552 Penta Ct · Weston, FL 33327

$1,200,000

6 bd · 4.0 ba · 3,122 sqft · SingleFamily public records · 59 Days on market

Built 2001 8,608 sqft lot Est $1586k · 24% under $265/mo HOA · 3% 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).

• ARV discount +15.0/15.0
• Cash flow +7.6/30.0
• Appreciation +5.4/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.7/10.0

Listing remarks MLS

Spacious 2 story home on a corner lot features 7 bedrooms, 4 baths, 3 car garage separate dining room, spacious kitchen with plenty of counter and cabinet space, tile floors, separate laundry room and rear patio. This home will require a lot of work to ready this home but could be worth your efforts. Convenient to all the amenities that the surrounding area offers includes, schools, shopping, restaurants and major highways. NOTE: possible mold, mildew and discoloration may be present.

Key facts

• 8,608 sq ft lot
• 3 garage spots
• Community pool

Property features AI

Finance

• Other: Pets allowed (cats and dogs, no restrictions)
• HOA & community: Part of SAVANNA community association; Quarterly HOA fee covers recreation facilities; Community amenities include pool, playground, picnic area, jogging path, basketball and pickleball courts, soccer and baseball/softball fields, game room, community room and kitchen facilities, business center, cafe/restaurant, manager on site, street lights, and security

Exterior

• Parking: Attached garage with 3 spaces; Covered parking; Driveway parking; Total parking for 6 vehicles (3 open spaces)
• Security: Gated community with guard; Security features including smoke and carbon monoxide detectors and fire alarm
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable, phone, and electricity available; Propane available; Underground utilities; Water and sewer available
• Home design: Single-family residence; Two levels; Entry level is 1; Updated / remodeled; Faces east
• Construction: Stucco construction; Shingle and tile roof; Two-story building
• Exterior features: Corner cul-de-sac lot; Many trees and fruit trees; Room for a pool; Fenced yard; Paved public road access; Front entry

Interior

• Kitchen: Gas cooktop; Gas range; Microwave; Dishwasher; Refrigerator; Garbage disposal; Trash compactor; Tankless water heater
• Bedrooms: Main-level bedroom(s) available
• Flooring: Engineered wood; Tile; Concrete; Other flooring
• Bathrooms: Four full bathrooms; One main-level bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Built-in features; High ceilings; Kitchen island; Walk-in closets; Blinds on windows
• Laundry & utility: Laundry room with washer hookup and sink; Washer hookup; Gas dryer hookup; Inside laundry on lower level

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath single-family listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $947k (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $851k (29.1% below list).
• Recommended offer: $851k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: Manatee Bay Elementary School (math 73% / reading 81%, grade A, #170 of 2,144 statewide, top 9%, 1,071 students, 22% FRL); Falcon Cove Middle School (math 77% / reading 78%, grade A+, #27 of 571 statewide, top 5%, 2,178 students, 18% FRL); Cypress Bay High School (math 66% / reading 77%, grade B+, #49 of 667 statewide, top 8%, 4,716 students, 18% FRL) — zoned schools average 19% FRL vs 51% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 75% at this address vs 48% district-wide (+28 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 rising (+2.4%/yr); 133 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• In year one you build about $17k of equity ($8k loan paydown + $9k appreciation (0.8% local appreciation)).
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$83k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($1.16M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 $467k; list at $1.20M implies a 157% gain — meaningful room to come down on a strong offer.

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 $850,511 (29.1% 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. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.71% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.12%
• DSCR: 0.77
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $1,585,976
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1844 Lighthouse Ct	0.33mi	5/3.0 (-1)	2,992 (-4%)	12mo	$1,520,000	$508	58
1170 Chenille Cir	0.67mi	5/4.0 (-1)	2,798 (-10%)	3mo	$1,100,000	$393	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.76% appreciation · 2.41% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.74×
• Total profit: $-87,576
• Equity at exit: $395,045

10-year hold

• IRR: -0.1%
• Equity multiple: 0.98×
• Total profit: $-5,411
• Equity at exit: $513,858

Cash invested: $336,000 (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 33327

• Home prices YoY: 0.3%
• Rents YoY: 2.4%
• Active inventory: 133
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $8,505 high
• Mortgage (P&I): −$6,293
• Tax from tax record: −$1,095 /mo · $13,135/yr
• Insurance: −$500
• HOA: −$265
• Vacancy / Maint / Mgmt: −$1,786
• Net cashflow: $-1,433

