182 Lakeview Dr · Weston, FL 33326

$240,000

2 bd · 2.0 ba · 1,231 sqft · SingleFamily · 40 Days on market

Built 1979 Good condition

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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).

• Cash flow +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Price reduced / Move-In Ready 2/2 Condo in Weston Spacious 2-bedroom, 2-bathroom Situated on the second floor of a quiet two-story building, this unit offers privacy, comfort, and convenience. Features include CBS construction, central A/C and heat, and ceiling fans throughout, plus a bright interior with plenty of natural light. The layout is functional and well-maintained ready for immediate move-in. ?? Assigned parking space directly in front of the unit ?? Well-kept community with amenities ?? Quiet residential setting Community requires membership to the Bonaventure Golf Club ($470/year), providing access to additional recreational facilities. Located in the desirable city of Weston, c

Key facts

• Central a/c and heat
• Ceiling fans
• Natural light

Tags

• CBS CONSTRUCTION
• CENTRAL A/C AND HEAT
• CEILING FANS
• BRIGHT INTERIOR
• NATURAL LIGHT
• ASSIGNED PARKING SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.2% 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.

Location & tenants

• 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: Eagle Point Elementary School (math 77% / reading 82%, grade A, #116 of 2,144 statewide, top 6%, 1,183 students, 35% FRL); Tequesta Trace Middle School (math 62% / reading 67%, grade A-, #100 of 571 statewide, top 18%, 1,462 students, 34% FRL); Western High School (math 43% / reading 60%, grade D+, #167 of 667 statewide, top 25%, 3,566 students, 43% FRL).
• Zoned-school proficiency averages 65% at this address vs 48% district-wide (+18 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 soft (-1.2%/yr); 273 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 40 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.07% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.66×
• Total profit: $-22,754
• Equity at exit: $35,785

10-year hold

• IRR: -4.8%
• Equity multiple: 0.73×
• Total profit: $-18,330
• Equity at exit: $20,751

Cash invested: $67,200 (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 33326

• Home prices YoY: -22.0%
• Rents YoY: -1.2%
• Active inventory: 273
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,569 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $371

Break-even live

Break-even rent $2,099

Max offer price $240,000

Occupancy floor 81%

Sensitivity live

Price	-10% $537	-5% $454	+0% $371	+5% $288	+10% $205
Rent	-10% $168	-5% $269	+0% $371	+5% $472	+10% $574
Rate	-1.0pp $492	-0.5pp $432	base $371	+0.5pp $309	+1.0pp $245

