6600 Cypress Rd #310 · Plantation, FL 33317

$125,000

1 bd · 2.0 ba · 680 sqft · Condo public records · 22 Days on market

Built 1979 $422/mo HOA · 23% 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 +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 1 Bed, 1.5 Bath ALL AGES condo with BRAND NEW LUXURY VINYL flooring & COMPLETE IMPACT WINDOWS throughout! Favorable layout with generous storage, including a walk-in closet, & flex space. FRESHLY PAINTED throughout entire condo. New disposal in kitchen. BRAND NEW vertical blinds throughout. Building already passed 40-year inspection - NO current or upcoming assessments. SUPERIOR LOCATION - next to Publix Plaza with Starbucks, shops, & dining. Minutes to Plantation Walk, shopping, FLL Airport, & major highways. Secure building & lobby, laundry on same floor as unit, includes oversized storage locker, 1 assigned space & guest parking. Amenities includ

Key facts

• Walk-in closet
• Flex space
• $422 HOA

Tags

• COMPLETE IMPACT WINDOWS
• WALK-IN CLOSET
• FLEX SPACE
• NEW DISPOSAL IN KITCHEN
• BRAND NEW VERTICAL BLINDS
• OVERSIZED STORAGE LOCKER

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Monthly association fee; Association fee covers common areas, legal/accounting, grounds maintenance, structure maintenance, pest control, pool(s), recreation facilities, trash; Community amenities include clubhouse, fitness center, laundry, barbecue, picnic area, pool, storage, and elevator(s)

Exterior

• Parking: Guest parking; One assigned space
• Security: Secured elevator; Intercom; Secured lobby
• Utilities: Has cooling; Has heating
• Home design: 5-story building
• Construction: Block construction; Resale property
• Exterior features: Association pool; Exterior lighting; Property is attached (condo); Entry located on level 3

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Refrigerator; Electric water heater
• Bedrooms: Bedroom on main level
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Blinds and impact-resistant windows; Elevator; Living/dining room; Breakfast area; Main living area on entry level; Tub/shower; Walk-in closet(s); Furnishing negotiable
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (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.
• 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 (+2.8%/yr); 217 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $125k implies a 268% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — 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: 1.45% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.8% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.68×
• Total profit: $-11,092
• Equity at exit: $18,638

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $1,918
• Equity at exit: $10,808

Cash invested: $35,000 (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 33317

• Rents YoY: 2.8%
• Active inventory: 217
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,811 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$422
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $145

Break-even live

Break-even rent $1,628

Max offer price $125,000

Occupancy floor 87%

Sensitivity live

Price	-10% $231	-5% $188	+0% $145	+5% $102	+10% $59
Rent	-10% $2	-5% $74	+0% $145	+5% $217	+10% $288
Rate	-1.0pp $208	-0.5pp $177	base $145	+0.5pp $113	+1.0pp $80

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6500 Cypress Rd Plantation, FL	1.0	1.0–1.5	700	$1,750	$2.50	21d	2	0.05mi
6800 Cypress Rd #305 Plantation, FL	1.0	1.5	708	$1,699	$2.40	26d	1	0.12mi
6851 Cypress Rd Plantation, FL	1.0	1.0	749	$1,650	$2.20	6d	1	0.16mi
6851 Cypress Rd #16 Plantation, FL	1.0	1.0	749	$1,650	$2.20	24d	1	0.16mi
7616 NW 5th St Plantation, FL	1.0–2.0	1.0–2.0	850	$1,860	$2.19	1d	27	1.02mi
6121 NW 11th St Sunrise, FL	2.0	1.0	800	$1,500	$1.88	26d	1	1.14mi
333 N University Dr Plantation, FL	3.0	1.0–2.0	1065	$2,944	$2.76	0d	15	1.34mi
5480 NW 11th St Lauderhill, FL	1.0	1.0	675	$1,570	$2.33	7d	2	1.34mi
5480 NW 11th St Lauderhill, FL	1.0	1.0	675	$1,570	$2.33	23d	2	1.34mi
5480 NW 11th St #306 Lauderhill, FL	1.0	1.0	675	$1,590	$2.36	26d	1	1.35mi
700 SW 78th Ave Plantation, FL	2.0	1.0–2.0	962	$2,615	$2.72	3d	19	1.36mi
730 SW 78th Ave Plantation, FL	1.0–2.0	1.0–2.0	1052	$2,309	$2.19	0d	11	1.38mi
5420 NW 11th St #205 Lauderhill, FL	1.0	1.0	675	$1,990	$2.95	1d	1	1.38mi
7400 NW 13th St Plantation, FL	1.0	1.0	600	$1,400	$2.33	26d	1	1.50mi

HOA detail condo

• Monthly dues: $422 · $5,064/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $125,000 Active 22 DOM
2. 2026-06-18
   days on market $125,000 Active 19 DOM
3. 2026-06-17
   days on market $125,000 Active 18 DOM
4. 2026-06-16
   days on market $125,000 Active 17 DOM
5. 2026-06-15
   days on market $125,000 Active 16 DOM
6. 2026-06-13
   days on market $125,000 Active 14 DOM
7. 2026-06-09
   days on market $125,000 Active 10 DOM
8. 2026-06-08
   days on market $125,000 Active 9 DOM
9. 2026-06-07
   days on market $125,000 Active 8 DOM
10. 2026-06-04
    days on market $125,000 Active 5 DOM
11. 2026-06-03
    days on market $125,000 Active 4 DOM
12. 2026-06-02
    days on market $125,000 Active 3 DOM
13. 2026-06-01
    days on market $125,000 Active 2 DOM
14. 2026-05-31
    remarks 675-char remark
15. 2026-05-31
    listed $125,000 Active 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: $21,736
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − HOA: −$5,064
• − Depreciation: −$3,636
• Taxable income: $56
• Est. tax owed @ 24.0%: −$13
• After-tax cash flow: $1,728/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): 37,950
• Household income: $93,603
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 953.0

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 0.71)
• Race & ethnicity: Hispanic / Latino 37% White 32% Black 23% Two or more races 22% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Cuban 7% Dominican 2%
• Common ancestry: Hispanic 7% Romanian 2% Italian 1%
• Foreign-born: 33% · Canada, Jamaica, South Korea
• Languages at home: 58% English-only · Spanish 30% French/Haitian/Cajun 7% Other Indo-European 2%

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: ▼ -269.35%
• Current HPI: 432.04
• Rent YoY: ▲ 2.80%
• 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

+290.6% since first listed

4 events — show timeline

• 2026-05-30 Listed $125,000 MARMLS
• 1999-05-11 Sold (Public Records) $34,000 Public Records
• 1996-06-07 Sold (Public Records) $33,500 Public Records
• 1990-09-25 Sold (Public Records) $32,000 Public Records

Property tax history

+31.7%/yr

Latest (2025): $195 · +12.1% YoY. Source: county tax records.