1032 Silktree Ln · Weston, FL 33327

$925,000

4 bd · 4.0 ba · 2,672 sqft · SingleFamily public records · 16 Days on market

Built 2000 5,252 sqft lot Est $1058k · 13% under $170/mo HOA · 3% 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).

• ARV discount +13.2/15.0
• Cash flow +8.0/30.0
• Appreciation +5.4/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.8/10.0

Listing remarks

Prime location in the highly desirable resort-style community of Savannah, with a clubhouse, restaurant with delivery, Olympic-size pool, kids’ waterpark with slides, pickleball, soccer, basketball courts, and more. Zoning for schools with A and A+ ratings. This spacious 5-bedroom, 3.5-bath home is perfect for large families seeking comfort, space, and an exceptional lifestyle. The property offers great potential with generous living areas ideal for entertaining and everyday family living. OPEN HOUSE COMING SOON . Exceptional interest in the property.

Key facts

• Kids waterpark
• Olympic-size pool
• Clubhouse

Tags

• PRIME LOCATION
• RESORT-STYLE COMMUNITY
• CLUBHOUSE
• OLYMPIC-SIZE POOL
• KIDS WATERPARK
• PICKLEBALL COURTS

Property features AI

Finance

• Financial info: Pets allowed with size limit (more than 20 lbs)
• HOA & community: Quarterly association fee; On-site property manager; Community clubhouse; Community pool; Park; Pickleball courts; Sidewalks; Gated community

Exterior

• Parking: Attached carport; Detached driveway with paver block; 2 garage spaces; 2 carport spaces; 4 covered parking spaces
• Security: Gated community; Security guard; Smoke detectors
• Utilities: Public water; Public sewer; Cable not available
• Home design: Faces south
• Construction: Block construction; Barrel roof; Resale property
• Exterior features: Porch; Open patio; Patio

Interior

• Kitchen: Microwave; Refrigerator; Dishwasher
• Flooring: Ceramic tile
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: First floor entry; Upper-level primary bedroom; Family room
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $925k.

Deal economics

• At list price, monthly cash flow is $-927 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $761k (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $633k (31.6% below list).
• Recommended offer: $633k (31.6% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.2% in Weston — 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 67/100 on livability (#546 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• 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: Manatee Bay Elementary School (math 73% / reading 81%, grade A, #170 of 2,144 statewide, top 9%, 1,071 students, 22% FRL); Falcon Cove Middle School (math 77% / reading 78%, grade A+, #27 of 571 statewide, top 5%, 2,178 students, 18% FRL); Cypress Bay High School (math 66% / reading 77%, grade B+, #49 of 667 statewide, top 8%, 4,716 students, 18% FRL) — zoned schools average 19% FRL vs 51% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 75% at this address vs 48% district-wide (+28 pts) — the actual schools serving this property are materially stronger than the Broward average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.4%/yr); 133 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); high-income renter base; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $6,328/mo this rent would consume 48% of the median local household income ($159k/yr) (locally 574% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $13k of equity ($6k loan paydown + $7k appreciation (0.8% local appreciation)).
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($911k) is reasonable based on typical stale-listing flexibility.

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 $632,768 (31.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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?
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: 0.68% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.30%
• DSCR: 0.81
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $1,058,112
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1170 Chenille Cir	0.18mi	5/4.0 (+1)	2,798 (+5%)	3mo	$1,100,000	$393	76
970 Bluewood Ter	0.13mi	4/2.5	2,326 (-13%)	14mo	$750,000	$322	55
1306 Crossbill Ct	0.73mi	5/2.5 (+1)	2,764 (+3%)	1mo	$1,095,000	$396	49
1844 Lighthouse Ct	0.67mi	5/3.0 (+1)	2,992 (+12%)	12mo	$1,520,000	$508	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.76% appreciation · 2.41% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.78×
• Total profit: $-56,284
• Equity at exit: $304,514

10-year hold

• IRR: 0.7%
• Equity multiple: 1.08×
• Total profit: $19,805
• Equity at exit: $396,099

Cash invested: $259,000 (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 33327

• Home prices YoY: 0.3%
• Rents YoY: 2.4%
• Active inventory: 133
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $6,328 high
• Mortgage (P&I): −$4,851
• Tax from tax record: −$520 /mo · $6,241/yr
• Insurance: −$385
• HOA: −$170
• Vacancy / Maint / Mgmt: −$1,329
• Net cashflow: $-927