Break-even live

Break-even rent $10,320

Max offer price $946,767

Occupancy floor —

Sensitivity live

Price	-10% $-754	-5% $-1,094	+0% $-1,433	+5% $-1,773	+10% $-2,113
Rent	-10% $-2,105	-5% $-1,769	+0% $-1,433	+5% $-1,098	+10% $-762
Rate	-1.0pp $-829	-0.5pp $-1,128	base $-1,433	+0.5pp $-1,744	+1.0pp $-2,061

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: $300,000
• Closing costs: $36,000
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1983 Harbor View Cir Weston, FL	5.0	4.0	3442	$8,000	$2.32	26d	1	0.46mi
898 Tulip Cir Weston, FL	5.0	4.0	3092	$5,500	$1.78	26d	1	0.50mi
2013 Harbor View Cir Weston, FL	7.0	6.0	3675	$8,600	$2.34	26d	1	0.51mi
1094 Bluewood Ter Weston, FL	5.0	4.0	2672	$8,500	$3.18	7d	1	0.62mi
1319 Croton Ct Weston, FL	6.0	4.0	3071	$6,400	$2.08	19d	1	0.72mi
2538 Montclaire Ct Weston, FL	5.0	3.5	3398	$9,500	$2.80	16d	1	0.73mi
2526 Hunters Run Way Weston, FL	5.0	4.0	3894	$10,100	$2.59	26d	1	0.78mi
2501 Poinciana Dr Weston, FL	5.0	3.5	4092	$9,750	$2.38	9d	1	0.85mi
2488 Eagle Run Dr Weston, FL	5.0	4.0	3446	$9,900	$2.87	26d	1	0.90mi
1396 Banyan Way Weston, FL	5.0	3.5	2480	$5,250	$2.12	18d	1	0.93mi
2481 Eagle Watch Ct Weston, FL	5.0	4.0	3323	$8,200	$2.47	26d	1	1.02mi
405 Sabal Way Weston, FL	5.0	4.5	3704	$9,500	$2.56	5d	1	1.11mi
400 Alexandra Cir Weston, FL	7.0	4.5	3933	$15,000	$3.81	26d	1	1.28mi
354 Mallard Rd Unit O Weston, FL	7.0	5.0	3952	$11,000	$2.78	0d	1	1.29mi
354 Mallard Rd Unit O Weston, FL	7.0	5.0	3952	$12,000	$3.04	26d	1	1.29mi
280 Landings Blvd Unit 280 Weston, FL	5.0	3.0	2880	$6,900	$2.40	9d	1	1.34mi
2569 Eagle Run Ln Weston, FL	5.0	3.0	3174	$12,500	$3.94	20d	1	1.37mi
2569 Eagle Run Ln Weston, FL	5.0	3.0	3174	$11,900	$3.75	7d	1	1.37mi
630 Vista Meadows Dr Weston, FL	5.0	4.0	2390	$5,100	$2.13	26d	1	1.41mi
2579 Mayfair Ln Weston, FL	6.0	4.5	3541	$7,500	$2.12	18d	1	1.42mi

HOA detail

• Monthly dues: $265 · $3,180/yr

Listing history 33 events

1. 2026-06-21
   status $1,200,000 Pending 59 DOM
2. 2026-06-18
   days on market $1,200,000 Active Under Contract 59 DOM
3. 2026-06-17
   days on market $1,200,000 Active Under Contract 58 DOM
4. 2026-06-16
   days on market $1,200,000 Active Under Contract 57 DOM
5. 2026-06-15
   days on market $1,200,000 Active Under Contract 56 DOM
6. 2026-06-13
   days on market $1,200,000 Active Under Contract 54 DOM
7. 2026-06-09
   days on market $1,200,000 Active Under Contract 50 DOM
8. 2026-06-08
   days on market $1,200,000 Active Under Contract 49 DOM
9. 2026-06-07
   days on market $1,200,000 Active Under Contract 48 DOM
10. 2026-06-04
    days on market $1,200,000 Active Under Contract 45 DOM
11. 2026-06-03
    days on market $1,200,000 Active Under Contract 44 DOM
12. 2026-06-02
    days on market $1,200,000 Active Under Contract 43 DOM
13. 2026-06-01
    days on market $1,200,000 Active Under Contract 42 DOM
14. 2026-05-31
    days on market $1,200,000 Active Under Contract 41 DOM
15. 2026-04-27
    historical Active Under Contract
16. 2026-04-20
    listed $1,200,000 Active
17. 2019-02-13
    soldstatus $467,000 Sold 491-char remark

    Show marketing remark (491 chars)

    Spacious 2 story home on a corner lot features 7 bedrooms, 4 baths, 3 car garage separate dining room, spacious kitchen with plenty of counter and cabinet space, tile floors, separate laundry room and rear patio. This home will require a lot of work to ready this home but could be worth your efforts. Convenient to all the amenities that the surrounding area offers includes, schools, shopping, restaurants and major highways. NOTE: possible mold, mildew and discoloration may be present.

