8043 SW 21st Ct #8043 · Miramar, FL 33025

$209,900

2 bd · 2.0 ba · 1,084 sqft · SingleFamily · 149 Days on market

Built 1989 $265/mo HOA · 11% of rent

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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 +18.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• DSCR +5.8/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 Bedroom 2 Bath Home in Miramar with spacious open floorplan. Living room with Vaulted ceilings and wall to wall carpet leads to a Light filled kitchen with breakfast bar. Well appointed bedrooms with walk-in closets and ceramic tiled baths. Tiled Balcon y overlooking the garden and washer dryer in the unit!

Key facts

• $265 HOA
• 2 parking spots
• Built 1989

Property features AI

Finance

• Financial info: Pets allowed (maximum 20 lbs)
• HOA & community: Monthly association fee ($265); Community clubhouse

Exterior

• Parking: Assigned parking; 2 covered spaces; 2-space carport
• Security: Phone entry; Complex fenced
• Utilities: Electric heating and cooling
• Home design: 2-story property; Attached property; Entry on level 2
• Construction: Brick and block construction; Resale property
• Exterior features: Complex is fenced; Phone entry

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Unfurnished; Other interior features
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.3% in Miramar — 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 80/100 on livability (#111 in FL, #1,721 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A; Watch: commute D+, cost of living D+, amenities 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 soft (-0.9%/yr); 445 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 42% of the median local income ($69k/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 $1k of loan paydown is wiped out by about $6k 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 149 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $210k implies a 452% gain — meaningful room to come down on a strong offer.

Recommended offer $184,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.02%
• DSCR: 1.18
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $449,860
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1410 SW 85th Ave	0.64mi	2/2.0	1,077 (-1%)	4mo	$465,000	$432	66
2421 SW 84th Ave	0.37mi	2/2.0	1,052 (-3%)	19mo	$382,500	$364	62
8615 SW 15th St	0.69mi	3/2.0 (+1)	1,103 (+2%)	2mo	$509,000	$461	59
1721 SW 84th Ave	0.43mi	2/2.0	991 (-9%)	8mo	$449,000	$453	59
2340 Jamaica Dr	0.59mi	2/1.0	1,120 (+3%)	5mo	$410,000	$366	59
7937 Plantation Blvd	0.25mi	2/1.0	999 (-8%)	16mo	$415,000	$415	58
8642 SW 15th St	0.72mi	3/2.0 (+1)	1,103 (+2%)	6mo	$411,500	$373	54
8680 SW 16th St	0.70mi	3/2.0 (+1)	1,103 (+2%)	11mo	$493,000	$447	50
2618 Havana Dr	0.74mi	2/1.0	1,066 (-2%)	21mo	$360,000	$338	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.52×
• Total profit: $-28,357
• Equity at exit: $31,297

10-year hold

• IRR: -11.9%
• Equity multiple: 0.40×
• Total profit: $-35,141
• Equity at exit: $18,148

Cash invested: $58,772 (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 33025

• Rents YoY: -0.9%
• Active inventory: 445
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,421 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,148/yr
• Insurance: −$87
• HOA: −$265
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $197

Break-even live

Break-even rent $2,172

Max offer price $209,900

Occupancy floor 87%

Sensitivity live

Price	-10% $342	-5% $270	+0% $197	+5% $125	+10% $52
Rent	-10% $6	-5% $101	+0% $197	+5% $293	+10% $388
Rate	-1.0pp $303	-0.5pp $250	base $197	+0.5pp $143	+1.0pp $87

