1456 Veracruz Ln Unit 4-5 · Weston, FL 33327

$439,000

2 bd · 3.0 ba · 1,261 sqft · SingleFamily public records · 41 Days on market

Built 1996 Est $783k · 44% under · waterfront $211/mo HOA · 6% 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 +15.0/15.0
• Cash flow +10.1/30.0
• Appreciation +5.4/10.0
• Schools +4.1/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +3.1/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

San Sebastian is a community in a highly desirable area of Weston. Near 1-75, Offers its residents a swimming pool & children playground. New A/C & Water Heather. Extra storage built under the stairs. Bright expansive kitchen w/ dining area and living s pace perfect for entertaining. Crown molding master bedroom. Dimme lights. Pool and playground less than a block from the house. The Same Tenant's living there for more than 5 years.

Key facts

• Water views
• Community pool
• Accordion shutters

Tags

• WATER VIEWS
• COMMUNITY POOL
• SOLID LIGHT OAK FLOORING
• PLANTATION SHUTTERS
• COFFEE WINE STATION
• ACCORDION SHUTTERS

Property features AI

Finance

• Other: Pets are conditionally allowed (restrictions may apply)
• HOA & community: Association fee $634 quarterly; HOA covers common areas, grounds maintenance, structure maintenance, and pool(s); Association amenities include a pool

Exterior

• Parking: Attached garage; 1 covered space; Two or more parking spaces
• Security: Security system
• Utilities: Water: waterfront (lake front); Pool: association pool
• Home design: 2 stories; West-facing; Entry on level 1; Attached property
• Construction: Block construction; Resale property
• Exterior features: Enclosed porch; Patio; Screened porch; Patio (listed separately)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Disposal; Breakfast bar; Pantry
• Flooring: Hardwood; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Breakfast bar; Built-in features; Breakfast area; Entrance foyer; First-floor entry; Living/dining room; Pantry; Tub with shower; Upper-level primary bedroom; Walk-in closet(s)
• Laundry & utility: Dryer

🏷️ Possibly a rental listed for sale. The $439,000 price doesn't fit this home's estimated sale value (~$783,081) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $439k.

Deal economics

• At list price, monthly cash flow is $-261 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $393k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $367k (16.3% below list).
• Recommended offer: $367k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Gator Run Elementary School (math 75% / reading 77%, grade A, #198 of 2,144 statewide, top 10%, 1,225 students, 19% 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 18% FRL vs 51% district-wide (33 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 21d 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).

Forward outlook

• In year one you build about $6k of equity ($3k loan paydown + $3k 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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($426k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $243k; list at $439k implies a 81% 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; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $367,279 (16.3% 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. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.84% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.55%
• DSCR: 0.89
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $783,081
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1584 Orion Ln #1584	1.23mi	2/2.0	1,261 (0%)	19mo	$579,900	$460	45
1979 Pisces Ter	1.29mi	2/2.0	1,153 (-9%)	17mo	$530,000	$460	32
1409 Majesty Ter	1.50mi	3/2.0 (+1)	1,420 (+13%)	5mo	$795,000	$560	31

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: -2.5%
• Equity multiple: 0.87×
• Total profit: $-15,467
• Equity at exit: $144,520

10-year hold

• IRR: 2.3%
• Equity multiple: 1.27×
• Total profit: $33,203
• Equity at exit: $187,986

Cash invested: $122,920 (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: 10.0×

Monthly cashflow live

• Estimated rent: $3,673 high
• Mortgage (P&I): −$2,302
• Tax from tax record: −$466 /mo · $5,596/yr
• Insurance: −$183
• HOA: −$211
• Vacancy / Maint / Mgmt: −$771
• Net cashflow: $-261

Break-even live

Break-even rent $4,003

Max offer price $392,911

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-137	+0% $-261	+5% $-385	+10% $-509
Rent	-10% $-551	-5% $-406	+0% $-261	+5% $-116	+10% $29
Rate	-1.0pp $-40	-0.5pp $-149	base $-261	+0.5pp $-375	+1.0pp $-490