18. 2018-12-11
    status Pending 491-char remark

    Show marketing remark (491 chars)

    Spacious 2 story home on a corner lot features 7 bedrooms, 4 baths, 3 car garage separate dining room, spacious kitchen with plenty of counter and cabinet space, tile floors, separate laundry room and rear patio. This home will require a lot of work to ready this home but could be worth your efforts. Convenient to all the amenities that the surrounding area offers includes, schools, shopping, restaurants and major highways. NOTE: possible mold, mildew and discoloration may be present.

19. 2018-11-29
    historical 491-char remark

    Show marketing remark (491 chars)

    Spacious 2 story home on a corner lot features 7 bedrooms, 4 baths, 3 car garage separate dining room, spacious kitchen with plenty of counter and cabinet space, tile floors, separate laundry room and rear patio. This home will require a lot of work to ready this home but could be worth your efforts. Convenient to all the amenities that the surrounding area offers includes, schools, shopping, restaurants and major highways. NOTE: possible mold, mildew and discoloration may be present.

20. 2018-11-21
    listed $519,400 Active 491-char remark

    Show marketing remark (491 chars)

    Spacious 2 story home on a corner lot features 7 bedrooms, 4 baths, 3 car garage separate dining room, spacious kitchen with plenty of counter and cabinet space, tile floors, separate laundry room and rear patio. This home will require a lot of work to ready this home but could be worth your efforts. Convenient to all the amenities that the surrounding area offers includes, schools, shopping, restaurants and major highways. NOTE: possible mold, mildew and discoloration may be present.

21. 2018-02-13
    historical
22. 2018-02-02
    price $485,000
23. 2018-02-02
    status Active
24. 2017-10-09
    status Pending
25. 2017-09-29
    price $529,000
26. 2017-09-29
    status Active
27. 2016-04-01
    status Pending
28. 2016-03-08
    price $509,250
29. 2016-03-04
    listed $490,000 Active
30. 2015-05-04
    historical
31. 2014-02-07
    listed $455,000 Active
32. 2007-01-18
    soldstatus $699,600
33. 2003-02-27
    soldstatus $434,100

ⓘ 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: $13,135 · $1,095/mo
• Projected year-2 tax: $13,135 · $1,095/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $102,061
• − Mortgage interest: −$67,219
• − Property taxes: −$13,135
• − Insurance: −$6,000
• − Repairs & maintenance: −$8,165
• − Management: −$8,165
• − HOA: −$3,180
• − Depreciation: −$34,909
• Taxable loss: −$38,711
• Est. tax savings @ 24.0%: +$9,291
• After-tax cash flow: $-7,911/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 — 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): 23,203
• Household income: $159,388
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 574.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 55% Two or more races 40% White 26% Asian 10% Black 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 9% Cuban 4% Salvadoran 5%
• Common ancestry: Estonian 2% Romanian 2% Russian 2%
• Foreign-born: 55% · Canada, Jamaica, Dominican Republic
• Languages at home: 25% English-only · Spanish 56% Other Indo-European 10% Chinese 5%

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: ▲ 0.76%
• Current HPI: 297.972
• Rent YoY: ▲ 2.41%
• 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

+176.4% since first listed

19 events — show timeline

• 2026-04-27 Contingent — Beaches MLS
• 2026-04-20 Listed $1,200,000 Beaches MLS
• 2019-02-13 Sold (MLS) $467,000 MARMLS
• 2018-12-11 Pending — MARMLS
• 2018-11-29 Listing Removed — MARMLS
• 2018-11-21 Listed $519,400 MARMLS
• 2018-02-13 Listing Removed — MARMLS
• 2018-02-02 Price Changed $485,000 MARMLS
• 2018-02-02 Relisted — MARMLS
• 2017-10-09 Pending — MARMLS
• 2017-09-29 Price Changed $529,000 MARMLS
• 2017-09-29 Relisted — MARMLS
• 2016-04-01 Pending — MARMLS
• 2016-03-08 Price Changed $509,250 MARMLS
• 2016-03-04 Listed $490,000 MARMLS
• 2015-05-04 Listing Removed — MARMLS
• 2014-02-07 Listed $455,000 MARMLS
• 2007-01-18 Sold (Public Records) $699,600 Public Records
• 2003-02-27 Sold (Public Records) $434,100 Public Records

Property tax history

+3.3%/yr

Latest (2025): $13,135 · +2.8% YoY. Source: county tax records.