0 SW Washington · Washington Park, FL 33311

$75

2 bd · 2.0 ba · 1,267 sqft · Land · 81 Days on market

Built 2025 4,620 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special, in a market with limited inventory why not build your single family home on this empty lot that is already zoned residential. Seller is motivated! Drive and take a look and let's meet at closing.

Key facts

• 4,620 sq ft lot
• 2 parking spots
• Pool

Property features AI

Finance

• HOA & community: Community spa/hot tub amenity

Exterior

• Parking: Driveway parking; 2 open parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Entry on first floor; Faces northeast
• Construction: Built with other construction materials; Other roof
• Exterior features: Fenced yard; Above-ground heated private pool with spa; First-floor, handicap-accessible entry

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and solar); Central air conditioning
• Interior features: Furnished; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $75.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75).
• Recommended offer: $70 (6.7% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#164 in FL, #2,458 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, commute A-; Watch: amenities F, employment 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 rising (+2.8%/yr); 585 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2,445/mo this rent would consume 54% of the median local household income ($54k/yr) (locally 5068% 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 $0 of loan paydown is wiped out by about $2 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 + 2.8% rent growth), your $21 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($70) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

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 $70 (6.7% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 3259.95% ✓
• Cap rate: 30902.29%
• Cash-on-cash: 110342.86%
• DSCR: 4910.64
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5832.96×
• Total profit: $122,471
• Equity at exit: $11

10-year hold

• IRR: —
• Equity multiple: 12522.62×
• Total profit: $262,954
• Equity at exit: $6

Cash invested: $21 (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 33311

• Rents YoY: 2.8%
• Active inventory: 585

Monthly cashflow live

• Estimated rent: $2,445 high
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $1/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $1,931

Break-even live

Break-even rent $1

Max offer price $75

Occupancy floor 16%

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: $19
• Closing costs: $2
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2810 NW 8th Ct Fort Lauderdale, FL	3.0	2.0	1435	$2,850	$1.99	24d	1	0.13mi
2804 NW 7th Ct Unit 2804 Fort Lauderdale, FL	3.0	2.0	1381	$3,500	$2.53	20d	1	0.23mi
2804 NW 7th Ct Fort Lauderdale, FL	3.0	2.0	1381	$1,300	$0.94	24d	1	0.23mi
2900 NW 8th St Fort Lauderdale, FL	1.0	1.0	1300	$1,300	$1.00	18d	1	0.24mi
2850 NW 7th St Fort Lauderdale, FL	3.0	2.0	1169	$3,000	$2.57	24d	1	0.28mi
2862 NW 11th St Fort Lauderdale, FL	3.0	2.5	1800	$3,300	$1.83	24d	1	0.28mi
3025 NW 8th Rd Fort Lauderdale, FL	3.0	1.0	947	$2,520	$2.66	24d	1	0.30mi
2451 NW 8th Pl Unit 1 Fort Lauderdale, FL	2.0	1.0	1250	$1,525	$1.22	21d	1	0.34mi
2435 NW 8th Pl Unit 2 Fort Lauderdale, FL	2.0	1.0	1250	$1,500	$1.20	1d	1	0.35mi
2435 NW 8th Pl Unit 2 Fort Lauderdale, FL	2.0	1.0	1250	$1,500	$1.20	21d	1	0.35mi
2941 NW 11th Ct Fort Lauderdale, FL	3.0	1.0	968	$2,200	$2.27	24d	1	0.35mi
1123 NW 27th Ave Unit 1 Fort Lauderdale, FL	3.0	1.0	1617	$2,400	$1.48	7d	1	0.39mi
1123 NW 27th Ave Unit 1 Fort Lauderdale, FL	3.0	1.0	1617	$2,400	$1.48	24d	1	0.39mi
918 NW 24th Ave Fort Lauderdale, FL	3.0	1.0	1332	$2,300	$1.73	24d	1	0.43mi
2401 NW 7th St Fort Lauderdale, FL	3.0	2.0	1300	$3,600	$2.77	24d	1	0.45mi
1230 NW 29th Way Fort Lauderdale, FL	3.0	1.0	1275	$2,395	$1.88	24d	1	0.46mi
1070 NW 23rd Rd Fort Lauderdale, FL	3.0	1.0	1160	$2,800	$2.41	24d	1	0.54mi
720 NW 33rd Ter Unit 1 Fort Lauderdale, FL	1.0	1.0	1340	$1,280	$0.96	21d	1	0.58mi
720 NW 33rd Ter Lauderhill, FL	3.0	1.0	1340	$2,560	$1.91	21d	1	0.58mi
2845 NW 13th Ct Unit 1 Fort Lauderdale, FL	2.0	1.0	1250	$1,950	$1.56	20d	1	0.58mi
2856 NW 14th St #1 Fort Lauderdale, FL	3.0	2.0	1440	$2,800	$1.94	7d	1	0.60mi
2856 NW 14th St Unit 2 Fort Lauderdale, FL	2.0	1.0	1440	$2,100	$1.46	7d	1	0.60mi
2201 NW 6th Ct Unit 2201 Fort Lauderdale, FL	1.0	1.0	1176	$1,100	$0.94	7d	1	0.60mi
2201 NW 6th Ct Unit 2201 Fort Lauderdale, FL	1.0	1.0	1176	$1,100	$0.94	21d	1	0.60mi
1040 NW 23rd Ter Fort Lauderdale, FL	3.0	1.0	900	$2,550	$2.83	24d	1	0.61mi
2835 NW 14th St Unit 1 Fort Lauderdale, FL	3.0	2.0	1630	$2,990	$1.83	24d	1	0.63mi
1121 NW 23rd Ter Fort Lauderdale, FL	3.0	2.0	1364	$2,646	$1.94	5d	1	0.67mi
2620 NW 14th Ct Unit 2620 Fort Lauderdale, FL	3.0	2.0	1080	$2,900	$2.69	2d	1	0.70mi
2780 NW 15th St Fort Lauderdale, FL	3.0	2.5	1622	$3,200	$1.97	24d	1	0.70mi
204 NW 28th Ave Unit 1 Fort Lauderdale, FL	2.0	1.0	1236	$1,850	$1.50	2d	1	0.72mi
2360 NW 14th St Fort Lauderdale, FL	3.0	2.0	1489	$3,200	$2.15	24d	1	0.75mi
280 NW 31st Ave Fort Lauderdale, FL	3.0	2.0	884	$2,700	$3.05	17d	1	0.75mi
2791 NW 15th Ct Unit B Fort Lauderdale, FL	3.0	2.0	1020	$2,450	$2.40	24d	1	0.78mi
891 NW 34th Way Lauderhill, FL	3.0	2.0	1283	$2,950	$2.30	24d	1	0.78mi
1436 NW 24th Ter Fort Lauderdale, FL	3.0	1.0	992	$2,500	$2.52	24d	1	0.79mi
10 NW 28th Way Fort Lauderdale, FL	3.0	1.0	1232	$1,950	$1.58	3d	1	0.82mi
1564 NW 31st Way Lauderhill, FL	3.0	2.0	1126	$2,400	$2.13	24d	1	0.93mi
3440 NW 4th St Lauderhill, FL	3.0	2.0	1525	$2,900	$1.90	24d	1	0.95mi
1370 NW 34th Way #1370 Lauderhill, FL	3.0	2.0	1360	$2,650	$1.95	20d	1	0.96mi
600 NW 18th Ave Unit E Fort Lauderdale, FL	2.0	2.0	1100	$2,400	$2.18	24d	1	0.98mi