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Lakeview Dr Weston, FL	2.0	2.0	1106	$2,550	$2.31	4d	2	0.04mi
200 Lakeview Dr Weston, FL	1.0–2.0	1.0–2.0	959	$2,650	$2.76	26d	2	0.04mi
200 Lakeview Dr #211 Weston, FL	2.0	2.0	1106	$2,650	$2.40	19d	1	0.05mi
210 Lakeview Dr #306 Weston, FL	2.0	2.0	1106	$2,300	$2.08	26d	1	0.06mi
220 Lakeview Dr #203 Weston, FL	2.0	2.0	956	$2,200	$2.30	12d	1	0.08mi
220 Lakeview Dr Weston, FL	1.0–2.0	1.5–2.0	850	$2,200	$2.59	17d	2	0.08mi
183 Lakeview Dr #102 Weston, FL	2.0	2.0	946	$2,200	$2.33	26d	1	0.09mi
183 Lakeview Dr #103 Weston, FL	2.0	2.0	946	$2,300	$2.43	12d	1	0.09mi
183 Lakeview Dr #103 Weston, FL	2.0	2.0	946	$2,300	$2.43	7d	1	0.09mi
230 Lakeview Dr #307 Weston, FL	2.0	2.0	1106	$2,800	$2.53	0d	1	0.11mi
193 Lakeview Dr #205 Weston, FL	2.0	2.0	1256	$2,400	$1.91	6d	1	0.11mi
230 Lakeview Dr Weston, FL	2.0	2.0	1106	$2,675	$2.42	9d	2	0.11mi
205 Lakeview Dr #202 Weston, FL	2.0	2.0	1225	$2,400	$1.96	3d	1	0.12mi
201 Lakeview Dr #204 Weston, FL	2.0	2.0	1256	$2,400	$1.91	4d	1	0.13mi
201 Lakeview Dr #204 Weston, FL	2.0	2.0	1256	$2,400	$1.91	26d	1	0.13mi
213 Lakeview Dr #201 Weston, FL	2.0	2.0	1231	$2,450	$1.99	26d	1	0.13mi
155 Lakeview Dr #101 Weston, FL	3.0	2.0	1228	$2,850	$2.32	26d	1	0.14mi
155 Lakeview Dr #101 Weston, FL	3.0	2.0	1228	$3,000	$2.44	4d	1	0.14mi
240 Lakeview Dr #212 Weston, FL	2.0	2.0	1106	$2,300	$2.08	6d	1	0.14mi
240 Lakeview Dr Weston, FL	2.0	2.0	1106	$2,175	$1.97	15d	2	0.15mi
100 Lakeview Dr Weston, FL	1.0–2.0	1.5–2.0	975	$2,400	$2.46	13d	2	0.15mi
100 Lakeview Dr Weston, FL	1.0–2.0	1.5–2.0	975	$2,400	$2.46	0d	2	0.15mi
231 Lakeview Dr #204 Weston, FL	2.0	2.0	1231	$2,375	$1.93	4d	1	0.16mi
231 Lakeview Dr #204 Weston, FL	2.0	2.0	1231	$2,400	$1.95	26d	1	0.16mi
303 Racquet Club Rd #206 Weston, FL	2.0	2.0	1106	$2,000	$1.81	26d	1	0.19mi
191 Lakeview Dr #102 Weston, FL	2.0	2.0	946	$2,200	$2.33	4d	1	0.20mi
191 Lakeview Dr #102 Weston, FL	2.0	2.0	946	$2,200	$2.33	23d	1	0.20mi
301 Racquet Club Rd #305 Weston, FL	1.0	1.5	845	$2,200	$2.60	22d	1	0.20mi
309 Lakeview Dr #204 Weston, FL	2.0	2.0	1231	$2,425	$1.97	19d	1	0.23mi
321 Lakeview Dr #105 Weston, FL	2.0	2.0	1256	$2,500	$1.99	22d	1	0.27mi
331 Lakeview Dr #201 Weston, FL	2.0	2.0	1231	$2,600	$2.11	0d	1	0.30mi
330 Racquet Club Rd Weston, FL	2.0	2.0	1220	$2,400	$1.97	26d	1	0.30mi
114 Danielle Ct Weston, FL	3.0	2.5	1479	$4,200	$2.84	26d	1	0.33mi
286 Racquet Club Rd #204 Weston, FL	2.0	2.0	1220	$2,400	$1.97	21d	1	0.34mi
310 Racquet Club Rd #103 Weston, FL	2.0	2.0	1220	$2,450	$2.01	0d	1	0.34mi
310 Racquet Club Rd #204 Weston, FL	2.0	2.0	1220	$2,450	$2.01	26d	1	0.34mi
310 Racquet Club Rd #103 Weston, FL	2.0	2.0	1220	$2,450	$2.01	3d	1	0.34mi
390 Racquet Club Rd #204 Weston, FL	3.0	2.0	1220	$2,900	$2.38	19d	1	0.34mi
357 Lakeview Dr #201 Weston, FL	2.0	2.0	1231	$2,400	$1.95	26d	1	0.35mi
359 Lakeview Dr #102 Weston, FL	2.0	2.0	1256	$2,300	$1.83	0d	1	0.36mi

Listing history 14 events

1. 2026-06-21
   days on market $240,000 Active 40 DOM
2. 2026-06-18
   days on market $240,000 Active 37 DOM
3. 2026-06-17
   days on market $240,000 Active 36 DOM
4. 2026-06-16
   days on market $240,000 Active 35 DOM
5. 2026-06-15
   days on market $240,000 Active 34 DOM
6. 2026-06-13
   days on market $240,000 Active 32 DOM
7. 2026-06-09
   days on market $240,000 Active 28 DOM
8. 2026-06-07
   days on market $240,000 Active 26 DOM
9. 2026-06-04
   days on market $240,000 Active 23 DOM
10. 2026-06-03
    days on market $240,000 Active 22 DOM
11. 2026-06-02
    days on market $240,000 Active 21 DOM
12. 2026-06-01
    days on market $240,000 Active 20 DOM
13. 2026-05-31
    days on market $240,000 Active 19 DOM
14. 2026-05-12
    listed $240,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $30,828
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,466
• − Management: −$2,466
• − Depreciation: −$6,982
• Taxable income: $670
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $4,291/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This move-in ready 2-bedroom, 2-bathroom condo in Weston is in good condition with a good ROI potential for both resale and rental.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and resale value
• Both Replace countertops — Improves aesthetics and functionality
• Both Install new flooring — Enhances overall look and increases value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Enhances curb appeal and resale value ↑
• Both Replace countertops — Improves aesthetics and functionality ↑
• Both Install new flooring — Enhances overall look and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Weston

• Score: 67/100
• State rank: #546
• US rank: #10241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weston, FL
• County: Broward County · 1,963,430 people
• City population: 68,003
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 33,880
• Household income: $117,373
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 809.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 56% Two or more races 38% White 34% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 7% Dominican 2% Salvadoran 2%
• Common ancestry: Scotch-Irish 3% Romanian 2% Lithuanian 1%
• Foreign-born: 47% · Canada, Jamaica, Dominican Republic
• Languages at home: 40% English-only · Spanish 52% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -113.60%
• Current HPI: 402.5655
• Rent YoY: ▼ -1.17%
• 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

1 event — show timeline

• 2026-05-12 Listed $240,000 FSBO.com