6701 Cypress Rd #109 · Plantation, FL 33317

$94,000

1 bd · 1.0 ba · 932 sqft · Condo public records · 38 Days on market

Built 1968 $549/mo HOA · 29% of rent

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Why this score? — see what drove the B- 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 +26.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Large one-bedroom, 1 1/2 bath in a 55+ community. Enclosed oversized balcony facing the garden/pool area. New laminate floors, freshly painted. Extra space storage room. The building is conveniently located near shopping and dining. Community amenities include a heated pool, billiard room, and recreational spaces.

Key facts

• Garden pool area
• Community amenities
• Billiard room

Tags

• ENCLOSED OVERSIZED BALCONY
• GARDEN POOL AREA
• EXTRA SPACE STORAGE ROOM
• COMMUNITY AMENITIES
• HEATED POOL
• BILLIARD ROOM

Property features AI

Finance

• Other: Heated pool
• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $549; HOA covers trash and water; Community amenities include clubhouse, elevators, laundry facilities, library, and pool; Senior community

Exterior

• Parking: One assigned parking space
• Utilities: Cable not available; Electric water heater
• Home design: Attached property; 4-story building; First-floor entry
• Construction: Block construction
• Exterior features: Balcony; Glass-enclosed balcony; Screened porch

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Bedroom on main level
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Accessible elevator installed; Bedroom on main level; First floor entry
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $94k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $91k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); Nova Middle School (math 44% / reading 53%, grade C-, #274 of 571 statewide, top 50%, 1,284 students, 68% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 66% FRL vs 51% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 217 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 $650 of loan paydown is wiped out by about $3k 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 $26k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $94k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 3→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,180 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.01% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.91%
• DSCR: 1.49
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.8% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $26
• Equity at exit: $14,016

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $19,720
• Equity at exit: $8,127

Cash invested: $26,320 (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 33317

• Rents YoY: 2.8%
• Active inventory: 217
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,893 high
• Mortgage (P&I): −$493
• Tax from tax record: −$175 /mo · $2,105/yr
• Insurance: −$39
• HOA: −$549
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $239

Break-even live

Break-even rent $1,591

Max offer price $94,000

Occupancy floor 82%

Sensitivity live

Price	-10% $292	-5% $266	+0% $239	+5% $213	+10% $186
Rent	-10% $90	-5% $164	+0% $239	+5% $314	+10% $389
Rate	-1.0pp $287	-0.5pp $263	base $239	+0.5pp $215	+1.0pp $190