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: $109,750
• Closing costs: $13,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1503 Veracruz Ln Unit 5-14 Weston, FL	3.0	2.5	1443	$2,950	$2.04	26d	1	0.06mi
982 Sevilla Cir #982 Weston, FL	2.0	1.5	1005	$2,650	$2.64	26d	1	0.07mi
1498 Barcelona Way Unit 3-21 Weston, FL	2.0	2.5	1131	$3,200	$2.83	26d	1	0.08mi
1498 Barcelona Way Weston, FL	2.0	2.5	1131	$3,200	$2.83	20d	1	0.08mi
1564 Veracruz Ln #1564 Weston, FL	2.0	2.5	1131	$2,850	$2.52	9d	1	0.10mi
800 Sorrento Dr Unit 2 Weston, FL	3.0	2.5	1456	$3,399	$2.33	0d	1	0.13mi
800 Sorrento Dr Unit 2 Weston, FL	3.0	2.5	1456	$3,499	$2.40	26d	1	0.13mi
1611 Veracruz Ln Unit 5-17 Weston, FL	3.0	2.5	1443	$3,200	$2.22	7d	1	0.13mi
1524 Coronado Rd Weston, FL	3.0	2.5	1443	$3,400	$2.36	26d	1	0.14mi
1111 Sorrento Dr Unit 1111 Weston, FL	2.0	2.5	1131	$2,850	$2.52	26d	1	0.15mi
1290 Sorrento Dr Unit 1290 Weston, FL	2.0	2.5	1261	$2,785	$2.21	3d	1	0.21mi
808 Stanton Dr Weston, FL	3.0	2.0	1505	$4,000	$2.66	26d	1	0.29mi
889 Sand Creek Cir Weston, FL	3.0	2.0	1440	$4,100	$2.85	9d	1	0.32mi
889 Sand Creek Cir Weston, FL	3.0	2.0	1440	$4,100	$2.85	12d	1	0.32mi
873 Sand Creek Cir Weston, FL	3.0	2.0	1440	$4,300	$2.99	22d	1	0.33mi
873 Sand Creek Cir Weston, FL	3.0	2.0	1440	$4,300	$2.99	0d	1	0.33mi
756 Sand Creek Cir Weston, FL	3.0	2.0	1440	$3,880	$2.69	26d	1	0.35mi
719 Stanton Dr #719 Weston, FL	3.0	2.0	1416	$3,600	$2.54	26d	1	0.38mi
841 Falling Water Rd Weston, FL	3.0	2.0	1620	$4,000	$2.47	20d	1	0.38mi
614 Stanton Ln Weston, FL	3.0	2.0	1416	$3,999	$2.82	12d	1	0.38mi
614 Stanton Ln Weston, FL	3.0	2.0	1416	$3,999	$2.82	9d	1	0.38mi
928 Falling Water Rd Weston, FL	3.0	2.0	1440	$4,300	$2.99	26d	1	0.38mi
928 Falling Water Rd Weston, FL	3.0	2.0	1440	$4,300	$2.99	14d	1	0.38mi
928 Falling Water Rd Weston, FL	3.0	2.0	1440	$4,300	$2.99	6d	1	0.38mi
928 Falling Water Rd Unit 928 Weston, FL	3.0	2.0	1440	$4,490	$3.12	26d	1	0.38mi
658 Stanton Dr Weston, FL	3.0	2.0	1505	$4,350	$2.89	12d	1	0.44mi
944 Falling Water Rd Weston, FL	3.0	2.0	1532	$4,100	$2.68	26d	1	0.45mi
793 Chimney Rock Rd Weston, FL	3.0	2.0	1505	$4,150	$2.76	26d	1	0.48mi
624 Vista Meadows Dr Weston, FL	3.0	2.0	1628	$3,900	$2.40	5d	1	0.65mi
624 Vista Meadows Dr Weston, FL	3.0	2.0	1628	$3,900	$2.40	14d	1	0.65mi
953 Tanglewood Cir Unit 953 Weston, FL	3.0	2.0	1522	$4,300	$2.83	26d	1	0.75mi
1804 Salerno Cir Unit 1804 Weston, FL	3.0	2.5	1469	$3,500	$2.38	26d	1	0.87mi
1801 Salerno Cir Unit 1801 Weston, FL	3.0	2.5	1469	$3,100	$2.11	16d	1	0.90mi
1527 Palermo Dr Weston, FL	3.0	2.0	1542	$4,000	$2.59	14d	1	0.92mi
1943 Madeira Dr #1943 Weston, FL	2.0	2.5	1131	$2,900	$2.56	26d	1	0.94mi
2011 Madeira Dr Weston, FL	2.0	2.5	1131	$3,000	$2.65	19d	1	0.97mi
2041 Pompeii Ct Weston, FL	2.0	2.5	1131	$3,000	$2.65	20d	1	1.00mi
2041 Pompeii Ct Unit 2014 Weston, FL	2.0	2.5	1131	$3,000	$2.65	26d	1	1.00mi
191 Lakeview Dr #102 Weston, FL	2.0	2.0	946	$2,200	$2.33	23d	1	1.00mi
191 Lakeview Dr #102 Weston, FL	2.0	2.0	946	$2,200	$2.33	5d	1	1.00mi

