8713 NW 10th St Unit C101 · Plantation, FL 33322

$189,900

1 bd · 2.0 ba · 1,065 sqft · Condo public records · 92 Days on market

Built 1974 $513/mo HOA · 23% 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).

• Cash flow +10.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LAUDERDALE WEST 55+ Community, 1 Bedroom/2 full bath, super clean, IMPACT windows, extra room, huge principal bedroom suite w/ large walk-in closet, updated kitchen and baths and lovely tile thru-out. Close to shopping, dining, and entertainment. 2 parking spaces at your doorstep. Cable TV & Internet included. Two heated swimming pools, hot tubs, sauna, pool tables, ping pong, professional woodworking shop, arts & crafts, fully equipped fitness center, professional shows, parties, dances and more. Rear patio. A minimum credit score of 720 please. Showings by appointment ONLY.

Key facts

• Updated kitchen
• Rear patio
• Impact windows

Tags

• IMPACT WINDOWS
• UPDATED KITCHEN
• HEATED SWIMMING POOLS
• FULLY EQUIPPED FITNESS CENTER
• REAR PATIO

Property features AI

Finance

• Other: Pets not allowed; No land lease
• HOA & community: Has association (Lauderdale West Community Association No. 1, Inc.); Monthly HOA fee of $513; HOA covers cable TV, internet, grounds maintenance, common areas, roof repairs, recreation facilities, and pool service; Community amenities include fitness center and spa/hot tub; Senior community

Exterior

• Parking: Two parking spaces; No carport
• Security: Other security features
• Utilities: Public water; Public sewer; Cable available
• Home design: Villa; One story; Entry at level 1; Faces northeast; Resale condition
• Construction: CBS construction; Shingle roof; Built with public-records living area of 1,046
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Tile
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (8.8% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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 flat; 560 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 37% of the median local income ($72k/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 92 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $190k implies a 193% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• 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 $172,809 (9.0% 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 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.18% ✓
• Cap rate: 5.70%
• Cash-on-cash: -2.13%
• DSCR: 0.91
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.6% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.22×
• Total profit: $-41,676
• Equity at exit: $28,315

10-year hold

• IRR: -31.6%
• Equity multiple: -0.19×
• Total profit: $-63,124
• Equity at exit: $16,419

Cash invested: $53,172 (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 33322

• Home prices YoY: -33.3%
• Rents YoY: 0.6%
• Active inventory: 560
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,234 high
• Mortgage (P&I): −$996
• Tax from tax record: −$271 /mo · $3,253/yr
• Insurance: −$79
• HOA: −$513
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-94

Break-even live

Break-even rent $2,353

Max offer price $173,243

Occupancy floor 99%

Sensitivity live

Price	-10% $13	-5% $-41	+0% $-94	+5% $-148	+10% $-202
Rent	-10% $-271	-5% $-183	+0% $-94	+5% $-6	+10% $82
Rate	-1.0pp $1	-0.5pp $-46	base $-94	+0.5pp $-143	+1.0pp $-194

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
832 NW 86th Ave Plantation, FL	1.0	1.0	976	$2,141	$2.19	14d	1	0.26mi
832 NW 86th Ave Plantation, FL	2.0	2.0	1144	$2,913	$2.55	23d	1	0.26mi
1140 NW 85th Ave Unit A16 Plantation, FL	2.0	1.5	1065	$1,950	$1.83	26d	1	0.28mi
9000 NW 9th St Plantation, FL	1.0	1.0	800	$2,287	$2.86	22d	1	0.28mi
8536 NW 12th Ct Plantation, FL	2.0	2.0	1138	$2,625	$2.31	18d	1	0.34mi
8423 NW 12th St Unit C67 Plantation, FL	1.0	2.0	1046	$2,050	$1.96	9d	1	0.35mi
8500 Cleary Blvd Plantation, FL	1.0–3.0	1.0–2.0	1045	$2,293	$2.19	0d	21	0.39mi
8080 NW 10th Ct Plantation, FL	2.0	2.0	1111	$2,300	$2.07	26d	1	0.39mi
8080 NW 10th Ct Plantation, FL	1.0	1.0	862	$1,866	$2.16	0d	1	0.39mi
8300 Cleary Blvd Plantation, FL	1.0	1.0	760	$2,566	$3.38	22d	1	0.41mi
8300 Cleary Blvd Plantation, FL	2.0	2.0	1099	$3,032	$2.76	20d	1	0.41mi
8300 Cleary Blvd Plantation, FL	1.0	1.0	760	$2,483	$3.27	4d	1	0.41mi
791 N Pine Island Rd Plantation, FL	2.0–3.0	2.0	1196	$2,000	$1.67	7d	2	0.42mi
1171 Lakepointe Lndg Plantation, FL	2.0	1.0–2.0	837	$2,364	$2.82	0d	22	0.47mi
771 N Pine Island Rd #213 Plantation, FL	2.0	2.5	1385	$2,400	$1.73	7d	1	0.49mi
8000 Cleary Blvd Plantation, FL	2.0–3.0	2.0–3.0	1357	$2,580	$1.90	0d	21	0.51mi
751 N Pine Island Rd Plantation, FL	1.0–3.0	1.0–2.0	1003	$2,000	$1.99	26d	2	0.52mi
711 N Pine Island Rd Plantation, FL	1.0–2.0	1.0–2.0	910	$1,675	$1.84	9d	4	0.52mi
711 N Pine Island Rd Plantation, FL	1.0–2.0	1.0–2.0	910	$1,700	$1.87	4d	5	0.52mi
708 NW 92nd Ave Plantation, FL	1.0	1.0	805	$1,850	$2.30	9d	1	0.53mi
729 NW 92nd Ave Plantation, FL	2.0	2.0	1097	$2,300	$2.10	26d	1	0.53mi
705 NW 91st Ter Plantation, FL	2.0	2.0	1097	$2,400	$2.19	12d	1	0.53mi
858 NW 92nd Ave Unit 858 Plantation, FL	2.0	2.0	1185	$2,300	$1.94	4d	1	0.53mi
759 NW 92nd Ave #759 Plantation, FL	1.0	1.0	805	$1,900	$2.36	12d	1	0.54mi
759 NW 92nd Ave #759 Plantation, FL	1.0	1.0	805	$1,900	$2.36	9d	1	0.54mi
704 NW 92nd Ave Plantation, FL	2.0	2.0	1097	$2,400	$2.19	26d	1	0.54mi
704 NW 92nd Ave #704 Plantation, FL	2.0	2.0	1097	$2,350	$2.14	3d	1	0.54mi
701 N Pine Island Rd #105 Plantation, FL	1.0	1.5	764	$1,650	$2.16	19d	1	0.55mi
651 NW 82nd Ave Plantation, FL	2.0	2.0	1103	$3,256	$2.95	0d	1	0.56mi
651 NW 82nd Ave Plantation, FL	1.0	1.0	919	$2,684	$2.92	23d	1	0.56mi
8101 NW 14th St Plantation, FL	1.0–2.0	1.5–2.0	1123	$2,000	$1.78	0d	12	0.56mi
721 N Pine Island Rd #103 Plantation, FL	2.0	2.0	1057	$2,100	$1.99	26d	1	0.56mi
721 N Pine Island Rd Plantation, FL	1.0–2.0	1.5–2.0	912	$1,700	$1.86	16d	3	0.56mi
721 N Pine Island Rd Plantation, FL	2.0	2.0	1058	$1,925	$1.82	19d	2	0.56mi
721 N Pine Island Rd Plantation, FL	1.0–2.0	1.5–2.0	910	$1,700	$1.87	0d	2	0.56mi
731 N Pine Island Rd #401 Plantation, FL	2.0	2.0	1057	$2,300	$2.18	16d	1	0.60mi
1031 NW 79th Ave #1031 Plantation, FL	2.0	2.0	1062	$2,400	$2.26	20d	1	0.60mi
731 N Pine Island Rd Plantation, FL	1.0–2.0	1.5–2.0	910	$1,700	$1.87	6d	2	0.60mi
731 N Pine Island Rd Plantation, FL	1.0–2.0	1.5–2.0	910	$1,675	$1.84	9d	3	0.60mi
601 NW 82nd Ave Plantation, FL	1.0–2.0	1.0–2.5	1073	$2,222	$2.07	0d	9	0.61mi

