4891 NW 5th St · Plantation, FL 33317

$475,000

3 bd · 2.0 ba · 1,806 sqft · SingleFamily public records · 1 Days on market

Built 1961 0.26 ac lot Est $547k · 13% under

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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).

• ARV discount +13.4/15.0
• Cash flow +13.2/30.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +4.0/10.0
• Rent growth +3.2/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on an oversized corner lot in the heart of Plantation, this lovingly maintained home is being offered by its original owners and showcases true pride of ownership. Featuring impact windows throughout and a spacious, functional layout, this home provides the perfect foundation for families, entertaining, and everyday living. A rare opportunity to own a well-cared-for property and customize it to your personal style, this home is a blank canvas ready for your vision. The expansive backyard offers plenty of room for a pool, outdoor kitchen, or the backyard retreat of your dreams. Ideally located near parks, shopping, dining, major highways, and highly rated schools, this home combines

Key facts

• Oversized corner lot
• Near dining
• Near shopping

Tags

• OVERSIZED CORNER LOT
• IMPACT WINDOWS
• EXPANSIVE BACKYARD
• NEAR PARKS
• NEAR SHOPPING
• NEAR DINING

Property features AI

Finance

• HOA & community: Street lights; Sidewalks; Pets allowed

Exterior

• Parking: Driveway; Carport (1 covered space)
• Utilities: Public water; Public sewer
• Home design: Single-story home; Resale property
• Construction: Block construction; Flat and tile roof
• Exterior features: Exterior lighting; Quarter to half acre lot; South-facing

Interior

• Kitchen: Built-in oven; Refrigerator
• Bedrooms: Primary bedroom on main level
• Flooring: Terrazzo
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: First floor entry; Main-level primary bedroom; Bedroom on main level; Attic; Attic space; Florida room; Family room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $475k.

Deal economics

• At list price, monthly cash flow is $-12 ($-142/yr) — negative.
• To cash-flow at today's rent, offer at most $473k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $361k (24.1% below list).
• Recommended offer: $361k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 rising (+2.8%/yr); 209 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $3,606/mo this rent would consume 46% of the median local household income ($94k/yr) (locally 953% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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.
• Current owner paid $28k; list at $475k implies a 1596% 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 $360,597 (24.1% 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. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.76% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 1.00
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $547,218
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4500 NW 7th St	0.46mi	3/2.0	1,846 (+2%)	11mo	$560,000	$303	65
342 NW 47th Ave	0.33mi	4/2.0 (+1)	1,984 (+10%)	6mo	$395,000	$199	58
361 NW 49th Ave	0.17mi	3/2.0	1,591 (-12%)	20mo	$520,000	$327	56
4800 NW 2nd Pl	0.33mi	4/2.0 (+1)	1,674 (-7%)	16mo	$410,000	$245	54
460 NW 45th Ter	0.42mi	4/2.0 (+1)	1,889 (+5%)	18mo	$460,000	$244	53
4330 NW 7th Ct	0.59mi	4/2.0 (+1)	2,013 (+12%)	16mo	$610,000	$303	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-78,651
• Equity at exit: $70,824

10-year hold

• IRR: -9.0%
• Equity multiple: 0.45×
• Total profit: $-73,247
• Equity at exit: $41,069

Cash invested: $133,000 (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: 209
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $3,606 high
• Mortgage (P&I): −$2,491
• Tax from tax record: −$172 /mo · $2,060/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$757
• Net cashflow: $-12

