865 NW 80th Ter #6 · Plantation, FL 33324

$109,900

2 bd · 3.0 ba · 1,630 sqft · Condo public records · 198 Days on market

Built 1974 $767/mo HOA · 27% of rent

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Super bright and spacious 2 Master Bedrooms with half bathroom downstairs, principal bedroom has his own terrace, plenty of closet space and a dedicated laundry closet, nice private patio to enjoy the parties with friends and family members. Conveniently located near Plantation Walk, parks, major shopping centers, hospital, highways, main avenues, dining, entertainment & more, Pet friendly community offers 2 pools, tennis Court, clubhouse, and as per Association the 40-year re-certification inspection is complete. too much to mention!!!

Key facts

• Entertainment
• Private patio
• Dining

Tags

• PRIVATE PATIO
• MAJOR SHOPPING CENTERS
• DINING
• ENTERTAINMENT

Property features AI

Finance

• Financial info: Pets allowed with restrictions or conditions
• HOA & community: Monthly association fee; Association fee includes amenities, common areas, and structure maintenance; Community amenities: clubhouse, fitness center, playground, pool

Exterior

• Parking: Open parking
• Utilities: Cable available; Canal access (waterfront)
• Home design: 2-story home; Entry on level 1; North-facing
• Construction: Block construction; Resale property
• Exterior features: Fence; Patio; Exterior lighting; Association pool

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Primary bedroom on upper level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Eat-in kitchen; First-floor entry; Tub/shower; Upper-level primary suite; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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 rising (+1.2%/yr); 408 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 40% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $1.23M (92%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $41k; list at $110k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; HOA is 27% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.58% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.54%
• DSCR: 1.87
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.23% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.32×
• Total profit: $9,785
• Equity at exit: $16,386

10-year hold

• IRR: 15.0%
• Equity multiple: 2.06×
• Total profit: $32,584
• Equity at exit: $9,502

Cash invested: $30,772 (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 33324

• Home prices YoY: -33.5%
• Rents YoY: 1.2%
• Active inventory: 408
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,834 high
• Mortgage (P&I): −$576
• Tax from tax record: −$349 /mo · $4,187/yr
• Insurance: −$46
• HOA: −$767
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $501

Break-even live

Break-even rent $2,200

Max offer price $109,900

Occupancy floor 77%

Sensitivity live

Price	-10% $563	-5% $532	+0% $501	+5% $470	+10% $439
Rent	-10% $277	-5% $389	+0% $501	+5% $613	+10% $725
Rate	-1.0pp $556	-0.5pp $529	base $501	+0.5pp $473	+1.0pp $444

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
843 NW 81st Ave #7 Plantation, FL	3.0	2.5	1770	$2,980	$1.68	9d	1	0.05mi
843 NW 81st Ave #7 Plantation, FL	3.0	2.5	1770	$2,980	$1.68	0d	1	0.05mi
833 NW 81st Ave #4 Plantation, FL	3.0	2.5	1770	$3,600	$2.03	20d	1	0.05mi
835 NW 81st Way #5 Plantation, FL	3.0	2.5	1770	$2,600	$1.47	8d	1	0.13mi
8080 NW 10th Ct Plantation, FL	2.0	2.0	1111	$2,300	$2.07	25d	1	0.15mi
1031 NW 79th Ave #1031 Plantation, FL	2.0	2.0	1062	$2,400	$2.26	20d	1	0.19mi
962 NW 79th Ter Plantation, FL	2.0	2.0	1432	$2,997	$2.09	25d	1	0.20mi
8208 NW 8th Pl Plantation, FL	3.0	2.5	1770	$2,950	$1.67	18d	1	0.23mi
8231 NW 8th Pl #3 Plantation, FL	3.0	2.5	1770	$2,850	$1.61	25d	1	0.24mi
8231 NW 8th Pl #3 Plantation, FL	3.0	2.5	1654	$2,850	$1.72	15d	1	0.24mi
8000 Cleary Blvd Plantation, FL	2.0–3.0	2.0–3.0	1357	$2,621	$1.93	0d	20	0.26mi
1114 NW 79th Dr Plantation, FL	3.0	2.5	1624	$3,000	$1.85	9d	1	0.28mi
7903 NW 7th Ct Unit 7903 Plantation, FL	3.0	2.5	1340	$2,800	$2.09	23d	1	0.28mi
8344 NW 7th Pl Unit 8344 Plantation, FL	3.0	2.5	1627	$4,199	$2.58	25d	1	0.29mi
8253 NW 9th St #3 Plantation, FL	3.0	2.5	1770	$2,800	$1.58	9d	1	0.30mi
7885 NW 7th Ct #406 Plantation, FL	3.0	2.5	1340	$2,750	$2.05	0d	1	0.30mi
7885 NW 7th Ct #406 Plantation, FL	3.0	2.5	1340	$2,800	$2.09	12d	1	0.30mi
1171 Lakepointe Lndg Plantation, FL	2.0	1.0–2.0	837	$2,889	$3.45	0d	22	0.31mi
8300 Cleary Blvd Plantation, FL	2.0	2.0	1099	$3,032	$2.76	20d	1	0.33mi
1140 NW 85th Ave Unit A16 Plantation, FL	2.0	1.5	1065	$1,950	$1.83	25d	1	0.34mi
568 N University Dr #568 Plantation, FL	3.0	2.5	1589	$3,250	$2.05	9d	1	0.37mi
568 N University Dr #568 Plantation, FL	3.0	2.5	1589	$3,500	$2.20	23d	1	0.37mi
651 NW 82nd Ave Plantation, FL	2.0	2.0	1103	$3,256	$2.95	0d	1	0.42mi
537 N University Dr #71 Plantation, FL	3.0	2.5	1830	$3,000	$1.64	6d	1	0.43mi
537 N University Dr #71 Plantation, FL	3.0	2.5	1830	$3,250	$1.78	25d	1	0.43mi
8500 Cleary Blvd Plantation, FL	1.0–3.0	1.0–2.0	1045	$2,921	$2.80	0d	21	0.44mi
576 Westree Ln Plantation, FL	3.0	2.5	1651	$3,250	$1.97	25d	1	0.44mi
8536 NW 12th Ct Plantation, FL	2.0	2.0	1138	$2,625	$2.31	18d	1	0.46mi
8101 NW 14th St Plantation, FL	1.0–2.0	1.5–2.0	1123	$2,619	$2.33	0d	12	0.47mi
601 NW 82nd Ave Plantation, FL	1.0–2.0	1.0–2.5	1073	$3,473	$3.24	0d	9	0.48mi
832 NW 86th Ave Plantation, FL	2.0	2.0	1144	$2,913	$2.55	23d	1	0.51mi
510 NW 84th Ave Plantation, FL	2.0–3.0	2.0	1303	$2,800	$2.15	16d	5	0.53mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1137	$2,900	$2.55	12d	7	0.53mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$2,650	$2.36	18d	6	0.53mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$2,900	$2.58	0d	6	0.53mi
791 N Pine Island Rd Plantation, FL	2.0–3.0	2.0	1196	$2,000	$1.67	6d	2	0.54mi
791 N Pine Island Rd #306 Plantation, FL	3.0	2.0	1320	$2,400	$1.82	13d	1	0.55mi
771 N Pine Island Rd #213 Plantation, FL	2.0	2.5	1385	$2,400	$1.73	6d	1	0.58mi
711 N Pine Island Rd Plantation, FL	1.0–2.0	1.0–2.0	910	$1,850	$2.03	4d	5	0.59mi
711 N Pine Island Rd Plantation, FL	1.0–2.0	1.0–2.0	910	$1,850	$2.03	9d	4	0.59mi

