12353 Natalies Cove Rd · Cooper City, FL 33330

$845,900

3 bd · 2.0 ba · 2,572 sqft · SingleFamily public records · 101 Days on market

Built 1998 8,414 sqft lot $40/mo HOA · 1% 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 +12.2/30.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.6/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well maintained single family home in quiet cul-de-sac with easy access to all the amenities one could ask for. Highlights-Great public schools. -Easy access to shopping and restaurants. Very commutable. -Large driveway to accommodate up to 6 cars-High ceilings with lots of natural light-Roof only 5 years old-A/C replaced in Dec of 2024-Beautiful in-ground pool with waterfall feature surrounded by lush palm trees-Accordion shuttersPerfect for families in a safe, beautiful area!

Key facts

• Large driveway
• Natural light
• Cul-de-sac

Tags

• CUL-DE-SAC
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO RESTAURANTS
• LARGE DRIVEWAY
• HIGH CEILINGS
• NATURAL LIGHT

Property features AI

Finance

• HOA & community: Community association with amenities including a park and pool; HOA fee $120 quarterly

Exterior

• Parking: Attached 2-car garage; Driveway parking; 2 covered parking spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two-story home; Entry level: 1; North-facing
• Construction: Block construction; Barrel roof; Resale property; Two stories
• Exterior features: Private in-ground concrete free-form pool; Pool is private; Located on a cul-de-sac; First-floor entry; Entry includes split bedroom and walk-in closet access

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: No main level bedrooms (all bedrooms on upper level)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 main level bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Split bedroom layout
• Laundry & utility: Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $846k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $815k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $657k (22.3% below list).
• Recommended offer: $657k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.5% in Cooper City — 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 84/100 on livability (#38 in FL, #762 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities 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: Griffin Elementary School (math 63% / reading 67%, grade B+, #514 of 2,144 statewide, top 24%, 592 students, 34% FRL); Pioneer Middle School (math 70% / reading 66%, grade A-, #74 of 571 statewide, top 13%, 1,406 students, 34% FRL); Cooper City High School (math 59% / reading 66%, grade B-, #93 of 667 statewide, top 14%, 2,352 students, 33% FRL) — zoned schools average 34% FRL vs 51% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 65% at this address vs 48% district-wide (+18 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: 107 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $6k of loan paydown is wiped out by about $25k 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 101 days — a 9% lower offer ($770k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $192k; list at $846k implies a 341% 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 $656,846 (22.3% 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 101 days. Have you received any prior offers? Is the seller open to a 22% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.8%
• Equity multiple: 0.37×
• Total profit: $-148,329
• Equity at exit: $126,126

10-year hold

• IRR: -10.0%
• Equity multiple: 0.39×
• Total profit: $-144,205
• Equity at exit: $73,138

Cash invested: $236,852 (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 33330

• Active inventory: 107
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $6,568 high
• Mortgage (P&I): −$4,436
• Tax from tax record: −$534 /mo · $6,411/yr
• Insurance: −$352
• HOA: −$40
• Vacancy / Maint / Mgmt: −$1,379
• Net cashflow: $-174

Break-even live

Break-even rent $6,788

Max offer price $815,227

Occupancy floor 98%

Sensitivity live

Price	-10% $305	-5% $66	+0% $-174	+5% $-413	+10% $-652
Rent	-10% $-693	-5% $-433	+0% $-174	+5% $86	+10% $345
Rate	-1.0pp $252	-0.5pp $42	base $-174	+0.5pp $-393	+1.0pp $-616

