1552 Barcelona Way Unit 6-19 · Weston, FL 33327

$635,000

4 bd · 3.0 ba · 1,728 sqft · SingleFamily public records · 96 Days on market

Built 1996 Est $826k · 23% under $211/mo HOA · 5% 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 +9.1/30.0
• Appreciation +5.4/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +3.1/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

Weston Listing: Prices $635,000 Modern Upgrades • Quartz Countertops • Italian Ceramic Tile • Luxury Bathrooms • Conduction Stove • Irrigation System • Corner Townhome • Crown molding on 1st floor • Interior Window Casing 1st and 2nd floors • Bathrooms Delta accessories • Custom-made cabinets with soft closing • Tasteful window roman shades • Built-in cabinets under staircase • Wilson Art Laminates on stairs, and second floor • First Floor Recessed lighting Upgraded 4-Bedroom Corner Townhome in Weston’s San Sebastian. Discover this beautifully updated 4-bedroom, 2.5-bath corner townhome in the highly desirable San

Key facts

• Quartz countertops
• Corner townhome
• Conduction stove

Tags

• QUARTZ COUNTERTOPS
• ITALIAN CERAMIC TILE
• CONDUCTION STOVE
• IRRIGATION SYSTEM
• CORNER TOWNHOME
• CROWN MOLDING

Property features AI

Finance

• Financial info: No land lease; Pets allowed with no restrictions
• HOA & community: Homeowners association with amenities (unspecified); HOA fee $634 paid quarterly

Exterior

• Parking: Has garage; 1 garage space; 1 covered parking space; Garage with opener, guest and open parking available
• Security: Owned security system; Security system present; Fire alarm; Smoke detectors
• Utilities: Electric service; Electric water heater
• Home design: Townhouse; 2 stories; Resale property
• Construction: Block construction
• Exterior features: Patio; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: No main-level bedrooms; Located in a 2-story townhouse
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 3 total bathrooms (2 full, 1 half); 1 bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Disposal; Electric water heater; Resale condition; Fire alarm, smoke detectors, and owned security system

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $635k.

Deal economics

• At list price, monthly cash flow is $-485 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $549k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $468k (26.3% below list).
• Recommended offer: $468k (26.3% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.3% 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); 131 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).
• This rent runs 35% of the median local income ($159k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($4k loan paydown + $5k 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 ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($578k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $125k; list at $635k implies a 408% 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; major wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $467,966 (26.3% 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 96 days. Have you received any prior offers? Is the seller open to a 26% 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. 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 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?
7. 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?
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 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: 0.74% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.27%
• DSCR: 0.85
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $825,984
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 Sand Creek Cir	0.57mi	3/2.0 (-1)	1,505 (-13%)	12mo	$818,000	$544	33
919 Stanton Dr	0.37mi	3/2.0 (-1)	1,505 (-13%)	24mo	$652,000	$433	32
1028 Sequoia Ln	0.53mi	3/2.0 (-1)	1,505 (-13%)	17mo	$720,000	$478	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: -3.3%
• Equity multiple: 0.84×
• Total profit: $-29,108
• Equity at exit: $209,044

10-year hold

• IRR: 1.6%
• Equity multiple: 1.19×
• Total profit: $33,825
• Equity at exit: $271,916

Cash invested: $177,800 (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 33327

• Home prices YoY: 0.3%
• Rents YoY: 2.4%
• Active inventory: 131
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $4,680 high
• Mortgage (P&I): −$3,330
• Tax from tax record: −$376 /mo · $4,517/yr
• Insurance: −$265
• HOA: −$211
• Vacancy / Maint / Mgmt: −$983
• Net cashflow: $-485

