1156 NW 83rd Ave Unit B66 · Plantation, FL 33322

$214,900

1 bd · 2.0 ba · 1,046 sqft · Condo public records · 99 Days on market

Built 1973 $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 +11.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lauderdale West, 55+ Community. Huge 1 bed/2 full bath, waterfront, relaxing screened in rear patio, impact windows and doors, new flooring, remodeled kitchen and baths, hi hat-lighting, lots of closet space, bonus room and more. 2 parking spaces at your front door. Walk to the very active clubhouse. 2 heated pools, billiards/pool tables/spas/sauna/ping pong/wood working shop/arts & crafts/professional shows/courtesy bus at your doorstep. Fully equipped fitness center w/ its own pool, spa & tennis courts. Low monthly maintenance includes repair/replace of roof, exterior painting, lawn maintenance, Cable TV & Wi-Fi and more. Close to shopping, airport, cruises etc. Excellen

Key facts

• Heated pools
• Remodeled kitchen
• Bonus room

Tags

• SCREENED IN REAR PATIO
• REMODELED KITCHEN
• REMODELED BATHS
• BONUS ROOM
• HEATED POOLS
• FULLY EQUIPPED FITNESS CENTER

Property features AI

Finance

• Other: Located in a senior community
• HOA & community: Has association; Monthly HOA fee of $513; Association amenities include billiard room, fitness center, picnic area, pool, sauna, community room, courtesy bus, hobby room, internet included, and maintenance; HOA fee covers grounds maintenance, common areas, roof repairs, recreation facility, and pool service

Exterior

• Parking: Assigned parking; Guest parking; Two open parking spaces
• Security: Other security features
• Utilities: Cable available
• Home design: Villa; Single-story; First-floor entry; Faces west; Resale condition
• Construction: Built with CBS construction
• Exterior features: Screened porch; Patio; Porch; Waterfront location

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on windows; Unfurnished

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (7.0% below list).
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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: Mirror Lake Elementary School (math 33% / reading 48%, grade F, #1,471 of 2,144 statewide, top 69%, 610 students, 68% FRL); Plantation Middle School (math 20% / reading 39%, grade F, #469 of 571 statewide, top 84%, 572 students, 72% FRL); Plantation High School (math 14% / reading 36%, grade F, #501 of 667 statewide, top 75%, 1,818 students, 68% FRL) — zoned schools average 70% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 48% district-wide (-16 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 559 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $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 99 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $110k; list at $215k implies a 95% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,559 (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 99 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 1973 — 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: 1.03% ✓
• Cap rate: 5.82%
• Cash-on-cash: -1.69%
• DSCR: 0.92
• GRM: 8.1

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: -22.4%
• Equity multiple: 0.25×
• Total profit: $-45,188
• Equity at exit: $32,042

10-year hold

• IRR: -26.2%
• Equity multiple: -0.09×
• Total profit: $-65,717
• Equity at exit: $18,581

Cash invested: $60,172 (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: 559
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,217 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$106 /mo · $1,274/yr
• Insurance: −$90
• HOA: −$513
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-85

