711 N Pine Island Rd #204 · Plantation, FL 33324

$178,000

1 bd · 2.0 ba · 764 sqft · Condo public records · 17 Days on market

Built 1985 $419/mo HOA · 21% 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).

• Cash flow +9.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +2.8/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• $419 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets not allowed; 192 units in the community
• HOA & community: Association with monthly fee (includes grounds and structure maintenance, common areas, elevator, roof repairs); Community amenities: Elevator(s), Fitness Center, Laundry, Playground, Pool, Tennis Court(s), Maintained community, Sidewalks; HOA fee approximately $419 per month

Exterior

• Parking: Guest parking; Open parking; Permit required; Total of 1 parking space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Water available
• Home design: Condominium; One level (entry level: 1); South-facing; Resale unit; 4 total stories in building
• Construction: CBS construction; Tile roof; 764 sq. ft. living area
• Exterior features: No other structures; Not waterfront; Public maintained road

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Attic fan; Ceiling fan(s)
• Interior features: Walk-in closet(s); Blinds
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $178k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (11.0% below list).
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $158k (11.0% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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.
• Zoned schools: Peters Elementary School (math 31% / reading 43%, grade F, #1,609 of 2,144 statewide, top 77%, 623 students, 74% FRL); Plantation Middle School (math 20% / reading 39%, grade F, #469 of 571 statewide, top 84%, 572 students, 72% FRL); Plantation High School (math 14% / reading 36%, grade F, #501 of 667 statewide, top 75%, 1,818 students, 68% FRL) — zoned schools average 71% FRL vs 51% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 48% district-wide (-17 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.2%/yr); 398 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 17 days — a 2% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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 $116k; list at $178k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $158,473 (11.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 1.14% ✓
• Cap rate: 5.55%
• Cash-on-cash: -2.66%
• DSCR: 0.88
• GRM: 7.3

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: -23.3%
• Equity multiple: 0.22×
• Total profit: $-39,097
• Equity at exit: $26,540

10-year hold

• IRR: -25.9%
• Equity multiple: -0.12×
• Total profit: $-55,803
• Equity at exit: $15,390

Cash invested: $49,840 (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: 398
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,021 high
• Mortgage (P&I): −$933
• Tax from tax record: −$281 /mo · $3,368/yr
• Insurance: −$74
• HOA: −$419
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-111

Break-even live

Break-even rent $2,161

Max offer price $158,473

Occupancy floor —

Sensitivity live

Price	-10% $-10	-5% $-60	+0% $-111	+5% $-161	+10% $-211
Rent	-10% $-270	-5% $-190	+0% $-111	+5% $-31	+10% $49
Rate	-1.0pp $-21	-0.5pp $-65	base $-111	+0.5pp $-157	+1.0pp $-204

