1301 Campanelli Dr · Plantation, FL 33322

$235,000

2 bd · 2.0 ba · 1,398 sqft · SingleFamily public records · 235 Days on market

Built 1976 2,250 sqft lot Est $404k · 42% under $520/mo HOA · 18% 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 +22.1/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +7.1/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 2 bedroom 2 bathroom home offers a large and open layout , spacious kitchen with a breakfast area, 1 car garage , living room and good size bedrooms. Association includes fee includes cable , internet, Community bus at your doorstep, lawn Service, roof repairs and replacement, exterior paint of home, clubhouse activities & professional shows, 2 pools, tennis courts, pool tables, ping pong, card rooms, fitness center, library, party room. Development is within 5 miles of shopping, restaurants and entertainment.

Key facts

• 2,250 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; HOA covers common area maintenance, cable TV, internet and recreation facilities; Community features include fitness center, game room, maintained community grounds, park, pickleball, pool, public transportation access, shuffleboard and tennis courts; Senior community

Exterior

• Parking: Attached garage; Driveway; 1 covered garage space
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Northeast facing
• Construction: Block construction; Barrel roof
• Exterior features: Porch; Open patio/porch; Exterior lighting; Community pool

Interior

• Kitchen: Breakfast area; Dining area
• Bedrooms: Bedroom on main level; Attic (additional room space); Family room
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Breakfast area; Dining area; Separate formal dining room; First-floor entry; Walk-in closet(s); Attic

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 flat; 559 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $2,897/mo this rent would consume 48% of the median local household income ($72k/yr) (locally 931% 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 $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 235 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $73k; list at $235k implies a 222% 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 5→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.23% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $404,022
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1228 NW 85th Ave	0.30mi	2/2.0	1,438 (+3%)	12mo	$345,000	$240	71
8532 NW 12th Ct	0.25mi	2/2.0	1,300 (-7%)	23mo	$350,000	$269	58
990 NW 89th Ave	0.49mi	3/2.0 (+1)	1,494 (+7%)	8mo	$548,000	$367	54
7936 NW 10 Ct	0.72mi	3/2.0 (+1)	1,361 (-3%)	11mo	$365,000	$268	48
7931 NW 10th Ct	0.71mi	2/2.0	1,282 (-8%)	9mo	$370,000	$289	46
1950 NW 91st Way	0.70mi	3/2.0 (+1)	1,580 (+13%)	12mo	$610,000	$386	30
9354 NW 18th Mnr	0.74mi	3/2.0 (+1)	1,568 (+12%)	18mo	$624,900	$399	26

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 · 0.6% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.69×
• Total profit: $-20,451
• Equity at exit: $35,039

10-year hold

• IRR: -3.2%
• Equity multiple: 0.81×
• Total profit: $-12,424
• Equity at exit: $20,319

Cash invested: $65,800 (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 33322

• Home prices YoY: -33.3%
• Rents YoY: 0.6%
• Active inventory: 559
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,897 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$98
• HOA: −$520
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $381

Break-even live

Break-even rent $2,415

Max offer price $235,000

Occupancy floor 82%

Sensitivity live

Price	-10% $514	-5% $447	+0% $381	+5% $314	+10% $248
Rent	-10% $152	-5% $266	+0% $381	+5% $495	+10% $609
Rate	-1.0pp $499	-0.5pp $440	base $381	+0.5pp $320	+1.0pp $258