Break-even live

Break-even rent $2,324

Max offer price $199,961

Occupancy floor 99%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8423 NW 12th St Unit C67 Plantation, FL	1.0	2.0	1046	$2,050	$1.96	7d	1	0.05mi
8080 NW 10th Ct Plantation, FL	2.0	2.0	1111	$2,300	$2.07	24d	1	0.10mi
8080 NW 10th Ct Plantation, FL	1.0	1.0	862	$1,875	$2.18	20d	1	0.10mi
1140 NW 85th Ave Unit A16 Plantation, FL	2.0	1.5	1065	$1,950	$1.83	24d	1	0.11mi
1171 Lakepointe Lndg Plantation, FL	2.0	1.0–2.0	837	$2,364	$2.82	2d	21	0.14mi
8536 NW 12th Ct Plantation, FL	2.0	2.0	1138	$2,625	$2.31	16d	1	0.22mi
8101 NW 14th St Plantation, FL	1.0–2.0	1.5–2.0	1123	$1,941	$1.73	1d	11	0.27mi
1031 NW 79th Ave #1031 Plantation, FL	2.0	2.0	1062	$2,400	$2.26	18d	1	0.31mi
962 NW 79th Ter Plantation, FL	2.0	2.0	1432	$2,997	$2.09	24d	1	0.40mi
8000 Cleary Blvd Plantation, FL	2.0–3.0	2.0–3.0	1357	$2,548	$1.88	1d	21	0.47mi
8300 Cleary Blvd Plantation, FL	2.0	2.0	1099	$3,032	$2.76	18d	1	0.48mi
8300 Cleary Blvd Plantation, FL	1.0	1.0	760	$2,483	$3.27	2d	1	0.48mi
8300 Cleary Blvd Plantation, FL	1.0	1.0	760	$2,566	$3.38	20d	1	0.48mi
1661 NW 81st Way #1661 Plantation, FL	2.0	2.0	1034	$2,400	$2.32	2d	1	0.48mi
1661 NW 81st Way #1661 Plantation, FL	2.0	2.0	1034	$2,500	$2.42	24d	1	0.48mi
832 NW 86th Ave Plantation, FL	2.0	2.0	1144	$2,913	$2.55	21d	1	0.52mi
832 NW 86th Ave Plantation, FL	1.0	1.0	976	$2,141	$2.19	12d	1	0.52mi
8500 Cleary Blvd Plantation, FL	1.0–3.0	1.0–2.0	1045	$2,293	$2.19	2d	18	0.54mi
1711 N University Dr Plantation, FL	1.0–3.0	1.0–2.0	986	$2,250	$2.28	1d	41	0.56mi
1619 NW 81st Way Unit 1619 Plantation, FL	1.0	1.0	832	$1,925	$2.31	7d	1	0.58mi
1659 NW 81st Way Unit 1659 Plantation, FL	2.0	2.0	1034	$2,400	$2.32	24d	1	0.58mi
651 NW 82nd Ave Plantation, FL	1.0	1.0	919	$2,684	$2.92	21d	1	0.60mi
9000 NW 9th St Plantation, FL	1.0	1.0	800	$2,287	$2.86	20d	1	0.60mi
791 N Pine Island Rd Plantation, FL	2.0–3.0	2.0	1196	$2,000	$1.67	5d	2	0.63mi
601 NW 82nd Ave Plantation, FL	1.0–2.0	1.0–2.5	1073	$2,281	$2.12	2d	10	0.67mi
771 N Pine Island Rd #213 Plantation, FL	2.0	2.5	1385	$2,400	$1.73	5d	1	0.68mi
711 N Pine Island Rd Plantation, FL	1.0–2.0	1.0–2.0	910	$1,700	$1.87	2d	5	0.70mi
711 N Pine Island Rd Plantation, FL	1.0–2.0	1.0–2.0	910	$1,675	$1.84	7d	4	0.70mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$2,100	$1.87	16d	6	0.72mi
510 NW 84th Ave Plantation, FL	2.0–3.0	2.0	1303	$2,800	$2.15	15d	5	0.72mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1137	$2,200	$1.93	10d	7	0.72mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$2,200	$1.96	1d	5	0.72mi
701 N Pine Island Rd #105 Plantation, FL	1.0	1.5	764	$1,650	$2.16	17d	1	0.72mi
751 N Pine Island Rd Plantation, FL	1.0–3.0	1.0–2.0	1003	$2,000	$1.99	24d	2	0.74mi
721 N Pine Island Rd Plantation, FL	2.0	2.0	1058	$1,925	$1.82	17d	2	0.77mi
721 N Pine Island Rd Plantation, FL	1.0–2.0	1.5–2.0	912	$1,700	$1.86	14d	3	0.77mi
721 N Pine Island Rd Plantation, FL	1.0–2.0	1.5–2.0	912	$1,700	$1.86	7d	3	0.77mi
721 N Pine Island Rd #103 Plantation, FL	2.0	2.0	1057	$2,100	$1.99	24d	1	0.77mi
7561 NW 16th St Plantation, FL	2.0	2.0	1080	$1,875	$1.74	21d	3	0.79mi
7561 NW 16th St Plantation, FL	2.0	2.0	1080	$1,950	$1.81	2d	2	0.79mi

HOA detail condo

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

Listing history 19 events

1. 2026-06-18
   days on market $214,900 Active 99 DOM
2. 2026-06-17
   days on market $214,900 Active 98 DOM
3. 2026-06-16
   days on market $214,900 Active 97 DOM
4. 2026-06-15
   days on market $214,900 Active 96 DOM
5. 2026-06-13
   days on market $214,900 Active 94 DOM
6. 2026-06-09
   days on market $214,900 Active 90 DOM
7. 2026-06-07
   days on market $214,900 Active 88 DOM
8. 2026-06-04
   days on market $214,900 Active 85 DOM
9. 2026-06-03
   days on market $214,900 Active 84 DOM
10. 2026-06-02
    days on market $214,900 Active 83 DOM
11. 2026-06-01
    days on market $214,900 Active 82 DOM
12. 2026-05-31
    days on market $214,900 Active 81 DOM
13. 2026-04-17
    price $214,900
14. 2026-03-09
    listed $225,000 Active
15. 2016-04-08
    soldstatus $110,000
16. 2016-03-01
    historical
17. 2016-02-23
    listed $114,500 Active
18. 2014-08-07
    soldstatus $75,500
19. 1995-09-26
    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: $1,274 · $106/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$509/yr (+$42/mo · 40.0%)

ⓘ 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 9/10 Extreme 7 d/yr ≥105°F today · 23 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: $26,600
• − Mortgage interest: −$12,038
• − Property taxes: −$1,274
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,128
• − Management: −$2,128
• − HOA: −$6,156
• − Depreciation: −$6,252
• Taxable loss: −$4,451
• Est. tax savings @ 24.0%: +$1,068
• After-tax cash flow: $53/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: 77,492
• 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

7 events — show timeline

• 2026-04-17 Price Changed $214,900 Beaches MLS
• 2026-03-09 Listed $225,000 Beaches MLS
• 2016-04-08 Sold (Public Records) $110,000 Public Records
• 2016-03-01 Listing Removed — MARMLS
• 2016-02-23 Listed $114,500 MARMLS
• 2014-08-07 Sold (Public Records) $75,500 Public Records
• 1995-09-26 Sold (Public Records) $36,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,274 · +4.1% YoY. Source: county tax records.