10 NW 28th Way · Boulevard Gardens, FL 33311

$325,000

4 bd · 2.0 ba · 1,432 sqft · SingleFamily public records · 167 Days on market

Built 1952 Est $431k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• 1% rule +4.7/10.0
• DSCR +4.6/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3 Beds 1 Bath home. Property seat on a larger corner lot of 6000 SF. A must see!

Key facts

• 2 parking spots
• Built 1952
• Listed 167 days

Property features AI

Exterior

• Parking: 2 covered parking spaces; 2-space carport
• Utilities: Cable not available
• Home design: Single-story; Faces northwest; Resale property
• Construction: Block construction
• Exterior features: Guest house; Less than quarter acre lot; Zoned multi

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Guest quarters
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window cooling unit(s)
• Interior features: First-floor entry; Bedroom on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $317k (2.5% below list).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 85/100 on livability (#22 in FL, #511 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+; Watch: amenities 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.
• Market conditions: Rents rising (+2.8%/yr); 590 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $3,168/mo this rent would consume 70% of the median local household income ($54k/yr) (locally 5068% 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 $10k 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 167 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 5y ago; this cycle's ask is 14030% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $183k; list at $325k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $431,032
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 NW 28th Ave	0.16mi	3/2.0 (-1)	1,466 (+2%)	10mo	$389,900	$266	76
2741 SW 2nd Ct	0.23mi	3/2.0 (-1)	1,335 (-7%)	9mo	$525,000	$393	66
2872 NW 2nd St	0.07mi	4/2.0	1,555 (+9%)	21mo	$555,000	$357	65
510 SW 29th Ave	0.52mi	3/2.0 (-1)	1,370 (-4%)	10mo	$485,000	$354	55
415 NW 29th Ave	0.24mi	3/2.0 (-1)	1,232 (-14%)	7mo	$400,000	$325	55
470 NW 29th Ter	0.32mi	4/2.0	1,563 (+9%)	19mo	$470,000	$301	54
2821 SW 3rd Ct	0.28mi	3/2.0 (-1)	1,611 (+12%)	12mo	$459,000	$285	51
680 SW 31st Ave	0.71mi	3/2.0 (-1)	1,319 (-8%)	1mo	$350,000	$265	48
2540 SW 5th St	0.64mi	3/2.0 (-1)	1,298 (-9%)	3mo	$315,000	$243	47

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-47,204
• Equity at exit: $48,459

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-35,622
• Equity at exit: $28,100

Cash invested: $91,000 (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 33311

• Rents YoY: 2.8%
• Active inventory: 590
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,168 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$569 /mo · $6,824/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$665
• Net cashflow: $94

Break-even live

Break-even rent $3,049

Max offer price $325,000

Occupancy floor 92%

Sensitivity live

Price	-10% $278	-5% $186	+0% $94	+5% $2	+10% $-90
Rent	-10% $-156	-5% $-31	+0% $94	+5% $220	+10% $345
Rate	-1.0pp $258	-0.5pp $177	base $94	+0.5pp $10	+1.0pp $-75

