4770 NW 10th Ct #106 · Plantation, FL 33313

$95,000

1 bd · 1.0 ba · 748 sqft · Condo public records · 22 Days on market

Built 1966 $406/mo HOA · 26% of rent

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Why this score? — see what drove the C 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 +19.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity in Plantation! Excellent for flipping or a quick remodel-and-rent strategy. Needs new flooring and baseboards, fresh paint, a new oven, a new microwave, and a few minor extra touches. Nothing major. Unit is vacant and easy to show. TV does not convey.

Key facts

• $406 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $406; Association covers common areas, laundry, structure maintenance, parking, roof, sewer, and water; Association amenities include pool

Exterior

• Parking: Assigned parking; Guest parking; Two or more parking spaces
• Security: Fire alarm
• Utilities: Water included in association fees; Sewer included in association fees; Electric service available
• Home design: Attached property; 3 stories; Entry located on level 1
• Construction: Block construction; Resale property
• Exterior features: Patio; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Self-cleaning oven; Microwave; Disposal; Refrigerator
• Bedrooms: Bedroom located on the main level
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Unfurnished; Bedroom on main level; Walk-in closet(s)
• Laundry & utility: Laundry service included in association fees

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Market conditions: Rents flat; 656 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 41% of the median local income ($46k/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 $657 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.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 5 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 $15k; list at $95k implies a 533% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.65% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.54×
• Total profit: $-12,293
• Equity at exit: $14,165

10-year hold

• IRR: -13.6%
• Equity multiple: 0.37×
• Total profit: $-16,754
• Equity at exit: $8,214

Cash invested: $26,600 (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 33313

• Rents YoY: 0.3%
• Active inventory: 656
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$498
• Tax from tax record: −$183 /mo · $2,200/yr
• Insurance: −$40
• HOA: −$406
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $110

Break-even live

Break-even rent $1,427

Max offer price $95,000

Occupancy floor 88%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4839 NW 9th Dr #4839 Plantation, FL	1.0	1.0	736	$1,595	$2.17	17d	1	0.29mi
4871 NW 9th Dr #4871 Plantation, FL	1.0	1.0	736	$1,550	$2.11	24d	1	0.29mi
4851 NW 9th Dr #4851 Plantation, FL	2.0	1.0	736	$1,650	$2.24	24d	1	0.29mi
5480 NW 11th St #306 Lauderhill, FL	1.0	1.0	675	$1,590	$2.36	24d	1	0.47mi
5480 NW 11th St Lauderhill, FL	1.0	1.0	675	$1,570	$2.33	5d	2	0.47mi
5480 NW 11th St Lauderhill, FL	1.0	1.0	675	$1,570	$2.33	20d	2	0.47mi
4310 NW 12th Ct #205 Lauderhill, FL	1.0	1.0	730	$1,500	$2.05	5d	1	0.57mi
4310 NW 12th Ct #205 Lauderhill, FL	1.0	1.0	730	$1,500	$2.05	17d	1	0.57mi
1621 NW 46th Ave #101 Lauderhill, FL	1.0	1.0	576	$1,600	$2.78	24d	1	0.66mi
1599 NW 43rd Ave #106 Lauderhill, FL	1.0	1.0	730	$1,499	$2.05	17d	1	0.74mi
1196 NW 40th Ave Lauderhill, FL	1.0–2.0	1.0	825	$1,540	$1.87	1d	10	0.78mi
4271 NW 5th St Plantation, FL	2.0	1.0	526	$1,550	$2.94	7d	3	0.81mi
4271 NW 5th St Plantation, FL	1.0–2.0	1.0	526	$1,750	$3.32	20d	2	0.81mi
1752 NW 55th Ave #102 Lauderhill, FL	1.0	1.0	550	$1,390	$2.53	24d	1	0.82mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	24d	1	0.83mi
4299 NW 16th St #103 Lauderhill, FL	1.0	1.0	700	$1,400	$2.00	7d	1	0.83mi
4251 NW 5th St Plantation, FL	1.0	1.0	499	$1,500	$3.01	7d	2	0.84mi
4251 NW 5th St Plantation, FL	1.0	1.0	499	$1,500	$3.01	15d	2	0.84mi
1861 NW 46th Ave Lauderhill, FL	2.0	1.0–2.0	730	$1,490	$2.04	1d	13	0.87mi
4200 NW 3rd Ct #313 Plantation, FL	1.0	1.0	716	$1,625	$2.27	24d	1	0.99mi
4047 NW 16th St #109 Lauderhill, FL	1.0	1.0	725	$1,300	$1.79	24d	1	1.03mi
6121 NW 11th St Sunrise, FL	2.0	1.0	800	$1,500	$1.88	24d	1	1.09mi
5960 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,500	$1.88	24d	1	1.11mi
5941 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–1.5	772	$1,500	$1.94	24d	1	1.11mi
5811 NW 17th Pl Unit H Sunrise, FL	1.0	1.0	600	$1,750	$2.92	24d	1	1.13mi
5980 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	797	$1,500	$1.88	24d	1	1.14mi
5990 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	801	$1,500	$1.87	24d	1	1.16mi
5971 NW 16th Pl Sunrise, FL	1.0–2.0	1.0	715	$1,500	$2.10	24d	1	1.16mi
2070 NW 43rd Ter #6 Lauderhill, FL	1.0	1.0	600	$1,600	$2.67	22d	1	1.22mi
4400 W Sunrise Blvd Fort Lauderdale, FL	2.0	1.0–2.0	811	$2,624	$3.24	2d	44	1.23mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,675	$2.07	24d	3	1.23mi
4160 NW 21st St Lauderhill, FL	1.0–2.0	1.0	810	$1,599	$1.97	7d	2	1.23mi
5880 NW 19th Ct Unit 5888 Lauderhill, FL	2.0	1.0	750	$1,775	$2.37	3d	1	1.25mi
5321 NW 21st Ct Lauderhill, FL	2.0	1.0	750	$1,900	$2.53	24d	1	1.26mi
5972 NW 19th St Unit 3 Lauderhill, FL	1.0	1.0	700	$1,450	$2.07	14d	1	1.29mi
1611 NW 63rd Ave Unit 2 Sunrise, FL	1.0	1.0	750	$1,350	$1.80	24d	1	1.34mi
2111 NW 60th Ave Unit back Sunrise, FL	1.0	1.0	600	$1,450	$2.42	24d	1	1.45mi