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 NW 68th Ave Plantation, FL	1.0–2.0	1.0–2.0	1100	$1,600	$1.45	22d	2	0.02mi
6851 Cypress Rd Plantation, FL	1.0	1.0	749	$1,650	$2.20	5d	1	0.10mi
6851 Cypress Rd #16 Plantation, FL	1.0	1.0	749	$1,650	$2.20	23d	1	0.10mi
406 NW 68th Ave Plantation, FL	1.0–2.0	1.5–2.0	1100	$1,650	$1.50	25d	3	0.10mi
406 NW 68th Ave Plantation, FL	1.0	1.5	940	$1,625	$1.73	0d	2	0.10mi
404 NW 68th Ave Plantation, FL	1.0–2.0	1.5–2.0	1100	$1,800	$1.64	0d	2	0.11mi
6800 Cypress Rd #411 Plantation, FL	2.0	2.0	834	$1,900	$2.28	0d	1	0.17mi
6800 Cypress Rd #305 Plantation, FL	1.0	1.5	708	$1,699	$2.40	25d	1	0.17mi
6901 Cypress Rd Unit B17 Plantation, FL	1.0	1.5	900	$2,150	$2.39	11d	1	0.17mi
6901 Cypress Rd Unit B17 Plantation, FL	1.0	1.5	900	$2,200	$2.44	25d	1	0.17mi
6500 Cypress Rd Plantation, FL	1.0	1.0–1.5	700	$1,750	$2.50	20d	2	0.17mi
7200 NW 1st St #103 Plantation, FL	2.0	2.0	979	$2,300	$2.35	15d	1	0.54mi
7200 NW 1st St #103 Plantation, FL	2.0	2.0	979	$2,300	$2.35	9d	1	0.54mi
7350 NW 4th St Plantation, FL	2.0–3.0	2.0	1256	$2,282	$1.82	0d	9	0.61mi
7616 NW 5th St Plantation, FL	1.0–2.0	1.0–2.0	850	$1,860	$2.19	0d	27	0.91mi
6121 NW 11th St Sunrise, FL	2.0	1.0	800	$1,500	$1.88	25d	1	0.95mi
6290 NW 14th St Unit 6290 Sunrise, FL	2.0	1.0	900	$2,350	$2.61	25d	1	1.09mi
1225 NW 58th Ave Unit 1225 Lauderhill, FL	2.0	1.0	1019	$2,700	$2.65	0d	1	1.17mi
5495 NW 10th Ct #104 Plantation, FL	1.0	1.0	790	$1,550	$1.96	25d	1	1.19mi
5480 NW 11th St Lauderhill, FL	1.0	1.0	675	$1,570	$2.33	6d	2	1.23mi
5480 NW 11th St Lauderhill, FL	1.0	1.0	675	$1,570	$2.33	22d	2	1.23mi
5480 NW 11th St #306 Lauderhill, FL	1.0	1.0	675	$1,590	$2.36	25d	1	1.24mi
333 N University Dr Plantation, FL	3.0	1.0–2.0	1065	$2,944	$2.76	0d	15	1.27mi
5335 NW 10th Ct #307 Plantation, FL	2.0	1.0	870	$1,725	$1.98	9d	1	1.27mi
5335 NW 10th Ct #307 Plantation, FL	2.0	1.0	870	$1,725	$1.98	19d	1	1.27mi
5420 NW 11th St #307 Lauderhill, FL	2.0	2.0	899	$1,790	$1.99	25d	1	1.27mi
5420 NW 11th St #205 Lauderhill, FL	1.0	1.0	675	$1,990	$2.95	0d	1	1.27mi
7400 NW 13th St Plantation, FL	1.0	1.0	600	$1,400	$2.33	25d	1	1.29mi
5260 NW 11th St #201 Lauderhill, FL	2.0	2.0	1060	$2,100	$1.98	25d	1	1.35mi
7021 NW 15th St Unit B Plantation, FL	2.0	1.0	765	$2,450	$3.20	18d	1	1.37mi
1611 NW 63rd Ave Unit 2 Sunrise, FL	1.0	1.0	750	$1,350	$1.80	25d	1	1.37mi
5615 NW 14th St Lauderhill, FL	2.0	1.0	800	$1,750	$2.19	25d	1	1.37mi
1031 NW 79th Ave #1031 Plantation, FL	2.0	2.0	1062	$2,400	$2.26	20d	1	1.39mi
700 SW 78th Ave Plantation, FL	2.0	1.0–2.0	962	$2,615	$2.72	2d	19	1.43mi
7001 NW 16th St Plantation, FL	1.0–2.0	1.0–2.0	1015	$1,625	$1.60	4d	17	1.44mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$2,100	$1.87	18d	6	1.45mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$2,200	$1.96	0d	6	1.45mi
510 NW 84th Ave Plantation, FL	2.0–3.0	2.0	1303	$2,800	$2.15	16d	5	1.45mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1137	$2,200	$1.93	12d	7	1.45mi
730 SW 78th Ave Plantation, FL	1.0–2.0	1.0–2.0	1052	$2,309	$2.19	0d	11	1.45mi

HOA detail condo

• Monthly dues: $549 · $6,588/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $94,000 Active 38 DOM
2. 2026-06-18
   days on market $94,000 Active 35 DOM
3. 2026-06-17
   days on market $94,000 Active 34 DOM
4. 2026-06-16
   days on market $94,000 Active 33 DOM
5. 2026-06-15
   days on market $94,000 Active 32 DOM
6. 2026-06-13
   days on market $94,000 Active 30 DOM
7. 2026-06-09
   days on market $94,000 Active 26 DOM
8. 2026-06-08
   days on market $94,000 Active 25 DOM
9. 2026-06-07
   days on market $94,000 Active 24 DOM
10. 2026-06-04
    days on market $94,000 Active 21 DOM
11. 2026-06-03
    days on market $94,000 Active 20 DOM
12. 2026-06-02
    days on market $94,000 Active 19 DOM
13. 2026-06-01
    days on market $94,000 Active 18 DOM
14. 2026-05-31
    days on market $94,000 Active 17 DOM
15. 2026-05-14
    listed $99,000 Active
16. 2017-04-05
    soldstatus $55,000

ⓘ 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: $2,105 · $175/mo
• Projected year-2 tax: $2,105 · $175/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 3 d/yr ≥105°F today · 9 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: $22,720
• − Mortgage interest: −$5,265
• − Property taxes: −$2,105
• − Insurance: −$470
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − HOA: −$6,588
• − Depreciation: −$2,735
• Taxable income: $1,922
• Est. tax owed @ 24.0%: −$461
• After-tax cash flow: $2,409/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): 37,950
• Household income: $93,603
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 953.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 37% White 32% Black 23% Two or more races 22% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Cuban 7% Dominican 2%
• Common ancestry: Hispanic 7% Romanian 2% Italian 1%
• Foreign-born: 33% · Canada, Jamaica, South Korea
• Languages at home: 58% English-only · Spanish 30% French/Haitian/Cajun 7% Other Indo-European 2%

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: ▼ -269.35%
• Current HPI: 432.04
• Rent YoY: ▲ 2.80%
• 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

+80.0% since first listed

2 events — show timeline

• 2026-05-14 Listed $99,000 MARMLS
• 2017-04-05 Sold (Public Records) $55,000 Public Records

Property tax history

+17.9%/yr

Latest (2025): $2,105 · +0.7% YoY. Source: county tax records.