HOA detail condo

• Monthly dues: $767 · $9,204/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-04
   status $109,900 Pending 198 DOM
2. 2026-06-03
   days on market $109,900 Active 198 DOM
3. 2026-06-02
   days on market $109,900 Active 197 DOM
4. 2026-06-01
   days on market $109,900 Active 196 DOM
5. 2026-05-31
   days on market $109,900 Active 195 DOM
6. 2026-04-30
   price $109,900
7. 2026-03-19
   status Active
8. 2026-03-19
   price $114,900
9. 2025-12-19
   status Pending
10. 2025-12-15
    price $65,000
11. 2025-10-31
    price $104,500
12. 2025-10-17
    price $110,000
13. 2025-09-18
    price $127,300
14. 2025-08-19
    price $134,000
15. 2025-08-19
    listed $1,340,000 Active
16. 1976-07-01
    soldstatus $41,000

ⓘ 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: $4,187 · $349/mo
• Projected year-2 tax: $4,187 · $349/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 · 26 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: $34,011
• − Mortgage interest: −$6,156
• − Property taxes: −$4,187
• − Insurance: −$550
• − Repairs & maintenance: −$2,721
• − Management: −$2,721
• − HOA: −$9,204
• − Depreciation: −$3,197
• Taxable income: $5,276
• Est. tax owed @ 24.0%: −$1,266
• After-tax cash flow: $4,746/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): 50,151
• Household income: $85,000
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 2923.0

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 0.69)
• Race & ethnicity: White 42% Hispanic / Latino 31% Two or more races 20% Black 16% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 4% Dominican 2%
• Common ancestry: Romanian 3% Italian 3% Hispanic 3%
• Foreign-born: 31% · Canada, Jamaica, China
• Languages at home: 60% English-only · Spanish 26% Other Indo-European 4% French/Haitian/Cajun 3%

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: ▼ -160.16%
• Current HPI: 317.8685
• Rent YoY: ▲ 1.23%
• 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

+168.0% since first listed

11 events — show timeline

• 2026-04-30 Price Changed $109,900 MARMLS
• 2026-03-19 Relisted — MARMLS
• 2026-03-19 Price Changed $114,900 MARMLS
• 2025-12-19 Pending — MARMLS
• 2025-12-15 Price Changed $65,000 MARMLS
• 2025-10-31 Price Changed $104,500 MARMLS
• 2025-10-17 Price Changed $110,000 MARMLS
• 2025-09-18 Price Changed $127,300 MARMLS
• 2025-08-19 Price Changed $134,000 MARMLS
• 2025-08-19 Listed $1,340,000 MARMLS
• 1976-07-01 Sold (Public Records) $41,000 Public Records

Property tax history

+22.0%/yr

Latest (2025): $4,187 · -12.2% YoY. Source: county tax records.