HOA detail condo

• Monthly dues: $406 · $4,872/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-05-08
   status Pending
2. 2026-04-22
   status Active
3. 2026-04-21
   status Pending
4. 2026-04-15
   listed $95,000 Active
5. 2026-04-07
   historical
6. 2026-04-02
   price $115,000
7. 2026-03-25
   historical $1,600
8. 2026-02-12
   historical
9. 2026-01-24
   listed $1,600
10. 2025-12-17
    listed $125,000 Active
11. 2025-12-16
    listed $125,000 Active
12. 2010-02-19
    soldstatus $15,000
13. 2009-12-29
    soldstatus $15,000
14. 1998-05-26
    soldstatus $17,000
15. 1989-04-01
    soldstatus $23,000

ⓘ 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: $2,200 · $183/mo
• Projected year-2 tax: $2,200 · $183/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,788
• − Mortgage interest: −$5,321
• − Property taxes: −$2,200
• − Insurance: −$475
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − HOA: −$4,872
• − Depreciation: −$2,764
• Taxable income: $149
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $1,281/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): 62,807
• Household income: $46,305
• Rent vs Own: 54.3% rent · 45.7% own
• Severe rent burden: 5692.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Hispanic / Latino 12% Two or more races 8% White 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 20%
• Foreign-born: 39% · Canada, Jamaica, Dominican Republic
• Languages at home: 66% English-only · French/Haitian/Cajun 22% Spanish 10%

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: ▼ -338.15%
• Current HPI: 288.9345
• Rent YoY: ▲ 0.26%
• 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

+313.0% since first listed

15 events — show timeline

• 2026-05-08 Pending — MARMLS
• 2026-04-22 Relisted — MARMLS
• 2026-04-21 Pending — MARMLS
• 2026-04-15 Listed $95,000 MARMLS
• 2026-04-07 Listing Removed — Beaches MLS
• 2026-04-02 Price Changed $115,000 Beaches MLS
• 2026-03-25 Rental Removed $1,600 GFLMLS
• 2026-02-12 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-24 Listed for Rent $1,600 GFLMLS
• 2025-12-17 Listed $125,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-16 Listed $125,000 Beaches MLS
• 2010-02-19 Sold (Public Records) $15,000 Public Records
• 2009-12-29 Sold (MLS) $15,000 MARMLS
• 1998-05-26 Sold (Public Records) $17,000 Public Records
• 1989-04-01 Sold (Public Records) $23,000 Public Records

Property tax history

+15.1%/yr

Latest (2025): $2,200 · +10.3% YoY. Source: county tax records.