879 NW 81st Way #4 · Plantation, FL 33324

$189,900

3 bd · 3.0 ba · 1,800 sqft · Condo public records · 145 Days on market

Built 1980 $700/mo HOA · 22% of rent

---

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 +23.6/30.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CAN'T MISS THIS OPPORTUNITY!!! Beautiful Town house in the heart of Plantation, 3 bedrooms and 2.5 Bathrooms, all tiled first floor, carpet on second floor, very spacious, very bright with large sliding doors in the living room, nice kitchen with space for a daily dinning table, washer and Dryer on first floor, garage for one car, Roof is new 4 years, A/C is 4 years old, very quiet neighborhood, 650 Credit score by association, Close to shopping Center, New Mall 3 blocks away, BUYER WILL PAY THE ASSESMENT!!!! IS TENANT OCCUPIED, MONTH TO MONTH. Assesment is $700 a month for 14 years and the HOA $750 a month.

Key facts

• Large sliding doors
• Washer and dryer
• New a/c

Tags

• FIRST FLOOR
• LARGE SLIDING DOORS
• WASHER AND DRYER
• NEW ROOF
• NEW A/C
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Other: Annual tax amount available
• Financial info: Pets not allowed
• HOA & community: Monthly association fee of $700; Association covers common areas, structure maintenance, and recreation facilities; Clubhouse on site

Exterior

• Parking: 1 covered garage space; Two or more total parking spaces
• Home design: Attached property; 2 stories; Entry level: 1
• Construction: Block construction
• Exterior features: Balcony; Fence; Open balcony/patio

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Upper-level primary bedroom
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Second-floor entry; First-floor entry; Eat-in kitchen; Combined living/dining room; Upper-level primary bedroom
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 (+1.2%/yr); 398 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); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 44% 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 $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 145 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.64% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.05%
• DSCR: 1.36
• GRM: 5.1

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: -6.8%
• Equity multiple: 0.76×
• Total profit: $-12,969
• Equity at exit: $28,315

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,470
• Equity at exit: $16,419

Cash invested: $53,172 (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 33324

• Home prices YoY: -33.5%
• Rents YoY: 1.2%
• Active inventory: 398
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $3,119 high
• Mortgage (P&I): −$996
• Tax from tax record: −$332 /mo · $3,985/yr
• Insurance: −$79
• HOA: −$700
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $357