Listing history 10 events

1. 2026-05-31
   days on market $75 Active 81 DOM
2. 2025-02-03
   listed $75 Active
3. 2021-10-14
   soldstatus $41,000 Closed 213-char remark

   Show marketing remark (213 chars)

   Investor special, in a market with limited inventory why not build your single family home on this empty lot that is already zoned residential. Seller is motivated! Drive and take a look and let's meet at closing.

4. 2021-10-14
   soldstatus $41,000

   Show marketing remark (213 chars)

   Investor special, in a market with limited inventory why not build your single family home on this empty lot that is already zoned residential. Seller is motivated! Drive and take a look and let's meet at closing.

5. 2021-09-27
   status Pending 213-char remark

   Show marketing remark (213 chars)

   Investor special, in a market with limited inventory why not build your single family home on this empty lot that is already zoned residential. Seller is motivated! Drive and take a look and let's meet at closing.

6. 2021-07-05
   status Active 213-char remark

   Show marketing remark (213 chars)

   Investor special, in a market with limited inventory why not build your single family home on this empty lot that is already zoned residential. Seller is motivated! Drive and take a look and let's meet at closing.

7. 2021-06-04
   status Pending 213-char remark

   Show marketing remark (213 chars)

   Investor special, in a market with limited inventory why not build your single family home on this empty lot that is already zoned residential. Seller is motivated! Drive and take a look and let's meet at closing.

8. 2021-04-02
   listed $50,000 Active 213-char remark

   Show marketing remark (213 chars)

   Investor special, in a market with limited inventory why not build your single family home on this empty lot that is already zoned residential. Seller is motivated! Drive and take a look and let's meet at closing.

9. 2005-04-26
   soldstatus $37,000
10. 2000-11-08
    soldstatus $5,000

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 21% 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: $29,340
• − Mortgage interest: −$4
• − Property taxes: −$1
• − Insurance: −$0
• − Repairs & maintenance: −$2,347
• − Management: −$2,347
• − Depreciation: −$2
• Taxable income: $24,637
• Est. tax owed @ 24.0%: −$5,913
• After-tax cash flow: $17,259/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 — Washington Park

• Score: 78/100
• State rank: #164
• US rank: #2458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington Park, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 74,898
• Household income: $53,973
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 5068.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Two or more races 9% White 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 0%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 78% English-only · French/Haitian/Cajun 14% Spanish 6% 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: ▼ -300.68%
• Current HPI: 535.2504
• Rent YoY: ▲ 2.78%
• 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

+720.0% since first listed

9 events — show timeline

• 2025-02-03 Listed $75 Beaches MLS
• 2021-10-14 Sold (Public Records) $41,000 Public Records
• 2021-10-14 Sold (MLS) $41,000 MARMLS
• 2021-09-27 Pending — MARMLS
• 2021-07-05 Relisted — MARMLS
• 2021-06-04 Pending — MARMLS
• 2021-04-02 Listed $50,000 MARMLS
• 2005-04-26 Sold (Public Records) $37,000 Public Records
• 2000-11-08 Sold (Public Records) $5,000 Public Records

Property tax history

+16.8%/yr

Latest (2025): $1,805 · +338.0% YoY. Source: county tax records.