4809 SW 25th St · West Park, FL 33023

$614,000

6 bd · 3.0 ba · 1,855 sqft · SingleFamily public records · 360 Days on market

Built 1985 7,153 sqft lot

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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).

• Cash flow +12.6/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment property or rental. located in a great area. Near shopping centers and more. Very spacious. Selling AS-IS CASH ONLY. needs a little TLC. Tenant Occupied. Please refer to the broker remarks for further instructions.

Key facts

• 7,153 sq ft lot
• Parking
• Built 1985

Property features AI

Exterior

• Parking: Carport (1 space); Driveway parking; Guest parking
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces southwest
• Construction: Block construction; Shingle roof; Effective year built listed
• Exterior features: No notable exterior features listed

Interior

• Kitchen: Dishwasher
• Bedrooms: Bedroom on main level
• Flooring: Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Attic
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $614k.

Deal economics

• At list price, monthly cash flow is $-77 ($-929/yr) — negative.
• To cash-flow at today's rent, offer at most $600k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $545k (11.2% below list).
• Recommended offer: $540k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#280 in FL, #4,501 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment D+, 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 flat; 286 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $5,454/mo this rent would consume 88% of the median local household income ($75k/yr) (locally 2567% 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 $4k of loan paydown is wiped out by about $18k 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 360 days — a 12% lower offer ($540k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $479k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $540,320 (12.0% 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 360 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
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: 0.89% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.34% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.31×
• Total profit: $-118,474
• Equity at exit: $91,549

10-year hold

• IRR: -20.9%
• Equity multiple: 0.05×
• Total profit: $-164,146
• Equity at exit: $53,087

Cash invested: $171,920 (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 33023

• Rents YoY: 0.3%
• Active inventory: 286
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $5,454 medium
• Mortgage (P&I): −$3,220
• Tax from tax record: −$910 /mo · $10,925/yr
• Insurance: −$256
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,145
• Net cashflow: $-77

Break-even live

Break-even rent $5,552

Max offer price $600,327

Occupancy floor 96%

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: $153,500
• Closing costs: $18,420
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4426 Greenway Dr Hollywood, FL	5.0	3.0	2501	$9,900	$3.96	17d	1	0.73mi
4400 SW 36th St West Park, FL	5.0	3.0	1508	$4,200	$2.79	17d	1	0.78mi
3825 SW 33rd St West Park, FL	5.0	2.0	2061	$4,000	$1.94	24d	1	0.93mi

Listing history 24 events

1. 2026-06-18
   days on market $614,000 Active 360 DOM
2. 2026-06-17
   days on market $614,000 Active 359 DOM
3. 2026-06-16
   days on market $614,000 Active 358 DOM
4. 2026-06-15
   days on market $614,000 Active 357 DOM
5. 2026-06-13
   days on market $614,000 Active 355 DOM
6. 2026-06-09
   days on market $614,000 Active 351 DOM
7. 2026-06-07
   days on market $614,000 Active 349 DOM
8. 2026-06-04
   days on market $614,000 Active 346 DOM
9. 2026-06-03
   days on market $614,000 Active 345 DOM
10. 2026-06-02
    days on market $614,000 Active 344 DOM
11. 2026-06-01
    days on market $614,000 Active 343 DOM
12. 2026-05-31
    days on market $614,000 Active 342 DOM
13. 2025-09-24
    price $614,000
14. 2025-08-27
    price $615,000
15. 2025-06-23
    listed $630,000 Active
16. 2024-10-25
    soldstatus $479,000
17. 2016-10-31
    historical
18. 2016-05-22
    price $275,000
19. 2016-05-04
    listed $299,000 Active
20. 2016-04-29
    historical
21. 2015-08-11
    price $300,000
22. 2015-02-08
    listed $245,000 Active
23. 2012-05-30
    soldstatus $90,000
24. 1998-07-27
    soldstatus $72,500

ⓘ 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: $10,925 · $910/mo
• Projected year-2 tax: $10,925 · $910/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 (unshaded) · 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $65,449
• − Mortgage interest: −$34,394
• − Property taxes: −$10,925
• − Insurance: −$3,070
• − Repairs & maintenance: −$5,236
• − Management: −$5,236
• − Depreciation: −$17,862
• Taxable loss: −$11,273
• Est. tax savings @ 24.0%: +$2,706
• After-tax cash flow: $1,777/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 — West Park

• Score: 74/100
• State rank: #280
• US rank: #4501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Park, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 72,344
• Household income: $74,709
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 2567.0

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 0.60)
• Race & ethnicity: Black 51% Hispanic / Latino 37% Two or more races 19% White 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 9% Dominican 6%
• Common ancestry: Hispanic 14%
• Foreign-born: 44% · Canada, Jamaica, Dominican Republic
• Languages at home: 50% English-only · Spanish 32% French/Haitian/Cajun 13% 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: ▼ -442.33%
• Current HPI: 534.7664
• Rent YoY: ▲ 0.34%
• 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

+746.9% since first listed

12 events — show timeline

• 2025-09-24 Price Changed $614,000 MARMLS
• 2025-08-27 Price Changed $615,000 MARMLS
• 2025-06-23 Listed $630,000 MARMLS
• 2024-10-25 Sold (Public Records) $479,000 Public Records
• 2016-10-31 Listing Removed — MARMLS
• 2016-05-22 Price Changed $275,000 MARMLS
• 2016-05-04 Listed $299,000 MARMLS
• 2016-04-29 Listing Removed — MARMLS
• 2015-08-11 Price Changed $300,000 MARMLS
• 2015-02-08 Listed $245,000 MARMLS
• 2012-05-30 Sold (Public Records) $90,000 Public Records
• 1998-07-27 Sold (Public Records) $72,500 Public Records

Property tax history

+13.3%/yr

Latest (2025): $10,925 · +55.8% YoY. Source: county tax records.