HOA detail

• Monthly dues: $211 · $2,532/yr
• Likely covers: waterpool

Listing history 24 events

1. 2026-06-21
   days on market $439,000 Active 41 DOM
2. 2026-06-18
   days on market $439,000 Active 38 DOM
3. 2026-06-17
   days on market $439,000 Active 37 DOM
4. 2026-06-16
   days on market $439,000 Active 36 DOM
5. 2026-06-15
   days on market $439,000 Active 35 DOM
6. 2026-06-13
   days on market $439,000 Active 33 DOM
7. 2026-06-09
   days on market $439,000 Active 29 DOM
8. 2026-06-08
   days on market $439,000 Active 28 DOM
9. 2026-06-07
   days on market $439,000 Active 27 DOM
10. 2026-06-04
    days on market $439,000 Active 24 DOM
11. 2026-06-03
    days on market $439,000 Active 23 DOM
12. 2026-06-02
    days on market $439,000 Active 22 DOM
13. 2026-06-01
    days on market $439,000 Active 21 DOM
14. 2026-05-31
    days on market $439,000 Active 20 DOM
15. 2026-05-11
    listed $439,000 Active
16. 2014-06-19
    soldstatus $243,000 Sold 450-char remark

    Show marketing remark (450 chars)

    San Sebastian is a community in a highly desirable area of Weston. Near 1-75, Offers its residents a swimming pool & children playground. New A/C & Water Heather. Extra storage built under the stairs. Bright expansive kitchen w/ dining area and living s pace perfect for entertaining. Crown molding master bedroom. Dimme lights. Pool and playground less than a block from the house. The Same Tenant's living there for more than 5 years.

17. 2014-06-11
    soldstatus $243,000
18. 2014-04-30
    status Pending 450-char remark

    Show marketing remark (450 chars)

    San Sebastian is a community in a highly desirable area of Weston. Near 1-75, Offers its residents a swimming pool & children playground. New A/C & Water Heather. Extra storage built under the stairs. Bright expansive kitchen w/ dining area and living s pace perfect for entertaining. Crown molding master bedroom. Dimme lights. Pool and playground less than a block from the house. The Same Tenant's living there for more than 5 years.

19. 2014-04-23
    price $247,000 450-char remark

    Show marketing remark (450 chars)

    San Sebastian is a community in a highly desirable area of Weston. Near 1-75, Offers its residents a swimming pool & children playground. New A/C & Water Heather. Extra storage built under the stairs. Bright expansive kitchen w/ dining area and living s pace perfect for entertaining. Crown molding master bedroom. Dimme lights. Pool and playground less than a block from the house. The Same Tenant's living there for more than 5 years.

20. 2014-03-27
    price $249,900 450-char remark

    Show marketing remark (450 chars)

    San Sebastian is a community in a highly desirable area of Weston. Near 1-75, Offers its residents a swimming pool & children playground. New A/C & Water Heather. Extra storage built under the stairs. Bright expansive kitchen w/ dining area and living s pace perfect for entertaining. Crown molding master bedroom. Dimme lights. Pool and playground less than a block from the house. The Same Tenant's living there for more than 5 years.

21. 2014-03-11
    listed $255,000 Active 450-char remark

    Show marketing remark (450 chars)

    San Sebastian is a community in a highly desirable area of Weston. Near 1-75, Offers its residents a swimming pool & children playground. New A/C & Water Heather. Extra storage built under the stairs. Bright expansive kitchen w/ dining area and living s pace perfect for entertaining. Crown molding master bedroom. Dimme lights. Pool and playground less than a block from the house. The Same Tenant's living there for more than 5 years.

22. 2008-07-09
    soldstatus $196,000
23. 1996-04-02
    soldstatus $94,600
24. 1996-03-01
    soldstatus $94,600

ⓘ 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: $5,596 · $466/mo
• Projected year-2 tax: $5,596 · $466/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $44,073
• − Mortgage interest: −$24,591
• − Property taxes: −$5,596
• − Insurance: −$2,195
• − Repairs & maintenance: −$3,526
• − Management: −$3,526
• − HOA: −$2,532
• − Depreciation: −$12,771
• Taxable loss: −$10,663
• Est. tax savings @ 24.0%: +$2,559
• After-tax cash flow: $-572/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

+364.1% since first listed

10 events — show timeline

• 2026-05-11 Listed $439,000 MARMLS
• 2014-06-19 Sold (MLS) $243,000 MARMLS
• 2014-06-11 Sold (Public Records) $243,000 Public Records
• 2014-04-30 Pending — MARMLS
• 2014-04-23 Price Changed $247,000 MARMLS
• 2014-03-27 Price Changed $249,900 MARMLS
• 2014-03-11 Listed $255,000 MARMLS
• 2008-07-09 Sold (Public Records) $196,000 Public Records
• 1996-04-02 Sold (Public Records) $94,600 Public Records
• 1996-03-01 Sold (Public Records) $94,600 Public Records

Property tax history

+3.3%/yr

Latest (2025): $5,596 · +3.6% YoY. Source: county tax records.