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 NW 28th Way Fort Lauderdale, FL	3.0	1.0	1232	$1,950	$1.58	5d	1	0.03mi
2750 SW 2nd Ct Fort Lauderdale, FL	3.0	1.0	1187	$2,385	$2.01	18d	1	0.22mi
2771 SW 3rd St Fort Lauderdale, FL	5.0	2.0	1474	$3,875	$2.63	25d	1	0.23mi
2771 SW 3rd St Fort Lauderdale, FL	5.0	2.0	1474	$3,875	$2.63	21d	1	0.23mi
2781 SW 4th St Unit 2781 Fort Lauderdale, FL	3.0	2.0	1413	$3,200	$2.26	23d	1	0.32mi
280 NW 31st Ave Fort Lauderdale, FL	3.0	2.0	884	$2,700	$3.05	19d	1	0.34mi
2841 SW 4th Ct Unit 1258737P Fort Lauderdale, FL	3.0	2.0	1689	$4,617	$2.73	6d	1	0.37mi
2836 SW 4th Ct Fort Lauderdale, FL	3.0	2.0	1617	$3,300	$2.04	25d	1	0.40mi
420 SW 27th Ave Fort Lauderdale, FL	3.0	1.0–2.0	1024	$3,759	$3.67	25d	1	0.43mi
2900 NW 5th Ct Fort Lauderdale, FL	4.0	2.0	1112	$3,250	$2.92	20d	1	0.44mi
2825 SW 5th St Fort Lauderdale, FL	3.0	1.0	1311	$3,000	$2.29	25d	1	0.46mi
2217 SW 1st Ct Unit 2217 Fort Lauderdale, FL	3.0	2.0	1350	$3,650	$2.70	9d	1	0.49mi
2217 SW 1st Ct Unit 2217 Fort Lauderdale, FL	3.0	2.0	1350	$3,650	$2.70	25d	1	0.49mi
540 NW 31st Ave Fort Lauderdale, FL	4.0	2.0	1097	$2,900	$2.64	9d	1	0.50mi
401 SW 25th Ave Fort Lauderdale, FL	3.0	1.5	1065	$3,200	$3.00	9d	1	0.53mi
101 SW 22nd Ave Fort Lauderdale, FL	3.0	2.0	1010	$7,500	$7.43	18d	1	0.55mi
2810 NW 7th St Fort Lauderdale, FL	4.0	2.0	1501	$2,999	$2.00	25d	1	0.55mi
2850 NW 7th St Fort Lauderdale, FL	3.0	2.0	1169	$3,000	$2.57	25d	1	0.56mi
2804 NW 7th Ct Unit 2804 Fort Lauderdale, FL	3.0	2.0	1381	$3,500	$2.53	21d	1	0.60mi
2804 NW 7th Ct Fort Lauderdale, FL	3.0	2.0	1381	$1,300	$0.94	25d	1	0.60mi
2621 Riverland Dr Unit 2 Fort Lauderdale, FL	3.0	1.0	1012	$2,300	$2.27	23d	1	0.62mi
630 SW 28th Dr Fort Lauderdale, FL	3.0	2.0	1467	$3,300	$2.25	25d	1	0.62mi
2610 Riverland Dr Unit A Fort Lauderdale, FL	4.0	2.0	1210	$2,850	$2.36	0d	1	0.66mi
2810 NW 8th Ct Fort Lauderdale, FL	3.0	2.0	1435	$2,850	$1.99	25d	1	0.70mi
2488 SW 6th Ct Fort Lauderdale, FL	3.0	2.0	1132	$2,900	$2.56	0d	1	0.75mi
2488 SW 6th Ct Fort Lauderdale, FL	3.0	2.0	1132	$2,900	$2.56	5d	1	0.75mi
3440 NW 4th St Lauderhill, FL	3.0	2.0	1525	$2,900	$1.90	25d	1	0.75mi
610 Carolina Ave Unit 2 Fort Lauderdale, FL	4.0	3.0	1865	$2,000	$1.07	16d	1	0.76mi
2418 SW 6th Ct Fort Lauderdale, FL	3.0	1.0	1394	$2,645	$1.90	0d	1	0.76mi
2401 NW 7th St Fort Lauderdale, FL	3.0	2.0	1300	$3,600	$2.77	25d	1	0.77mi
720 NW 33rd Ter Lauderhill, FL	3.0	1.0	1340	$2,560	$1.91	23d	1	0.81mi
3025 NW 8th Rd Fort Lauderdale, FL	3.0	1.0	947	$2,520	$2.66	25d	1	0.82mi
3551 SW 1st St Fort Lauderdale, FL	4.0	2.0	1720	$3,150	$1.83	25d	1	0.86mi
2806 NW 9th Ct Fort Lauderdale, FL	5.0	2.0	1528	$3,782	$2.48	25d	1	0.87mi
2810 NW 9th Ct Unit 1 Fort Lauderdale, FL	5.0	2.0	1528	$3,782	$2.48	25d	1	0.87mi
3451 NW 6th St Lauderhill, FL	4.0	2.0	1700	$3,000	$1.76	25d	1	0.89mi
427 NW 19th Ave Fort Lauderdale, FL	4.0	2.5	1524	$3,500	$2.30	9d	1	0.93mi
483 W Melrose Cir Fort Lauderdale, FL	3.0	2.0	1560	$3,500	$2.24	25d	1	0.94mi
518 SW 19th Way Fort Lauderdale, FL	3.0	2.5	1456	$3,200	$2.20	25d	1	0.97mi
522 SW 19th Way Unit 522 Fort Lauderdale, FL	3.0	2.5	1516	$3,200	$2.11	25d	1	0.97mi