Break-even live

Break-even rent $5,294

Max offer price $549,308

Occupancy floor —

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: $158,750
• Closing costs: $19,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1524 Coronado Rd Weston, FL	3.0	2.5	1443	$3,400	$2.36	24d	1	0.05mi
1611 Veracruz Ln Unit 5-17 Weston, FL	3.0	2.5	1443	$3,200	$2.22	5d	1	0.05mi
1503 Veracruz Ln Unit 5-14 Weston, FL	3.0	2.5	1443	$2,950	$2.04	24d	1	0.10mi
800 Sorrento Dr Unit 2 Weston, FL	3.0	2.5	1456	$3,499	$2.40	24d	1	0.27mi
1064 Cedar Falls Dr Weston, FL	4.0	2.5	2055	$5,800	$2.82	24d	1	0.40mi
1063 Cedar Falls Dr Unit 1063 Weston, FL	4.0	2.5	2055	$5,000	$2.43	7d	1	0.41mi
1063 Cedar Falls Dr Unit 1063 Weston, FL	4.0	2.5	2055	$5,000	$2.43	16d	1	0.41mi
1144 Fairfield Meadows Dr Weston, FL	4.0	2.5	2115	$5,700	$2.70	2d	1	0.42mi
1144 Fairfield Meadows Dr Weston, FL	4.0	3.0	2115	$5,750	$2.72	20d	1	0.42mi
1144 Fairfield Meadows Dr Weston, FL	4.0	2.5	2115	$5,750	$2.72	19d	1	0.42mi
1144 Fairfield Meadows Dr Weston, FL	4.0	2.5	2115	$5,700	$2.70	2d	1	0.42mi
808 Stanton Dr Weston, FL	3.0	2.0	1505	$4,000	$2.66	24d	1	0.42mi
889 Sand Creek Cir Weston, FL	3.0	2.0	1440	$4,100	$2.85	10d	1	0.44mi
889 Sand Creek Cir Weston, FL	3.0	2.0	1440	$4,100	$2.85	7d	1	0.44mi
873 Sand Creek Cir Weston, FL	3.0	2.0	1440	$4,300	$2.99	20d	1	0.45mi
928 Falling Water Rd Weston, FL	3.0	2.0	1440	$4,300	$2.99	4d	1	0.48mi
928 Falling Water Rd Weston, FL	3.0	2.0	1440	$4,300	$2.99	24d	1	0.48mi
928 Falling Water Rd Unit 928 Weston, FL	3.0	2.0	1440	$4,490	$3.12	24d	1	0.48mi
928 Falling Water Rd Weston, FL	3.0	2.0	1440	$4,300	$2.99	12d	1	0.48mi
1051 Briar Ridge Rd Weston, FL	3.0	2.0	1877	$3,500	$1.86	24d	1	0.48mi
841 Falling Water Rd Weston, FL	3.0	2.0	1620	$4,000	$2.47	18d	1	0.49mi
756 Sand Creek Cir Weston, FL	3.0	2.0	1440	$3,880	$2.69	24d	1	0.49mi
614 Stanton Ln Weston, FL	3.0	2.0	1416	$3,999	$2.82	7d	1	0.50mi
614 Stanton Ln Weston, FL	3.0	2.0	1416	$3,999	$2.82	10d	1	0.50mi
719 Stanton Dr #719 Weston, FL	3.0	2.0	1416	$3,600	$2.54	24d	1	0.51mi
944 Falling Water Rd Weston, FL	3.0	2.0	1532	$4,100	$2.68	24d	1	0.54mi
658 Stanton Dr Weston, FL	3.0	2.0	1505	$4,350	$2.89	10d	1	0.55mi
963 Falling Water Rd Weston, FL	4.0	2.5	2022	$5,450	$2.70	3d	1	0.59mi
963 Falling Water Rd Weston, FL	4.0	2.5	2022	$5,450	$2.70	24d	1	0.59mi
793 Chimney Rock Rd Weston, FL	3.0	2.0	1505	$4,150	$2.76	24d	1	0.62mi
624 Vista Meadows Dr Weston, FL	3.0	2.0	1628	$3,900	$2.40	12d	1	0.66mi
624 Vista Meadows Dr Weston, FL	3.0	2.0	1628	$3,900	$2.40	3d	1	0.66mi
953 Tanglewood Cir Unit 953 Weston, FL	3.0	2.0	1522	$4,300	$2.83	24d	1	0.74mi
618 Willow Bend Rd Unit 618 Weston, FL	4.0	2.5	2078	$4,850	$2.33	24d	1	0.74mi
1804 Salerno Cir Unit 1804 Weston, FL	3.0	2.5	1469	$3,500	$2.38	24d	1	0.78mi
1801 Salerno Cir Unit 1801 Weston, FL	3.0	2.5	1469	$3,100	$2.11	14d	1	0.80mi
1702 Sparrow Ln Weston, FL	4.0	3.0	2115	$4,500	$2.13	24d	1	0.81mi
1527 Palermo Dr Weston, FL	3.0	2.0	1542	$4,000	$2.59	12d	1	0.83mi
2176 Salerno Cir Weston, FL	4.0	2.5	1737	$3,650	$2.10	13d	1	0.97mi
1118 Chinaberry Dr Weston, FL	4.0	2.0	1915	$4,500	$2.35	24d	1	1.18mi

HOA detail

• Monthly dues: $211 · $2,532/yr

Listing history 14 events

1. 2026-06-15
   days on market $635,000 Active 96 DOM
2. 2026-06-13
   days on market $635,000 Active 94 DOM
3. 2026-06-09
   days on market $635,000 Active 90 DOM
4. 2026-06-07
   days on market $635,000 Active 88 DOM
5. 2026-06-04
   days on market $635,000 Active 85 DOM
6. 2026-06-03
   days on market $635,000 Active 84 DOM
7. 2026-06-02
   days on market $635,000 Active 83 DOM
8. 2026-06-01
   days on market $635,000 Active 82 DOM
9. 2026-05-31
   days on market $635,000 Active 81 DOM
10. 2026-01-06
    listed $635,000 Active
11. 2000-12-28
    soldstatus $125,000
12. 1999-05-13
    soldstatus $114,800
13. 1998-10-29
    soldstatus $114,000
14. 1996-11-27
    soldstatus $109,000

ⓘ 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: $4,517 · $376/mo
• Projected year-2 tax: $5,270 · $439/mo
• Expected delta: +$753/yr (+$63/mo · 16.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 27 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: $56,156
• − Mortgage interest: −$35,570
• − Property taxes: −$4,517
• − Insurance: −$3,175
• − Repairs & maintenance: −$4,492
• − Management: −$4,492
• − HOA: −$2,532
• − Depreciation: −$18,473
• Taxable loss: −$17,096
• Est. tax savings @ 24.0%: +$4,103
• After-tax cash flow: $-1,718/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

+482.6% since first listed

5 events — show timeline

• 2026-01-06 Listed $635,000 Beaches MLS
• 2000-12-28 Sold (Public Records) $125,000 Public Records
• 1999-05-13 Sold (Public Records) $114,800 Public Records
• 1998-10-29 Sold (Public Records) $114,000 Public Records
• 1996-11-27 Sold (Public Records) $109,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $4,517 · +3.9% YoY. Source: county tax records.