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8021 SW 21st Ct #8021 Miramar, FL	2.0	2.0	1000	$2,000	$2.00	23d	1	0.02mi
8059 SW 21st Ct #8059 Miramar, FL	2.0	2.0	1084	$2,200	$2.03	25d	1	0.02mi
2272 SW 81st Ave #2272 Miramar, FL	1.0	1.0	800	$1,850	$2.31	21d	1	0.02mi
2240 SW 81st Ave #2240 Miramar, FL	1.0	1.0	800	$1,900	$2.38	23d	1	0.02mi
2231 SW 80th Ter Unit 2231 Miramar, FL	2.0	2.0	1210	$2,300	$1.90	15d	1	0.02mi
2220 SW 81st Ave #2220 Miramar, FL	1.0	1.0	800	$1,850	$2.31	16d	1	0.03mi
7953 Panama St Miramar, FL	3.0	2.0	1304	$3,500	$2.68	6d	1	0.21mi
2261 Sherman Cir Miramar, FL	2.0–3.0	2.0	1044	$2,000	$1.92	25d	1	0.22mi
8209 SW 25th Ct Miramar, FL	3.0	2.5	1423	$2,695	$1.89	25d	1	0.23mi
2615 SW 81st Ter #2599 Miramar, FL	2.0	2.5	1233	$2,800	$2.27	25d	1	0.28mi
2615 SW 81st Ter #2617 Miramar, FL	3.0	2.5	1500	$3,100	$2.07	25d	1	0.28mi
2574 SW 82nd Ave #2574 Miramar, FL	3.0	2.0	1300	$2,700	$2.08	17d	1	0.28mi
2589 SW 82nd Ave #105 Miramar, FL	3.0	2.5	1423	$2,799	$1.97	8d	1	0.29mi
2675 SW 81st Ter #2683 Miramar, FL	3.0	2.5	1500	$3,000	$2.00	25d	1	0.31mi
2664 SW 81st Ter #2654 Miramar, FL	2.0	2.5	1233	$2,850	$2.31	25d	1	0.32mi
8246 SW 27th St #103 Miramar, FL	3.0	2.5	1306	$2,675	$2.05	8d	1	0.38mi
8246 SW 27th St #103 Miramar, FL	3.0	2.5	1306	$2,675	$2.05	25d	1	0.38mi
2779 SW 82nd Ave #105 Miramar, FL	3.0	2.5	1306	$2,700	$2.07	25d	1	0.39mi
2765 SW 81st Ter #2773 Miramar, FL	3.0	2.5	1500	$2,950	$1.97	8d	1	0.39mi
2844 SW 81st Ter #2840 Miramar, FL	3.0	2.5	1500	$3,000	$2.00	23d	1	0.40mi
2741 SW 83rd Ave #104 Miramar, FL	2.0	2.5	1056	$2,650	$2.51	25d	1	0.41mi
2732 SW 83rd Ave Miramar, FL	3.0	2.5	1306	$3,000	$2.30	25d	1	0.42mi
1710 SW 83rd Ter Miramar, FL	3.0	2.0	1029	$3,300	$3.21	8d	1	0.42mi
8215 SW 29th St Unit 104 Miramar, FL	2.0	2.5	1056	$1,300	$1.23	21d	1	0.43mi
2677 SW 83rd Ter #102 Miramar, FL	3.0	2.5	1450	$3,100	$2.14	25d	1	0.43mi
2796 SW 83rd Ave #102 Miramar, FL	3.0	2.5	1423	$2,790	$1.96	25d	1	0.45mi
8208 SW 29th St #101 Miramar, FL	3.0	2.5	1423	$2,800	$1.97	25d	1	0.45mi
8214 SW 29th St Miramar, FL	2.0	2.5	1056	$1,200	$1.14	25d	1	0.45mi
2764 SW 83rd Ter Unit 106 Miramar, FL	3.0	2.5	1306	$2,850	$2.18	25d	1	0.47mi
7809 Normandy St Miramar, FL	3.0	2.0	1330	$3,500	$2.63	21d	1	0.48mi
2830 SW 83rd Ter #101 Miramar, FL	3.0	2.5	1450	$3,050	$2.10	25d	1	0.49mi
8440 N Sherman Cir Miramar, FL	1.0–2.0	1.0–2.0	870	$2,195	$2.52	0d	20	0.49mi
7775 Panama St Miramar, FL	3.0	2.0	1330	$3,140	$2.36	25d	1	0.52mi
8375 SW 29th St #102 Miramar, FL	3.0	2.5	1450	$2,850	$1.97	0d	1	0.52mi
8375 SW 29th St Miramar, FL	3.0	2.5	1450	$2,850	$1.97	19d	1	0.52mi
2451 SW 85th Ter Unit 2451 Miramar, FL	2.0	2.0	1384	$3,150	$2.28	25d	1	0.52mi
8540 N Sherman Cir #504 Miramar, FL	1.0	1.0	800	$1,700	$2.12	25d	1	0.56mi
8540 N Sherman Cir #504 Miramar, FL	1.0	1.0	700	$1,700	$2.43	23d	1	0.56mi
8560 N Sherman Cir #404 Miramar, FL	1.0	1.0	700	$1,895	$2.71	23d	1	0.58mi
8560 N Sherman Cir #504 Miramar, FL	1.0	1.0	700	$1,725	$2.46	4d	1	0.58mi

HOA detail

• Monthly dues: $265 · $3,180/yr

Listing history 10 events

1. 2026-04-29
   status Pending
2. 2026-04-08
   price $209,900
3. 2026-03-14
   status Active
4. 2025-12-29
   status Pending
5. 2025-11-28
   price $219,900
6. 2025-09-17
   listed $229,900 Active
7. 2025-05-29
   historical $2,000
8. 2025-05-20
   price $2,000
9. 2024-12-21
   listed $2,200
10. 2010-08-06
    soldstatus $38,000 310-char remark

    Show marketing remark (310 chars)

    2 Bedroom 2 Bath Home in Miramar with spacious open floorplan. Living room with Vaulted ceilings and wall to wall carpet leads to a Light filled kitchen with breakfast bar. Well appointed bedrooms with walk-in closets and ceramic tiled baths. Tiled Balcon y overlooking the garden and washer dryer in the unit!

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

Taxation est. · year 1

• Rental income: $29,053
• − Mortgage interest: −$11,758
• − Property taxes: −$3,148
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,324
• − Management: −$2,324
• − HOA: −$3,180
• − Depreciation: −$6,106
• Taxable loss: −$837
• Est. tax savings @ 24.0%: +$201
• After-tax cash flow: $2,566/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 — Miramar

• Score: 80/100
• State rank: #111
• US rank: #1721

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miramar, FL
• County: Broward County · 1,963,430 people
• City population: 214,427
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 76,967
• Household income: $68,743
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 4834.0

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 0.64)
• Race & ethnicity: Black 44% Hispanic / Latino 39% Two or more races 18% White 11% Asian 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 11% Dominican 3% Salvadoran 1%
• Common ancestry: Hispanic 8% Italian 1%
• Foreign-born: 38% · Canada, Jamaica, Dominican Republic
• Languages at home: 54% English-only · Spanish 35% French/Haitian/Cajun 7% 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: ▼ -246.93%
• Current HPI: 416.2123
• Rent YoY: ▼ -0.92%
• 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

+452.4% since first listed

10 events — show timeline

• 2026-04-29 Pending — MARMLS
• 2026-04-08 Price Changed $209,900 MARMLS
• 2026-03-14 Relisted — MARMLS
• 2025-12-29 Pending — MARMLS
• 2025-11-28 Price Changed $219,900 MARMLS
• 2025-09-17 Listed $229,900 MARMLS
• 2025-05-29 Rental Removed $2,000 MARMLS
• 2025-05-20 Price Changed $2,000 MARMLS
• 2024-12-21 Listed for Rent $2,200 MARMLS
• 2010-08-06 Sold (MLS) $38,000 MARMLS