Listing history 46 events

1. 2026-06-15
   days on market $325,000 Active 167 DOM
2. 2026-06-13
   days on market $325,000 Active 165 DOM
3. 2026-06-09
   days on market $325,000 Active 161 DOM
4. 2026-06-07
   days on market $325,000 Active 159 DOM
5. 2026-06-04
   days on market $325,000 Active 156 DOM
6. 2026-06-03
   days on market $325,000 Active 155 DOM
7. 2026-06-02
   days on market $325,000 Active 154 DOM
8. 2026-06-01
   days on market $325,000 Active 153 DOM
9. 2026-05-31
   days on market $325,000 Active 152 DOM
10. 2026-05-23
    price $2,100
11. 2026-04-03
    listed $2,300
12. 2026-02-27
    status Active
13. 2025-12-09
    listed $325,000 Active
14. 2025-07-17
    historical
15. 2025-03-26
    historical $2,200
16. 2025-02-24
    listed $325,000 Active
17. 2025-02-21
    historical
18. 2025-01-16
    listed $2,200
19. 2024-08-16
    historical $2,200
20. 2024-05-22
    price $2,200
21. 2024-05-04
    price $2,250
22. 2024-04-12
    listed $2,400
23. 2024-03-12
    status Active
24. 2023-10-18
    status Pending
25. 2023-09-20
    status Active
26. 2023-07-03
    status Pending
27. 2023-04-11
    historical Active Under Contract
28. 2023-03-07
    listed $325,000 Active
29. 2023-03-07
    historical
30. 2022-05-05
    status Active
31. 2022-04-07
    historical Active Under Contract
32. 2022-03-03
    listed $325,000 Active
33. 2022-03-02
    historical
34. 2021-12-08
    status Active
35. 2021-10-29
    status Pending
36. 2021-10-18
    listed $289,000 Active
37. 2021-10-18
    historical
38. 2021-05-03
    status Active
39. 2021-04-22
    historical Active Under Contract
40. 2021-04-22
    status Active
41. 2021-03-16
    historical Active Under Contract
42. 2021-01-15
    listed $299,000 Active
43. 2019-11-05
    soldstatus $183,000
44. 2004-09-28
    soldstatus $85,000
45. 1995-12-19
    soldstatus $25,000
46. 1988-04-05
    soldstatus $29,600

ⓘ 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: $6,824 · $569/mo
• Projected year-2 tax: $6,824 · $569/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $38,018
• − Mortgage interest: −$18,205
• − Property taxes: −$6,824
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,041
• − Management: −$3,041
• − Depreciation: −$9,455
• Taxable loss: −$4,174
• Est. tax savings @ 24.0%: +$1,002
• After-tax cash flow: $2,134/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 — Boulevard Gardens

• Score: 85/100
• State rank: #22
• US rank: #511

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boulevard Gardens, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 74,898
• Household income: $53,973
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 5068.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Two or more races 9% White 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 0%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 78% English-only · French/Haitian/Cajun 14% Spanish 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: ▼ -300.68%
• Current HPI: 535.2504
• Rent YoY: ▲ 2.78%
• 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

-92.9% since first listed

37 events — show timeline

• 2026-05-23 Price Changed $2,100 MARMLS
• 2026-04-03 Listed for Rent $2,300 MARMLS
• 2026-02-27 Relisted — MARMLS
• 2025-12-09 Listed $325,000 MARMLS
• 2025-07-17 Listing Removed — MARMLS
• 2025-03-26 Rental Removed $2,200 MARMLS
• 2025-02-24 Listed $325,000 MARMLS
• 2025-02-21 Listing Removed — MARMLS
• 2025-01-16 Listed for Rent $2,200 MARMLS
• 2024-08-16 Rental Removed $2,200 MARMLS
• 2024-05-22 Price Changed $2,200 MARMLS
• 2024-05-04 Price Changed $2,250 MARMLS
• 2024-04-12 Listed for Rent $2,400 MARMLS
• 2024-03-12 Relisted — MARMLS
• 2023-10-18 Pending — MARMLS
• 2023-09-20 Relisted — MARMLS
• 2023-07-03 Pending — MARMLS
• 2023-04-11 Contingent — MARMLS
• 2023-03-07 Listing Removed — MARMLS
• 2023-03-07 Listed $325,000 MARMLS
• 2022-05-05 Relisted — MARMLS
• 2022-04-07 Contingent — MARMLS
• 2022-03-03 Listed $325,000 MARMLS
• 2022-03-02 Listing Removed — MARMLS
• 2021-12-08 Relisted — MARMLS
• 2021-10-29 Pending — MARMLS
• 2021-10-18 Listing Removed — MARMLS
• 2021-10-18 Listed $289,000 MARMLS
• 2021-05-03 Relisted — MARMLS
• 2021-04-22 Contingent — MARMLS
• 2021-04-22 Relisted — MARMLS
• 2021-03-16 Contingent — MARMLS
• 2021-01-15 Listed $299,000 MARMLS
• 2019-11-05 Sold (Public Records) $183,000 Public Records
• 2004-09-28 Sold (Public Records) $85,000 Public Records
• 1995-12-19 Sold (Public Records) $25,000 Public Records
• 1988-04-05 Sold (Public Records) $29,600 Public Records

Property tax history

+8.8%/yr

Latest (2025): $6,824 · +9.5% YoY. Source: county tax records.