8239 NW 8th St #3 · Plantation, FL 33324

$275,000

3 bd · 3.0 ba · 2,090 sqft · Condo public records · 321 Days on market

Built 1980 $800/mo HOA · 25% of rent

---

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 +10.8/30.0
• 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 +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! Enjoy this beautiful well maintained home with obvious pride of ownership. Updated 3 Bedrooms 3 baths townhome in sought after Townhouses of Jacaranda. Large living room/dining area. Large master with updated bathroom & walk-in closet. Sizable second and third bedroom with an updated second bath and lots of storage space. Great fenced back patio and open front patio. Partial accordion and hurricane shutters. Great location close to all major highways, dining and shopping. Furniture in the Master Bedroom (excluding mattress) is included in sale. * * * Window treatments in the master bedroom are not included in the sale * * *

Key facts

• Community has tennis
• Open front patio
• Updated kitchen

Tags

• UPDATED KITCHEN
• FENCED BACK PATIO
• OPEN FRONT PATIO
• ACCORDION HURRICANE SHUTTERS
• COMMUNITY HAS POOL
• COMMUNITY HAS TENNIS

Property features AI

Finance

• Other: Pets allowed with restrictions/conditional
• HOA & community: Monthly association fee of $800; Association fees include common area maintenance, grounds maintenance, structure maintenance, and pool(s); Community amenities include basketball court, clubhouse, playground, pool, and tennis court(s)

Exterior

• Parking: Attached garage; Garage with two or more spaces; 1 covered space
• Utilities: Cable available
• Home design: 2-story property; Resale; Updated/remodeled; Attached property; Entry on level 1
• Construction: Block construction
• Exterior features: Balcony; Open patio; Patio; Storm/security shutters; Tennis court(s); Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Self-cleaning oven; Disposal
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Blinds; Breakfast bar; Built-in features; Entrance foyer; First-floor entry; Living/dining room; Upper-level primary; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Utility room; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (8.2% below list).
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $242k (12.0% 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 rising (+1.2%/yr); 408 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $3,243/mo this rent would consume 46% of the median local household income ($85k/yr) (locally 2923% 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 $2k of loan paydown is wiped out by about $8k 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 321 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask has dropped $40k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,000 (12.0% 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 321 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 5.74%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -22.2%
• Equity multiple: 0.25×
• Total profit: $-57,829
• Equity at exit: $41,003

10-year hold

• IRR: -23.6%
• Equity multiple: -0.05×
• Total profit: $-81,126
• Equity at exit: $23,777

Cash invested: $77,000 (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 33324

• Home prices YoY: -33.5%
• Rents YoY: 1.2%
• Active inventory: 408
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,243 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$333 /mo · $3,991/yr
• Insurance: −$115
• HOA: −$800
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $-128

Break-even live

Break-even rent $3,404

Max offer price $252,461

Occupancy floor 99%

Sensitivity live

Price	-10% $28	-5% $-50	+0% $-128	+5% $-205	+10% $-283
Rent	-10% $-384	-5% $-256	+0% $-128	+5% $0	+10% $129
Rate	-1.0pp $11	-0.5pp $-58	base $-128	+0.5pp $-199	+1.0pp $-271