Break-even live

Break-even rent $2,667

Max offer price $189,900

Occupancy floor 84%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8231 NW 8th Pl #3 Plantation, FL	3.0	2.5	1770	$2,850	$1.61	24d	1	0.05mi
8231 NW 8th Pl #3 Plantation, FL	3.0	2.5	1654	$2,850	$1.72	14d	1	0.05mi
8208 NW 8th Pl Plantation, FL	3.0	2.5	1770	$2,950	$1.67	17d	1	0.06mi
8244 NW 9th St #5 Plantation, FL	4.0	2.5	2020	$3,150	$1.56	24d	1	0.08mi
835 NW 81st Way #5 Plantation, FL	3.0	2.5	1770	$2,600	$1.47	7d	1	0.09mi
8244 NW 9th Ct #8 Fort Lauderdale, FL	4.0	2.5	2080	$3,500	$1.68	24d	1	0.09mi
8253 NW 9th St #3 Plantation, FL	3.0	2.5	1770	$2,800	$1.58	7d	1	0.11mi
833 NW 81st Ter #8 Plantation, FL	4.0	2.5	1770	$2,900	$1.64	20d	1	0.11mi
843 NW 81st Ave #7 Plantation, FL	3.0	2.5	1770	$2,980	$1.68	7d	1	0.14mi
833 NW 81st Ave Plantation, FL	4.0	2.5	1770	$3,250	$1.84	14d	1	0.15mi
833 NW 81st Ave #4 Plantation, FL	4.0	2.5	1770	$3,250	$1.84	22d	1	0.15mi
833 NW 81st Ave #4 Plantation, FL	3.0	2.5	1770	$3,600	$2.03	18d	1	0.15mi
8344 NW 7th Pl Unit 8344 Plantation, FL	3.0	2.5	1627	$4,199	$2.58	24d	1	0.19mi
8000 Cleary Blvd Plantation, FL	2.0–3.0	2.0–3.0	1357	$3,292	$2.43	1d	21	0.30mi
8500 Cleary Blvd Plantation, FL	1.0–3.0	1.0–2.0	1045	$3,549	$3.40	2d	18	0.33mi
962 NW 79th Ter Plantation, FL	2.0	2.0	1432	$2,997	$2.09	24d	1	0.39mi
1114 NW 79th Dr Plantation, FL	3.0	2.5	1624	$3,000	$1.85	7d	1	0.41mi
791 N Pine Island Rd Plantation, FL	2.0–3.0	2.0	1196	$2,400	$2.01	5d	2	0.42mi
791 N Pine Island Rd #306 Plantation, FL	3.0	2.0	1320	$2,400	$1.82	12d	1	0.42mi
7903 NW 7th Ct Unit 7903 Plantation, FL	3.0	2.5	1340	$2,800	$2.09	22d	1	0.44mi
576 Westree Ln Plantation, FL	3.0	2.5	1651	$3,250	$1.97	24d	1	0.44mi
601 NW 82nd Ave Plantation, FL	1.0–2.0	1.0–2.5	1073	$3,473	$3.24	3d	10	0.46mi
7885 NW 7th Ct #406 Plantation, FL	3.0	2.5	1340	$2,800	$2.09	11d	1	0.46mi
568 N University Dr #568 Plantation, FL	3.0	2.5	1589	$3,500	$2.20	22d	1	0.47mi
568 N University Dr #568 Plantation, FL	3.0	2.5	1589	$3,250	$2.05	7d	1	0.47mi
771 N Pine Island Rd #213 Plantation, FL	2.0	2.5	1385	$2,400	$1.73	5d	1	0.47mi
537 N University Dr #71 Plantation, FL	3.0	2.5	1830	$3,000	$1.64	5d	1	0.48mi
537 N University Dr #71 Plantation, FL	3.0	2.5	1830	$3,250	$1.78	24d	1	0.48mi
8101 NW 14th St Plantation, FL	1.0–2.0	1.5–2.0	1123	$2,619	$2.33	1d	11	0.49mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1137	$3,600	$3.17	11d	7	0.51mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$3,200	$2.85	17d	6	0.51mi
510 NW 84th Ave Plantation, FL	2.0–3.0	2.0	1303	$3,200	$2.46	15d	5	0.51mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$3,200	$2.85	1d	5	0.51mi
9161 Vineyard Lake Dr Unit 9161 Plantation, FL	3.0	2.5	1765	$4,000	$2.27	24d	1	0.51mi
1125 NW 78th Ave Plantation, FL	4.0	2.5	2364	$3,500	$1.48	24d	1	0.53mi
751 N Pine Island Rd Plantation, FL	1.0–3.0	1.0–2.0	1003	$2,400	$2.39	24d	2	0.53mi
9023 Vineyard Lake Dr Plantation, FL	3.0	2.5	1739	$3,500	$2.01	1d	1	0.58mi
9023 Vineyard Lake Dr Plantation, FL	3.0	2.5	1739	$3,500	$2.01	7d	1	0.58mi
9087 Vineyard Lake Dr Plantation, FL	3.0	2.5	1590	$3,350	$2.11	24d	1	0.65mi
845 NW 91st Ter Unit 845 Plantation, FL	3.0	2.5	1515	$3,500	$2.31	24d	1	0.72mi

HOA detail condo

• Monthly dues: $700 · $8,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 44 events