Break-even live

Break-even rent $3,621

Max offer price $472,917

Occupancy floor 95%

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4890 NW 7th St Unit 2 Plantation, FL	2.0	1.0	2261	$2,300	$1.02	20d	1	0.23mi
510 E Acre Dr Plantation, FL	3.0	2.0	1450	$4,600	$3.17	13d	1	0.23mi
510 E Acre Dr Plantation, FL	3.0	2.0	1450	$3,950	$2.72	10d	1	0.23mi
545 NW 46th Ave Plantation, FL	3.0	2.0	1442	$4,000	$2.77	24d	1	0.34mi
217 E Acre Dr Plantation, FL	3.0	2.0	1726	$4,500	$2.61	24d	1	0.36mi
217 E Acre Dr Plantation, FL	3.0	2.0	1726	$4,500	$2.61	2d	1	0.36mi
913 NW 45th Ter Unit 913 Plantation, FL	3.0	2.5	1616	$3,525	$2.18	24d	1	0.56mi
4384 NW 9th St Unit 4384 Plantation, FL	3.0	2.5	1616	$3,550	$2.20	24d	1	0.63mi
309 NW 43rd Ave Plantation, FL	3.0	2.0	1234	$3,500	$2.84	24d	1	0.63mi
4393 NW 9th St Unit 4393 Plantation, FL	3.0	2.5	1616	$3,500	$2.17	24d	1	0.64mi
4411 W Broward Blvd Plantation, FL	2.0	2.0	1349	$2,800	$2.08	24d	1	0.70mi
681 NW 42nd Ave Plantation, FL	3.0	2.5	1558	$2,950	$1.89	24d	1	0.73mi
677 NW 42nd Ave #677 Plantation, FL	3.0	2.5	1672	$2,500	$1.50	24d	1	0.75mi
677 NW 42nd Ave #677 Plantation, FL	3.0	2.5	1672	$2,400	$1.44	7d	1	0.75mi
1101 NW 55th Ave Lauderhill, FL	4.0	2.0	2443	$2,800	$1.15	19d	1	0.83mi
335 N State Road 7 Plantation, FL	1.0–3.0	1.0–2.0	1051	$3,000	$2.85	1d	26	0.88mi
410 SW 55th Ave Plantation, FL	3.0	2.0	1856	$5,500	$2.96	21d	1	0.97mi
1321 NW 50th Ave Lauderhill, FL	3.0	2.0	2030	$2,700	$1.33	5d	1	0.99mi
4044 NW 11th St Unit 4044 Lauderhill, FL	3.0	2.5	1496	$2,600	$1.74	16d	1	1.00mi
3811 NW 6th Pl Lauderhill, FL	3.0	2.0	1528	$3,900	$2.55	5d	1	1.02mi
4032 NW 11th St Unit 4032 Lauderhill, FL	3.0	2.5	1496	$2,800	$1.87	24d	1	1.02mi
3860 NW 8th Pl Lauderhill, FL	3.0	1.0	1241	$2,700	$2.18	21d	1	1.02mi
600 NW 38th Ave Lauderhill, FL	4.0	2.0	1428	$2,700	$1.89	24d	1	1.09mi
4002 NW 11th Dr Plantation, FL	3.0	2.5	1496	$2,900	$1.94	24d	1	1.10mi
5804 NW 14th St Sunrise, FL	3.0	2.0	1682	$3,450	$2.05	24d	1	1.13mi
192 SW 62nd Ter Plantation, FL	3.0	2.0	2252	$4,350	$1.93	24d	1	1.14mi
192 SW 62nd Ter Plantation, FL	3.0	2.0	2252	$4,200	$1.87	3d	1	1.14mi
1530 NW 47th Ave Lauderhill, FL	3.0	2.0	1439	$3,000	$2.08	24d	1	1.16mi
5820 NW 14th Ct Unit 1 Lauderhill, FL	2.0	1.0	1821	$1,950	$1.07	24d	1	1.17mi
5640 NW 15th St Unit 3 Lauderhill, FL	2.0	1.0	2215	$1,950	$0.88	24d	1	1.17mi
4350 NW 14th St Lauderhill, FL	3.0	3.0	1590	$3,000	$1.89	4d	1	1.17mi
4350 NW 14th St Lauderhill, FL	3.0	3.0	1590	$3,500	$2.20	24d	1	1.17mi
3651 NW 8th Ct Lauderhill, FL	3.0	2.0	1369	$3,500	$2.56	17d	1	1.18mi
3651 NW 8th Ct Lauderhill, FL	3.0	2.0	1369	$3,250	$2.37	5d	1	1.18mi
1630 NW 52nd Ave Lauderhill, FL	2.0	1.0	2265	$2,000	$0.88	24d	1	1.19mi
5641 NW 15th St Unit 3 Lauderhill, FL	2.0	1.0	2260	$2,200	$0.97	24d	1	1.20mi
4330 SW 7th St Plantation, FL	3.0	2.0	2148	$5,000	$2.33	24d	1	1.22mi
5941 NW 14th Ct Unit 1 Sunrise, FL	3.0	2.0	2617	$3,500	$1.34	10d	1	1.27mi
5941 NW 14th Ct Sunrise, FL	3.0	2.0	2617	$3,500	$1.34	3d	1	1.27mi
5680 SW 7th St Plantation, FL	3.0	3.0	2372	$5,900	$2.49	16d	1	1.30mi

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $475,000 Active 1 DOM

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,060 · $172/mo
• Projected year-2 tax: $3,942 · $329/mo
• Expected delta: +$1,883/yr (+$157/mo · 91.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,272
• − Mortgage interest: −$26,607
• − Property taxes: −$2,060
• − Insurance: −$2,375
• − Repairs & maintenance: −$3,462
• − Management: −$3,462
• − Depreciation: −$13,818
• Taxable loss: −$8,512
• Est. tax savings @ 24.0%: +$2,043
• After-tax cash flow: $1,901/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

+1596.4% since first listed

2 events — show timeline

• 2026-06-17 Listed $475,000 MARMLS
• 1970-11-01 Sold (Public Records) $28,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,060 · +2.7% YoY. Source: county tax records.