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8536 NW 12th Ct Plantation, FL	2.0	2.0	1138	$2,625	$2.31	17d	1	0.25mi
1140 NW 85th Ave Unit A16 Plantation, FL	2.0	1.5	1065	$1,950	$1.83	24d	1	0.36mi
1661 NW 81st Way #1661 Plantation, FL	2.0	2.0	1034	$2,500	$2.42	24d	1	0.41mi
1661 NW 81st Way #1661 Plantation, FL	2.0	2.0	1034	$2,400	$2.32	3d	1	0.41mi
8423 NW 12th St Unit C67 Plantation, FL	1.0	2.0	1046	$2,050	$1.96	8d	1	0.43mi
8101 NW 14th St Plantation, FL	1.0–2.0	1.5–2.0	1123	$2,619	$2.33	2d	11	0.45mi
1659 NW 81st Way Unit 1659 Plantation, FL	2.0	2.0	1034	$2,400	$2.32	24d	1	0.48mi
1171 Lakepointe Lndg Plantation, FL	2.0	1.0–2.0	837	$2,889	$3.45	2d	21	0.50mi
8253 NW 9th St #3 Plantation, FL	3.0	2.5	1770	$2,800	$1.58	8d	1	0.53mi
9023 Vineyard Lake Dr Plantation, FL	3.0	2.5	1739	$3,500	$2.01	8d	1	0.54mi
9023 Vineyard Lake Dr Plantation, FL	3.0	2.5	1739	$3,500	$2.01	1d	1	0.54mi
1711 N University Dr Plantation, FL	1.0–3.0	1.0–2.0	986	$2,751	$2.79	2d	41	0.54mi
8231 NW 8th Pl #3 Plantation, FL	3.0	2.5	1654	$2,850	$1.72	14d	1	0.56mi
8231 NW 8th Pl #3 Plantation, FL	3.0	2.5	1770	$2,850	$1.61	24d	1	0.56mi
8080 NW 10th Ct Plantation, FL	2.0	2.0	1111	$2,300	$2.07	24d	1	0.56mi
9321 W Sunrise Blvd Plantation, FL	2.0	2.0	1342	$2,700	$2.01	2d	1	0.58mi
8208 NW 8th Pl Plantation, FL	3.0	2.5	1770	$2,950	$1.67	18d	1	0.60mi
9015 W Sunrise Blvd Plantation, FL	3.0	3.0	1318	$3,200	$2.43	13d	1	0.62mi
9161 Vineyard Lake Dr Unit 9161 Plantation, FL	3.0	2.5	1765	$4,000	$2.27	24d	1	0.62mi
835 NW 81st Way #5 Plantation, FL	3.0	2.5	1770	$2,600	$1.47	8d	1	0.66mi
843 NW 81st Ave #7 Plantation, FL	3.0	2.5	1770	$2,980	$1.68	8d	1	0.66mi
832 NW 86th Ave Plantation, FL	1.0	1.0	976	$2,141	$2.19	13d	1	0.67mi
832 NW 86th Ave Plantation, FL	2.0	2.0	1144	$2,913	$2.55	22d	1	0.67mi
9087 Vineyard Lake Dr Plantation, FL	3.0	2.5	1590	$3,350	$2.11	24d	1	0.67mi
8460 NW 21st St Sunrise, FL	3.0	2.0	1520	$4,000	$2.63	12d	1	0.67mi
8460 NW 21st St Sunrise, FL	3.0	2.0	1520	$4,000	$2.63	22d	1	0.67mi
8401 NW 20th Ct Sunrise, FL	3.0	2.0	1580	$4,000	$2.53	8d	1	0.68mi
8401 NW 20th Ct Sunrise, FL	3.0	2.0	1580	$4,300	$2.72	24d	1	0.68mi
992 NW 93rd Ave Plantation, FL	3.0	2.0	1504	$3,350	$2.23	24d	1	0.68mi
9151 W Sunrise Blvd #9151 Plantation, FL	3.0	2.0	1482	$2,750	$1.86	24d	1	0.68mi
833 NW 81st Ave #4 Plantation, FL	3.0	2.5	1770	$3,600	$2.03	19d	1	0.69mi
1114 NW 79th Dr Plantation, FL	3.0	2.5	1624	$3,000	$1.85	8d	1	0.69mi
8344 NW 7th Pl Unit 8344 Plantation, FL	3.0	2.5	1627	$4,199	$2.58	24d	1	0.73mi
1031 NW 79th Ave #1031 Plantation, FL	2.0	2.0	1062	$2,400	$2.26	19d	1	0.76mi
8300 Cleary Blvd Plantation, FL	2.0	2.0	1099	$3,032	$2.76	19d	1	0.81mi
8500 Cleary Blvd Plantation, FL	1.0–3.0	1.0–2.0	1045	$2,921	$2.80	3d	18	0.81mi
858 NW 92nd Ave Unit 858 Plantation, FL	2.0	2.0	1185	$2,300	$1.94	3d	1	0.82mi
705 NW 91st Ter Plantation, FL	2.0	2.0	1097	$2,400	$2.19	11d	1	0.82mi
845 NW 91st Ter Unit 845 Plantation, FL	3.0	2.5	1515	$3,500	$2.31	24d	1	0.82mi
729 NW 92nd Ave Plantation, FL	2.0	2.0	1097	$2,300	$2.10	24d	1	0.82mi

HOA detail

• Monthly dues: $520 · $6,240/yr
• Likely covers: internetcableroofpoolgym

Listing history 8 events

1. 2026-06-03
   status $235,000 Pending 235 DOM
2. 2026-06-02
   days on market $235,000 Active 235 DOM
3. 2026-06-01
   days on market $235,000 Active 234 DOM
4. 2026-05-31
   days on market $235,000 Active 233 DOM
5. 2026-04-24
   price $235,000
6. 2026-03-27
   price $240,000
7. 2025-10-09
   listed $285,000 Active
8. 1994-09-30
   soldstatus $73,000

ⓘ 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: $692 · $58/mo
• Projected year-2 tax: $1,950 · $163/mo
• Expected delta: +$1,258/yr (+$105/mo · 181.7%)

ⓘ 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 9/10 Extreme 5 d/yr ≥105°F today · 19 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: $34,764
• − Mortgage interest: −$13,164
• − Property taxes: −$692
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,781
• − Management: −$2,781
• − HOA: −$6,240
• − Depreciation: −$6,836
• Taxable income: $1,094
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $4,305/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): 41,128
• Household income: $71,755
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 931.0

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 0.72)
• Race & ethnicity: Hispanic / Latino 35% White 32% Black 24% Two or more races 22% Asian 4%
• Hispanic origin (detail): Puerto Rican 5% Cuban 6% Dominican 2% Salvadoran 1%
• Common ancestry: Hispanic 5% Romanian 2% Scotch-Irish 2%
• Foreign-born: 41% · Canada, Jamaica, South Korea
• Languages at home: 58% English-only · Spanish 30% French/Haitian/Cajun 6% Other Indo-European 1%

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: ▼ -203.34%
• Current HPI: 407.5452
• Rent YoY: ▲ 0.60%
• 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

+221.9% since first listed

4 events — show timeline

• 2026-04-24 Price Changed $235,000 MARMLS
• 2026-03-27 Price Changed $240,000 MARMLS
• 2025-10-09 Listed $285,000 MARMLS
• 1994-09-30 Sold (Public Records) $73,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $692 · +6.1% YoY. Source: county tax records.