, and window updates, to improve its condition and value.

Repairs flagged

• Major Exterior walls — Weathered and discolored, likely requiring repainting.
• Major Interior walls — Paint appears faded and needs touch-ups.
• Major Landscaping — Overgrown and needs pruning and refreshing.
• Major Windows — Could be updated for energy efficiency and appearance.
• Major Flooring — Worn and could benefit from cleaning and possibly replacement.

Value-add opportunities

• Both Painting and refreshing the exterior and interior — Enhances curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Improves the home's overall appearance and value.
• Both Window replacement or energy-efficient windows — Enhances energy efficiency and curb appeal.
• Both Flooring replacement or cleaning — Improves the home's interior and rental value.
• Both Structural inspection — Ensures the home's structural integrity and peace of mind for potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior walls · Weathered and discolored, likely requiring repainting.	Major	$15,000–50,000
Interior walls · Paint appears faded and needs touch-ups.	Major	$15,000–50,000
Landscaping · Overgrown and needs pruning and refreshing.	Major	$15,000–50,000
Windows · Could be updated for energy efficiency and appearance.	Major	$15,000–50,000
Flooring · Worn and could benefit from cleaning and possibly replacement.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Painting and refreshing the exterior and interior — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Improves the home's overall appearance and value. ↑
• Both Window replacement or energy-efficient windows — Enhances energy efficiency and curb appeal. ↑
• Both Flooring replacement or cleaning — Improves the home's interior and rental value. ↑
• Both Structural inspection — Ensures the home's structural integrity and peace of mind for potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

3 events — show timeline

• 2026-04-08 Relisted — Beaches MLS
• 2025-11-03 Listing Removed — Beaches MLS
• 2025-09-09 Listed $488,000 Beaches MLS