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8344 NW 7th Pl Unit 8344 Plantation, FL	3.0	2.5	1627	$4,199	$2.58	26d	1	0.06mi
8208 NW 8th Pl Plantation, FL	3.0	2.5	1770	$2,950	$1.67	19d	1	0.09mi
8244 NW 9th St #5 Plantation, FL	4.0	2.5	2020	$3,150	$1.56	26d	1	0.11mi
8231 NW 8th Pl #3 Plantation, FL	3.0	2.5	1770	$2,850	$1.61	26d	1	0.13mi
8231 NW 8th Pl #3 Plantation, FL	3.0	2.5	1654	$2,850	$1.72	15d	1	0.13mi
8253 NW 9th St #3 Plantation, FL	3.0	2.5	1770	$2,800	$1.58	9d	1	0.13mi
8244 NW 9th Ct #8 Fort Lauderdale, FL	4.0	2.5	2080	$3,500	$1.68	26d	1	0.15mi
835 NW 81st Way #5 Plantation, FL	3.0	2.5	1770	$2,600	$1.47	9d	1	0.15mi
833 NW 81st Ter #8 Plantation, FL	4.0	2.5	1770	$2,900	$1.64	22d	1	0.19mi
833 NW 81st Ave Plantation, FL	4.0	2.5	1770	$3,250	$1.84	15d	1	0.23mi
833 NW 81st Ave #4 Plantation, FL	3.0	2.5	1770	$3,600	$2.03	20d	1	0.23mi
833 NW 81st Ave #4 Plantation, FL	4.0	2.5	1770	$3,250	$1.84	24d	1	0.23mi
8000 Cleary Blvd Plantation, FL	2.0–3.0	2.0–3.0	1357	$3,292	$2.43	0d	21	0.24mi
843 NW 81st Ave #7 Plantation, FL	3.0	2.5	1770	$2,980	$1.68	1d	1	0.24mi
843 NW 81st Ave #7 Plantation, FL	3.0	2.5	1770	$2,980	$1.68	9d	1	0.24mi
576 Westree Ln Plantation, FL	3.0	2.5	1651	$3,250	$1.97	26d	1	0.34mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$3,200	$2.85	18d	6	0.39mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$3,600	$3.20	1d	6	0.39mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1137	$3,600	$3.17	12d	7	0.39mi
510 NW 84th Ave Plantation, FL	2.0–3.0	2.0	1303	$3,200	$2.46	17d	5	0.39mi
537 N University Dr #71 Plantation, FL	3.0	2.5	1830	$3,000	$1.64	6d	1	0.41mi
537 N University Dr #71 Plantation, FL	3.0	2.5	1830	$3,250	$1.78	26d	1	0.41mi
568 N University Dr #568 Plantation, FL	3.0	2.5	1589	$3,500	$2.20	24d	1	0.43mi
568 N University Dr #568 Plantation, FL	3.0	2.5	1589	$3,250	$2.05	9d	1	0.43mi
9161 Vineyard Lake Dr Unit 9161 Plantation, FL	3.0	2.5	1765	$4,000	$2.27	26d	1	0.44mi
962 NW 79th Ter Plantation, FL	2.0	2.0	1432	$2,997	$2.09	26d	1	0.47mi
9023 Vineyard Lake Dr Plantation, FL	3.0	2.5	1739	$3,500	$2.01	3d	1	0.54mi
9023 Vineyard Lake Dr Plantation, FL	3.0	2.5	1739	$3,500	$2.01	9d	1	0.54mi
1114 NW 79th Dr Plantation, FL	3.0	2.5	1624	$3,000	$1.85	9d	1	0.55mi
9087 Vineyard Lake Dr Plantation, FL	3.0	2.5	1590	$3,350	$2.11	26d	1	0.58mi
845 NW 91st Ter Unit 845 Plantation, FL	3.0	2.5	1515	$3,500	$2.31	26d	1	0.63mi
333 N University Dr Plantation, FL	3.0	1.0–2.0	1065	$4,283	$4.02	0d	15	0.64mi
1125 NW 78th Ave Plantation, FL	4.0	2.5	2364	$3,500	$1.48	26d	1	0.65mi
7738 NW 5th St Unit 7746 Plantation, FL	4.0	3.5	3000	$3,500	$1.17	26d	1	0.67mi
301 NW 78th Ave Plantation, FL	3.0	2.0	1403	$3,950	$2.82	26d	1	0.71mi
992 NW 93rd Ave Plantation, FL	3.0	2.0	1504	$3,350	$2.23	26d	1	0.72mi
9090 NW 11th Ct Plantation, FL	3.0	2.0	2112	$5,000	$2.37	22d	1	0.80mi
9581 NW 9th Ct Plantation, FL	4.0	2.5	2005	$5,400	$2.69	26d	1	0.96mi
9286 Chelsea Dr N Unit 9286 Plantation, FL	3.0	2.0	1536	$3,200	$2.08	26d	1	0.97mi
9733 NW 7th Cir Plantation, FL	3.0	1.0–2.0	1043	$3,099	$2.97	1d	29	0.99mi

HOA detail condo

• Monthly dues: $800 · $9,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-01
   days on market $275,000 Active 321 DOM
2. 2026-05-31
   days on market $275,000 Active 320 DOM

ⓘ 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: $3,991 · $333/mo
• Projected year-2 tax: $3,991 · $333/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 · 27 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: $38,912
• − Mortgage interest: −$15,404
• − Property taxes: −$3,991
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,113
• − Management: −$3,113
• − HOA: −$9,600
• − Depreciation: −$8,000
• Taxable loss: −$5,684
• Est. tax savings @ 24.0%: +$1,364
• After-tax cash flow: $-167/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): 50,151
• Household income: $85,000
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 2923.0

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 0.69)
• Race & ethnicity: White 42% Hispanic / Latino 31% Two or more races 20% Black 16% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 4% Dominican 2%
• Common ancestry: Romanian 3% Italian 3% Hispanic 3%
• Foreign-born: 31% · Canada, Jamaica, China
• Languages at home: 60% English-only · Spanish 26% Other Indo-European 4% French/Haitian/Cajun 3%

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: ▼ -160.16%
• Current HPI: 317.8685
• Rent YoY: ▲ 1.23%
• 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

+313.5% since first listed

26 events — show timeline

• 2026-05-30 Relisted — MARMLS
• 2026-01-06 Price Changed $275,000 MARMLS
• 2025-11-07 Price Changed $295,000 MARMLS
• 2025-06-17 Listed $315,000 MARMLS
• 2025-02-28 Rental Removed $3,295 MARMLS
• 2025-01-23 Price Changed $3,295 MARMLS
• 2025-01-04 Listed for Rent $3,500 MARMLS
• 2024-08-21 Listing Removed — MARMLS
• 2024-03-18 Price Changed $330,000 MARMLS
• 2024-02-22 Listed $340,000 MARMLS
• 2023-05-26 Sold (Public Records) $310,000 Public Records
• 2019-12-31 Sold (Public Records) $205,000 Public Records
• 2019-12-30 Sold (MLS) $205,000 MARMLS
• 2019-12-16 Pending — MARMLS
• 2019-10-21 Relisted — MARMLS
• 2019-10-21 Price Changed $205,000 MARMLS
• 2019-10-18 Contingent — MARMLS
• 2019-09-18 Pending — MARMLS
• 2019-08-12 Price Changed $202,000 MARMLS
• 2019-07-11 Price Changed $209,000 MARMLS
• 2019-02-03 Relisted — MARMLS
• 2019-01-04 Listing Removed — MARMLS
• 2018-07-16 Listed $214,000 MARMLS
• 2004-03-22 Sold (Public Records) $164,000 Public Records
• 2002-02-14 Sold (Public Records) $100,000 Public Records
• 1994-12-08 Sold (Public Records) $66,500 Public Records

Property tax history

+15.1%/yr

Latest (2025): $3,991 · -22.4% YoY. Source: county tax records.