1552 Barcelona Way Unit 6-19

Weston, FL 33327

$635,000D+

4 bd · 3.0 ba · 1,728 sqft · Built 1996 · SingleFamily · Active · 96 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $4,680/mo
• Mortgage (P&I): −$3,330
• Tax + insurance: −$641
• HOA: −$211
• Vac / Maint / Mgmt: −$983
• Net cashflow: $-485/mo
• Annual: $-5,821/yr
• Cap rate: 5.38%
• Cash-on-cash: -3.27%
• DSCR: 0.85
• 1% rule: 0.74%
• Cash to close: $177,800

Investor read

• This is a 4-bed/3.0-bath single-family listed at $635k.
• 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).
• It's been on market 96 days — a 9% lower offer ($578k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $468k (26.3% below list) — sets the bar for 1% rule.
• In year one you build about $9k of equity ($4k loan paydown + $5k appreciation (0.8% local appreciation)).
• 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).
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• Current owner paid $125k; list at $635k implies a 408% gain — meaningful room to come down on a strong offer.
• By year 5, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• 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.
• 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.
• This rent runs 35% of the median local income ($159k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Questions for listing agent

• 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?
• 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?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.