HOA detail condo

• Monthly dues: $513 · $6,156/yr
• Likely covers: internetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $189,900 Active 92 DOM
2. 2026-06-18
   days on market $189,900 Active 89 DOM
3. 2026-06-17
   days on market $189,900 Active 88 DOM
4. 2026-06-16
   days on market $189,900 Active 87 DOM
5. 2026-06-15
   days on market $189,900 Active 86 DOM
6. 2026-06-13
   days on market $189,900 Active 84 DOM
7. 2026-06-09
   pricedays on market $189,900 Active 80 DOM
8. 2026-06-08
   days on market $214,900 Active 79 DOM
9. 2026-06-07
   days on market $214,900 Active 78 DOM
10. 2026-06-04
    days on market $214,900 Active 75 DOM
11. 2026-06-03
    days on market $214,900 Active 74 DOM
12. 2026-06-02
    days on market $214,900 Active 73 DOM
13. 2026-06-01
    days on market $214,900 Active 72 DOM
14. 2026-05-31
    days on market $214,900 Active 71 DOM
15. 2026-05-18
    price $214,900
16. 2026-03-21
    listed $223,000 Active
17. 2012-04-19
    soldstatus $64,900
18. 1998-04-20
    soldstatus $38,000
19. 1987-01-12
    soldstatus $36,000
20. 1987-01-12
    soldstatus $36,000

ⓘ 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: $3,253 · $271/mo
• Projected year-2 tax: $3,253 · $271/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 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,806
• − Mortgage interest: −$10,637
• − Property taxes: −$3,253
• − Insurance: −$950
• − Repairs & maintenance: −$2,144
• − Management: −$2,144
• − HOA: −$6,156
• − Depreciation: −$5,524
• Taxable loss: −$4,003
• Est. tax savings @ 24.0%: +$961
• After-tax cash flow: $-171/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): 41,128
• Household income: $71,755
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 931.0

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 0.72)
• Race & ethnicity: Hispanic / Latino 35% White 32% Black 24% Two or more races 22% Asian 4%
• Hispanic origin (detail): Puerto Rican 5% Cuban 6% Dominican 2% Salvadoran 1%
• Common ancestry: Hispanic 5% Romanian 2% Scotch-Irish 2%
• Foreign-born: 41% · Canada, Jamaica, South Korea
• Languages at home: 58% English-only · Spanish 30% French/Haitian/Cajun 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: ▼ -203.34%
• Current HPI: 407.5452
• Rent YoY: ▲ 0.60%
• 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

+496.9% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $214,900 Beaches MLS
• 2026-03-21 Listed $223,000 Beaches MLS
• 2012-04-19 Sold (Public Records) $64,900 Public Records
• 1998-04-20 Sold (Public Records) $38,000 Public Records
• 1987-01-12 Sold (Public Records) $36,000 Public Records
• 1987-01-12 Sold (Public Records) $36,000 Public Records

Property tax history

+19.2%/yr

Latest (2025): $3,253 · +4.3% YoY. Source: county tax records.