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 N Pine Island Rd #105 Plantation, FL	1.0	1.5	764	$1,650	$2.16	18d	1	0.03mi
711 N Pine Island Rd Plantation, FL	1.0–2.0	1.0–2.0	910	$1,675	$1.84	8d	4	0.03mi
711 N Pine Island Rd Plantation, FL	1.0–2.0	1.0–2.0	910	$1,700	$1.87	3d	5	0.03mi
721 N Pine Island Rd Plantation, FL	1.0–2.0	1.5–2.0	912	$1,700	$1.86	15d	3	0.07mi
721 N Pine Island Rd Plantation, FL	2.0	2.0	1058	$1,925	$1.82	18d	2	0.07mi
721 N Pine Island Rd Plantation, FL	1.0–2.0	1.5–2.0	912	$1,700	$1.86	8d	3	0.07mi
771 N Pine Island Rd #211 Plantation, FL	1.0	1.0	687	$1,700	$2.47	25d	1	0.07mi
721 N Pine Island Rd #103 Plantation, FL	2.0	2.0	1057	$2,100	$1.99	25d	1	0.09mi
751 N Pine Island Rd Plantation, FL	1.0–3.0	1.0–2.0	1003	$2,000	$1.99	25d	2	0.11mi
731 N Pine Island Rd #401 Plantation, FL	2.0	2.0	1057	$2,300	$2.18	16d	1	0.13mi
791 N Pine Island Rd Plantation, FL	2.0–3.0	2.0	1196	$2,000	$1.67	6d	2	0.13mi
731 N Pine Island Rd Plantation, FL	1.0–2.0	1.5–2.0	910	$1,675	$1.84	8d	3	0.14mi
731 N Pine Island Rd Plantation, FL	1.0–2.0	1.5–2.0	910	$1,700	$1.87	5d	2	0.14mi
461 NW 87th Rd Plantation, FL	1.0–2.0	1.0–2.0	951	$1,970	$2.07	3d	8	0.17mi
8500 Cleary Blvd Plantation, FL	1.0–3.0	1.0–2.0	1045	$2,293	$2.19	3d	18	0.19mi
601 NW 82nd Ave Plantation, FL	1.0–2.0	1.0–2.5	1073	$2,281	$2.12	3d	10	0.24mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$2,200	$1.96	2d	5	0.24mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1137	$2,200	$1.93	11d	7	0.24mi
510 NW 84th Ave Plantation, FL	2.0–3.0	2.0	1303	$2,800	$2.15	16d	5	0.24mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$2,100	$1.87	17d	6	0.24mi
8760 NW 4th St Plantation, FL	1.0	1.0	774	$2,250	$2.91	3d	11	0.25mi
651 NW 82nd Ave Plantation, FL	1.0	1.0	919	$2,684	$2.92	22d	1	0.26mi
8300 Cleary Blvd Plantation, FL	1.0	1.0	760	$2,566	$3.38	21d	1	0.28mi
8300 Cleary Blvd Plantation, FL	1.0	1.0	760	$2,483	$3.27	3d	1	0.28mi
8300 Cleary Blvd Plantation, FL	2.0	2.0	1099	$3,032	$2.76	19d	1	0.28mi
832 NW 86th Ave Plantation, FL	1.0	1.0	976	$2,141	$2.19	13d	1	0.31mi
301 N Pine Island Rd #156 Plantation, FL	2.0	1.5	1010	$1,950	$1.93	25d	1	0.33mi
9000 NW 9th St Plantation, FL	1.0	1.0	800	$2,287	$2.86	21d	1	0.40mi
333 N University Dr Plantation, FL	3.0	1.0–2.0	1065	$2,944	$2.76	3d	15	0.47mi
729 NW 92nd Ave Plantation, FL	2.0	2.0	1097	$2,300	$2.10	25d	1	0.54mi
708 NW 92nd Ave Plantation, FL	1.0	1.0	805	$1,850	$2.30	8d	1	0.54mi
704 NW 92nd Ave #704 Plantation, FL	2.0	2.0	1097	$2,350	$2.14	2d	1	0.54mi
704 NW 92nd Ave Plantation, FL	2.0	2.0	1097	$2,400	$2.19	25d	1	0.54mi
705 NW 91st Ter Plantation, FL	2.0	2.0	1097	$2,400	$2.19	11d	1	0.55mi
759 NW 92nd Ave #759 Plantation, FL	1.0	1.0	805	$1,900	$2.36	8d	1	0.55mi
759 NW 92nd Ave #759 Plantation, FL	1.0	1.0	805	$1,900	$2.36	11d	1	0.55mi
150 SW 91st Ave Plantation, FL	1.0–3.0	1.0–2.0	962	$1,893	$1.97	2d	19	0.57mi
2641 N Flamingo Rd Plantation, FL	2.0	2.0	1102	$3,175	$2.88	17d	4	0.57mi
2641 N Flamingo Rd Plantation, FL	2.0	2.0	1102	$2,997	$2.72	2d	3	0.57mi
1 S Pine Island Rd Plantation, FL	2.0	1.0–2.0	922	$2,238	$2.43	2d	13	0.60mi

HOA detail condo

• Monthly dues: $419 · $5,028/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-18
   days on market $178,000 Active 17 DOM
2. 2026-06-17
   days on market $178,000 Active 16 DOM
3. 2026-06-16
   days on market $178,000 Active 15 DOM
4. 2026-06-15
   days on market $178,000 Active 14 DOM
5. 2026-06-13
   days on market $178,000 Active 12 DOM
6. 2026-06-09
   days on market $178,000 Active 8 DOM
7. 2026-06-08
   days on market $178,000 Active 7 DOM
8. 2026-06-07
   days on market $178,000 Active 6 DOM
9. 2026-06-04
   days on market $178,000 Active 3 DOM
10. 2026-06-03
    days on market $178,000 Active 2 DOM
11. 2026-06-02
    listed $178,000 Active 1 DOM

ⓘ 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: $3,368 · $281/mo
• Projected year-2 tax: $3,368 · $281/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,254
• − Mortgage interest: −$9,971
• − Property taxes: −$3,368
• − Insurance: −$890
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − HOA: −$5,028
• − Depreciation: −$5,178
• Taxable loss: −$4,061
• Est. tax savings @ 24.0%: +$975
• After-tax cash flow: $-352/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

+18.7% since first listed

13 events — show timeline

• 2026-06-01 Listed $178,000 Beaches MLS
• 2026-05-28 Listed for Rent $1,750 RMLSFL
• 2024-12-23 Rental Removed $1,750 RENTSPREE
• 2024-11-13 Listed for Rent $1,750 RENTSPREE
• 2024-11-06 Rental Removed $1,750 RENTSPREE
• 2024-08-18 Listed for Rent $1,750 RENTSPREE
• 2024-07-20 Rental Removed $1,750 RENTSPREE
• 2024-07-03 Rental Removed $1,750 MARMLS
• 2024-06-15 Price Changed $1,750 MARMLS
• 2024-05-29 Listed for Rent $2,100 RENTSPREE
• 2024-05-29 Listed for Rent $2,100 MARMLS
• 2018-07-31 Sold (Public Records) $116,500 Public Records
• 2005-06-06 Sold (Public Records) $150,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $3,368 · -0.0% YoY. Source: county tax records.