None · Plantation, FL 33324

$235,000

2 bd · 2.0 ba · 850 sqft · Condo public records · 1 Days on market

Built 1983

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.4/30.0
• 1% rule +4.9/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Key facts

• Pool
• Built 1983

Property features AI

Exterior

• Home design: Condo in a 4-story building
• Construction: Building has an elevator
• Exterior features: Community pool

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Condo unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $-402 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (0.8% below list).
• Recommended offer: $233k (0.8% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 3.4% in Plantation — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 rising (+1.2%/yr); 398 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 33% of the median local income ($85k/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 $2k of loan paydown is wiped out by about $7k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $233,023 (0.8% 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 4.24%
• Cash-on-cash: -7.33%
• DSCR: 0.67
• GRM: 8.4

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: -31.8%
• Equity multiple: -0.02×
• Total profit: $-67,355
• Equity at exit: $35,039

10-year hold

• IRR: -52.7%
• Equity multiple: -0.61×
• Total profit: $-106,094
• Equity at exit: $20,319

Cash invested: $65,800 (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: 398
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,330 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA est. from 1 same-building comp: −$619
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-402

Break-even live

Break-even rent $2,839

Max offer price $176,809

Occupancy floor —

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10451 W Broward Blvd #306 Plantation, FL	2.0	2.0	1000	$2,200	$2.20	1d	1	0.03mi
10401 W Broward Blvd #301 Plantation, FL	3.0	2.0	1100	$2,650	$2.41	24d	1	0.07mi
145 SW 96th Ter Unit 145 Plantation, FL	2.0	1.5	1110	$2,500	$2.25	2d	1	0.67mi
192 SW 96th Ave Unit 192 Plantation, FL	2.0	2.5	1110	$2,600	$2.34	10d	1	0.76mi
10709 Cleary Blvd Plantation, FL	2.0–3.0	2.0	1008	$2,195	$2.18	10d	2	0.80mi
10709 Cleary Blvd Plantation, FL	2.0–3.0	2.0	1008	$2,100	$2.08	7d	2	0.80mi
10709 Cleary Blvd #211 Plantation, FL	3.0	2.0	1090	$2,400	$2.20	24d	1	0.80mi
10717 Cleary Blvd Plantation, FL	1.0	1.0	734	$1,740	$2.37	14d	2	0.83mi
10717 Cleary Blvd #202 Plantation, FL	1.0	1.0	734	$1,780	$2.43	1d	1	0.84mi
10773 Cleary Blvd Plantation, FL	2.0–3.0	2.0	1008	$2,100	$2.08	2d	2	0.85mi
10773 Cleary Blvd #204 Plantation, FL	2.0	2.0	926	$2,100	$2.27	24d	1	0.86mi
9733 NW 7th Cir Plantation, FL	3.0	1.0–2.0	1043	$2,707	$2.59	1d	29	0.88mi
801 NW 108th Ave Plantation, FL	1.0–3.0	1.0–2.5	1135	$2,474	$2.18	3d	29	0.90mi
10733 Cleary Blvd Plantation, FL	2.0	2.0	926	$1,945	$2.10	4d	2	0.91mi
10733 Cleary Blvd Plantation, FL	2.0–3.0	2.0	1008	$1,990	$1.97	20d	2	0.91mi
10749 Cleary Blvd Plantation, FL	2.0	2.0	965	$2,075	$2.15	2d	2	0.91mi
11000 Cameron Ct Davie, FL	1.0–3.0	1.0–2.0	1024	$2,520	$2.46	1d	26	1.00mi
1 Jacaranda Dr #202 Fort Lauderdale, FL	2.0	2.0	900	$1,800	$2.00	16d	1	1.05mi
21 Jacaranda Dr #224 Fort Lauderdale, FL	2.0	2.0	900	$2,499	$2.78	24d	1	1.06mi
11749 Terra Bella Blvd Plantation, FL	2.0	2.0	930	$2,650	$2.85	7d	1	1.08mi
200 Jacaranda Dr Unit B1 Plantation, FL	1.0	1.0	810	$1,900	$2.35	13d	1	1.09mi
250 Jacaranda Dr Plantation, FL	2.0	2.0	1015	$2,300	$2.27	16d	1	1.15mi
250 Jacaranda Dr #608 Plantation, FL	2.0	2.0	1015	$2,250	$2.22	11d	1	1.15mi
250 Jacaranda Dr Plantation, FL	2.0	2.0	1015	$2,275	$2.24	3d	2	1.16mi
704 NW 92nd Ave Plantation, FL	2.0	2.0	1097	$2,400	$2.19	24d	1	1.19mi
704 NW 92nd Ave #704 Plantation, FL	2.0	2.0	1097	$2,350	$2.14	1d	1	1.19mi
759 NW 92nd Ave #759 Plantation, FL	1.0	1.0	805	$1,900	$2.36	10d	1	1.19mi
759 NW 92nd Ave #759 Plantation, FL	1.0	1.0	805	$1,900	$2.36	7d	1	1.19mi
705 NW 91st Ter Plantation, FL	2.0	2.0	1097	$2,400	$2.19	10d	1	1.19mi
729 NW 92nd Ave Plantation, FL	2.0	2.0	1097	$2,300	$2.10	24d	1	1.19mi
708 NW 92nd Ave Plantation, FL	1.0	1.0	805	$1,850	$2.30	7d	1	1.20mi
2641 N Flamingo Rd Plantation, FL	2.0	2.0	1102	$3,175	$2.88	16d	4	1.32mi
2641 N Flamingo Rd Plantation, FL	2.0	2.0	1102	$2,997	$2.72	1d	3	1.32mi
9001 Jacaranda Ln #107 Plantation, FL	2.0	2.0	960	$2,250	$2.34	24d	1	1.33mi
150 SW 91st Ave Plantation, FL	1.0–3.0	1.0–2.0	962	$2,438	$2.53	1d	19	1.34mi
9050 Jacaranda Ln #8 Plantation, FL	1.0	1.0	721	$1,725	$2.39	7d	1	1.36mi
9050 Jacaranda Ln #8 Plantation, FL	1.0	1.0	721	$1,725	$2.39	24d	1	1.36mi
461 NW 87th Rd Plantation, FL	1.0–2.0	1.0–2.0	951	$2,420	$2.54	2d	8	1.39mi
8760 NW 4th St Plantation, FL	1.0	1.0	774	$2,250	$2.91	2d	11	1.40mi
731 N Pine Island Rd Plantation, FL	1.0–2.0	1.5–2.0	910	$2,300	$2.53	7d	3	1.41mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 1 events

1. 2026-06-18
   listed $235,000 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,963
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − HOA: −$7,428
• − Depreciation: −$6,836
• Taxable loss: −$8,639
• Est. tax savings @ 24.0%: +$2,073
• After-tax cash flow: $-2,752/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