Break-even live

Break-even rent $7,502

Max offer price $761,172

Occupancy floor —

Sensitivity live

Price	-10% $-404	-5% $-666	+0% $-927	+5% $-1,189	+10% $-1,451
Rent	-10% $-1,427	-5% $-1,177	+0% $-927	+5% $-677	+10% $-428
Rate	-1.0pp $-462	-0.5pp $-692	base $-927	+0.5pp $-1,167	+1.0pp $-1,411

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: $231,250
• Closing costs: $27,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1094 Bluewood Ter Weston, FL	5.0	4.0	2672	$8,500	$3.18	7d	1	0.04mi
1139 Chenille Cir Weston, FL	4.0	2.5	2285	$4,950	$2.17	26d	1	0.18mi
1118 Chinaberry Dr Weston, FL	4.0	2.0	1915	$4,500	$2.35	18d	1	0.19mi
1118 Chinaberry Dr Weston, FL	4.0	2.0	1915	$4,500	$2.35	26d	1	0.19mi
1006 Sunflower Cir Weston, FL	4.0	2.5	2115	$4,500	$2.13	9d	1	0.20mi
1137 Croton Ct Weston, FL	4.0	2.5	2115	$5,200	$2.46	18d	1	0.21mi
1114 Tupelo Way Weston, FL	4.0	2.5	2256	$7,500	$3.32	3d	1	0.23mi
1114 Tupelo Way Weston, FL	4.0	2.5	2256	$7,500	$3.32	26d	1	0.23mi
1113 Tupelo Way Weston, FL	4.0	2.5	2256	$4,400	$1.95	26d	1	0.25mi
1113 Tupelo Way Weston, FL	4.0	2.5	2256	$4,400	$1.95	0d	1	0.25mi
950 Marina Dr Weston, FL	4.0	3.0	2599	$7,200	$2.77	9d	1	0.26mi
1600 Blue Jay Cir Weston, FL	4.0	2.5	2674	$6,500	$2.43	26d	1	0.38mi
1396 Banyan Way Weston, FL	5.0	3.5	2480	$5,250	$2.12	18d	1	0.45mi
1714 Victoria Pointe Cir Weston, FL	4.0	2.5	2587	$7,800	$3.02	16d	1	0.46mi
1666 Victoria Pointe Cir Weston, FL	4.0	3.5	3176	$7,990	$2.52	26d	1	0.55mi
1666 Victoria Pointe Cir Weston, FL	4.0	3.5	3176	$7,990	$2.52	6d	1	0.55mi
1702 Sparrow Ln Weston, FL	4.0	3.0	2115	$4,500	$2.13	26d	1	0.56mi
1365 Majesty Ter Unit 1365 Weston, FL	4.0	3.5	2088	$5,950	$2.85	26d	1	0.59mi
828 Vanda Ter Weston, FL	4.0	2.0	1876	$5,200	$2.77	4d	1	0.62mi
709 Bald Cypress Rd Weston, FL	4.0	3.5	2254	$7,100	$3.15	26d	1	0.63mi
1392 Canary Island Dr Weston, FL	4.0	2.5	2088	$5,800	$2.78	26d	1	0.73mi
1392 Canary Island Dr Weston, FL	4.0	2.0	2088	$5,990	$2.87	21d	1	0.73mi
618 Willow Bend Rd Unit 618 Weston, FL	4.0	2.5	2078	$4,850	$2.33	26d	1	0.75mi
898 Tulip Cir Weston, FL	5.0	4.0	3092	$5,500	$1.78	26d	1	0.75mi
1374 Canary Island Dr Weston, FL	4.0	3.5	2088	$5,500	$2.63	9d	1	0.75mi
801 Tanglewood Cir Weston, FL	4.0	2.5	2274	$6,450	$2.84	9d	1	0.79mi
801 Tanglewood Cir Weston, FL	4.0	2.5	2274	$6,450	$2.84	26d	1	0.79mi
1527 Winterberry Ln Weston, FL	4.0	2.5	2240	$5,200	$2.32	26d	1	0.83mi
878 Lavender Cir #878 Weston, FL	4.0	2.0	1876	$5,500	$2.93	9d	1	0.84mi
1983 Harbor View Cir Weston, FL	5.0	4.0	3442	$8,000	$2.32	26d	1	0.84mi
630 Vista Meadows Dr Weston, FL	5.0	4.0	2390	$5,100	$2.13	26d	1	0.84mi
2002 Schooner Ln Weston, FL	4.0	3.0	2505	$6,450	$2.57	26d	1	0.84mi
1051 Briar Ridge Rd Weston, FL	3.0	2.0	1877	$3,500	$1.86	26d	1	0.88mi
1725 Winterberry Ln Weston, FL	4.0	3.0	1997	$5,500	$2.75	26d	1	0.89mi
1725 Winterberry Ln Unit 1725 Weston, FL	4.0	3.0	1997	$5,500	$2.75	19d	1	0.89mi
1725 Winterberry Ln Weston, FL	4.0	3.0	1997	$5,500	$2.75	9d	1	0.89mi
1725 Winterberry Ln Weston, FL	4.0	3.0	1997	$5,500	$2.75	22d	1	0.89mi
1725 Winterberry Ln Weston, FL	4.0	3.0	1997	$5,500	$2.75	13d	1	0.89mi
405 Sabal Way Weston, FL	5.0	4.5	3704	$9,500	$2.56	5d	1	0.91mi
280 Landings Blvd Unit 280 Weston, FL	5.0	3.0	2880	$6,900	$2.40	9d	1	0.95mi