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: $211,475
• Closing costs: $25,377
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4750 SW 128th Ave Southwest Ranches, FL	3.0	3.0	3378	$8,502	$2.52	4d	1	0.31mi
4750 SW 128th Ave Unit 4750 Southwest Ranches, FL	3.0	3.0	3378	$8,500	$2.52	12d	1	0.31mi
11991 SW 51st Ct Cooper City, FL	3.0	2.0	1951	$5,000	$2.56	26d	1	0.40mi
5040 SW 117th Way Cooper City, FL	3.0	2.0	1965	$4,800	$2.44	26d	1	0.50mi
12259 SW 43rd St Davie, FL	4.0	3.0	2952	$7,500	$2.54	26d	1	0.56mi
12259 SW 43rd St Davie, FL	4.0	3.0	2952	$7,500	$2.54	19d	1	0.56mi
12259 SW 43rd St Davie, FL	4.0	3.0	2952	$7,500	$2.54	22d	1	0.56mi
5501 SW 118th Ave Cooper City, FL	3.0	2.0	2053	$4,300	$2.09	26d	1	0.79mi
11757 SW 57th St Cooper City, FL	3.0	2.0	1833	$4,300	$2.35	19d	1	0.90mi
5704 SW 116th Ave Cooper City, FL	3.0	2.0	1800	$5,599	$3.11	16d	1	1.04mi
5704 SW 116th Ave Cooper City, FL	3.0	2.0	1800	$5,200	$2.89	17d	1	1.04mi
4201 W Sailboat Dr Hollywood, FL	4.0	3.0	1991	$5,500	$2.76	19d	1	1.09mi
11224 SW 59th Pl Cooper City, FL	4.0	2.0	2168	$4,000	$1.85	26d	1	1.35mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: waterpool

Listing history 20 events

1. 2026-06-21
   days on market $845,900 Active 101 DOM
2. 2026-06-18
   days on market $845,900 Active 98 DOM
3. 2026-06-17
   days on market $845,900 Active 97 DOM
4. 2026-06-16
   days on market $845,900 Active 96 DOM
5. 2026-06-15
   days on market $845,900 Active 95 DOM
6. 2026-06-13
   days on market $845,900 Active 93 DOM
7. 2026-06-09
   days on market $845,900 Active 89 DOM
8. 2026-06-08
   days on market $845,900 Active 88 DOM
9. 2026-06-07
   days on market $845,900 Active 87 DOM
10. 2026-06-04
    days on market $845,900 Active 84 DOM
11. 2026-06-03
    days on market $845,900 Active 83 DOM
12. 2026-06-02
    days on market $845,900 Active 82 DOM
13. 2026-06-01
    days on market $845,900 Active 81 DOM
14. 2026-05-31
    days on market $845,900 Active 80 DOM
15. 2026-05-11
    status Active
16. 2026-05-11
    price $845,900
17. 2026-05-10
    historical
18. 2025-11-10
    listed $849,900 Active
19. 1998-05-21
    soldstatus $192,000
20. 1995-12-08
    soldstatus $600,000

ⓘ 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: $6,411 · $534/mo
• Projected year-2 tax: $7,021 · $585/mo
• Expected delta: +$610/yr (+$51/mo · 9.5%)

ⓘ 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 9/10 Extreme 7 d/yr ≥106°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: $78,822
• − Mortgage interest: −$47,384
• − Property taxes: −$6,411
• − Insurance: −$4,230
• − Repairs & maintenance: −$6,306
• − Management: −$6,306
• − HOA: −$480
• − Depreciation: −$24,608
• Taxable loss: −$16,902
• Est. tax savings @ 24.0%: +$4,057
• After-tax cash flow: $1,973/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 — Cooper City

• Score: 84/100
• State rank: #38
• US rank: #762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cooper City, FL
• Population (ZIP): 14,384

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 48% Hispanic / Latino 26% Two or more races 17% Asian 8% Black 8%
• Hispanic origin (detail): Puerto Rican 4% Cuban 12% Dominican 2%
• Common ancestry: Subsaharan African 3% Scotch-Irish 2% Italian 1%
• Foreign-born: 30% · Canada, Jamaica, Vietnam
• Languages at home: 63% English-only · Spanish 23% Other Indo-European 6% Vietnamese 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: ▼ -292.35%
• Current HPI: 439.8748
• Rent YoY: —
• Metro: —
• 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

+41.0% since first listed

6 events — show timeline

• 2026-05-11 Relisted — Beaches MLS
• 2026-05-11 Price Changed $845,900 Beaches MLS
• 2026-05-10 Listing Removed — Beaches MLS
• 2025-11-10 Listed $849,900 Beaches MLS
• 1998-05-21 Sold (Public Records) $192,000 Public Records
• 1995-12-08 Sold (Public Records) $600,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $6,411 · +3.6% YoY. Source: county tax records.