1. 2026-06-18
   days on market $189,900 Active 145 DOM
2. 2026-06-17
   days on market $189,900 Active 144 DOM
3. 2026-06-16
   days on market $189,900 Active 143 DOM
4. 2026-06-15
   days on market $189,900 Active 142 DOM
5. 2026-06-13
   days on market $189,900 Active 140 DOM
6. 2026-06-09
   days on market $189,900 Active 136 DOM
7. 2026-06-07
   days on market $189,900 Active 134 DOM
8. 2026-06-04
   days on market $189,900 Active 131 DOM
9. 2026-06-03
   days on market $189,900 Active 130 DOM
10. 2026-06-02
    days on market $189,900 Active 129 DOM
11. 2026-06-01
    days on market $189,900 Active 128 DOM
12. 2026-05-31
    days on market $189,900 Active 127 DOM
13. 2026-03-25
    price $189,900
14. 2026-03-11
    price $193,900
15. 2026-02-13
    price $196,900
16. 2026-01-24
    listed $215,000 Active
17. 2026-01-08
    historical
18. 2025-07-22
    listed $220,000 Active
19. 2025-05-22
    historical
20. 2025-03-22
    listed $199,900 Active
21. 2025-01-18
    historical
22. 2024-10-29
    price $213,000
23. 2024-09-19
    price $215,000
24. 2024-09-02
    price $220,000
25. 2024-09-01
    status Active
26. 2024-08-26
    status Pending
27. 2024-07-18
    listed $215,000 Active
28. 2024-01-05
    soldstatus $185,000 Closed
29. 2024-01-02
    soldstatus $185,000
30. 2023-11-30
    status Pending
31. 2023-11-13
    status Active
32. 2023-11-07
    status Pending
33. 2023-11-02
    price $200,000
34. 2023-10-26
    historical $2,800
35. 2023-09-17
    price $347,999
36. 2023-08-30
    price $2,800
37. 2023-08-30
    price $234,999
38. 2023-08-30
    price $232,999
39. 2023-08-29
    listed $2,600
40. 2023-08-15
    listed $279,999 Active
41. 2005-08-03
    soldstatus $247,000
42. 1997-06-20
    soldstatus $73,500
43. 1988-02-08
    soldstatus $66,500
44. 1988-02-01
    soldstatus $66,500

ⓘ 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: $3,985 · $332/mo
• Projected year-2 tax: $3,985 · $332/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $37,426
• − Mortgage interest: −$10,637
• − Property taxes: −$3,985
• − Insurance: −$950
• − Repairs & maintenance: −$2,994
• − Management: −$2,994
• − HOA: −$8,400
• − Depreciation: −$5,524
• Taxable income: $1,942
• Est. tax owed @ 24.0%: −$466
• After-tax cash flow: $3,816/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

Price history

+185.6% since first listed

32 events — show timeline

• 2026-03-25 Price Changed $189,900 MARMLS
• 2026-03-11 Price Changed $193,900 MARMLS
• 2026-02-13 Price Changed $196,900 MARMLS
• 2026-01-24 Listed $215,000 MARMLS
• 2026-01-08 Listing Removed — MARMLS
• 2025-07-22 Listed $220,000 MARMLS
• 2025-05-22 Listing Removed — MARMLS
• 2025-03-22 Listed $199,900 MARMLS
• 2025-01-18 Listing Removed — MARMLS
• 2024-10-29 Price Changed $213,000 MARMLS
• 2024-09-19 Price Changed $215,000 MARMLS
• 2024-09-02 Price Changed $220,000 MARMLS
• 2024-09-01 Relisted — MARMLS
• 2024-08-26 Pending — MARMLS
• 2024-07-18 Listed $215,000 MARMLS
• 2024-01-05 Sold (MLS) $185,000 MARMLS
• 2024-01-02 Sold (Public Records) $185,000 Public Records
• 2023-11-30 Pending — MARMLS
• 2023-11-13 Relisted — MARMLS
• 2023-11-07 Pending — MARMLS
• 2023-11-02 Price Changed $200,000 MARMLS
• 2023-10-26 Rental Removed $2,800 MARMLS
• 2023-09-17 Price Changed $347,999 MARMLS
• 2023-08-30 Price Changed $2,800 MARMLS
• 2023-08-30 Price Changed $234,999 MARMLS
• 2023-08-30 Price Changed $232,999 MARMLS
• 2023-08-29 Listed for Rent $2,600 MARMLS
• 2023-08-15 Listed $279,999 MARMLS
• 2005-08-03 Sold (Public Records) $247,000 Public Records
• 1997-06-20 Sold (Public Records) $73,500 Public Records
• 1988-02-08 Sold (Public Records) $66,500 Public Records
• 1988-02-01 Sold (Public Records) $66,500 Public Records

Property tax history

+8.8%/yr

Latest (2025): $3,985 · +9.0% YoY. Source: county tax records.