HOA detail

• Monthly dues: $170 · $2,040/yr
• Likely covers: waterpool

Listing history 18 events

1. 2026-06-21
   days on market $925,000 Active 16 DOM
2. 2026-06-18
   days on market $925,000 Active 13 DOM
3. 2026-06-17
   days on market $925,000 Active 12 DOM
4. 2026-06-16
   days on market $925,000 Active 11 DOM
5. 2026-06-15
   days on market $925,000 Active 10 DOM
6. 2026-06-13
   days on market $925,000 Active 8 DOM
7. 2026-06-09
   days on market $925,000 Active 4 DOM
8. 2026-06-08
   days on market $925,000 Active 3 DOM
9. 2026-06-07
   pricedays on marketlisting id $925,000 Active 2 DOM
10. 2026-06-04
    days on market $930,000 Active 87 DOM
11. 2026-06-03
    days on market $930,000 Active 86 DOM
12. 2026-06-02
    days on market $930,000 Active 85 DOM
13. 2026-06-01
    days on market $930,000 Active 84 DOM
14. 2026-05-31
    days on market $930,000 Active 83 DOM
15. 2026-04-20
    price $930,000
16. 2026-04-20
    price $935,000
17. 2026-04-20
    price $925,000
18. 2026-03-09
    listed $935,000 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: $6,241 · $520/mo
• Projected year-2 tax: $7,678 · $640/mo
• Expected delta: +$1,437/yr (+$120/mo · 23.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $75,932
• − Mortgage interest: −$51,814
• − Property taxes: −$6,241
• − Insurance: −$4,625
• − Repairs & maintenance: −$6,075
• − Management: −$6,075
• − HOA: −$2,040
• − Depreciation: −$26,909
• Taxable loss: −$27,846
• Est. tax savings @ 24.0%: +$6,683
• After-tax cash flow: $-4,446/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 — Weston

• Score: 67/100
• State rank: #546
• US rank: #10241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weston, FL
• County: Broward County · 1,963,430 people
• City population: 68,003
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 23,203
• Household income: $159,388
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 574.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 55% Two or more races 40% White 26% Asian 10% Black 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 9% Cuban 4% Salvadoran 5%
• Common ancestry: Estonian 2% Romanian 2% Russian 2%
• Foreign-born: 55% · Canada, Jamaica, Dominican Republic
• Languages at home: 25% English-only · Spanish 56% Other Indo-European 10% Chinese 5%

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: ▲ 0.76%
• Current HPI: 297.972
• Rent YoY: ▲ 2.41%
• 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

-0.5% since first listed

4 events — show timeline

• 2026-04-20 Price Changed $930,000 MARMLS
• 2026-04-20 Price Changed $935,000 MARMLS
• 2026-04-20 Price Changed $925,000 MARMLS
• 2026-03-09 Listed $935,000 MARMLS

Property tax history

+3.0%/yr

Latest (2025): $6,241 · +3.3% YoY. Source: county tax records.