301 N Pine Island Rd #107 · Plantation, FL 33324

$175,000

1 bd · 2.0 ba · 850 sqft · Condo public records · 55 Days on market

Built 1974 $466/mo HOA · 22% 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 +12.3/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +3.7/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1 Bed 1.5 Bath ground floor condo at Raintree Forest Condominium, a superbly managed neighborly community nearby every imaginable amenity type and major S FLA thoroughfare. Be it a stay-at-home-cation for a swim at the pool, a muscle-relax in the hot tub, a leisure stroll along the tropical garden-lined trails nestled between neighboring RTF residences, or a vacation flight departing from nearby Fort Lauderdale-Hollywood International Airport, living at Raintree Forest Condominium is not just a place to call home, but a pleasurable South Florida lifestyle experience each day. I am a motivated seller with forty-plus year experience as a Real Estate Broker and Agent who would like to stress,

Key facts

• $466 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• HOA & community: Association: Raintree Forest Condominium; Monthly HOA fee; HOA includes insurance, grounds and structure maintenance, roof repairs, sewer, trash, water, and common area maintenance; Community amenities: clubhouse, parking, pool, spa/hot tub; Pets allowed with breed restrictions; cats and dogs OK

Exterior

• Parking: Assigned parking (2 spaces)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Underground utilities
• Home design: Condominium; Resale property; 2-story building; First-floor entry; Faces east
• Construction: Block and stucco construction; Rolled/hot mop roof
• Exterior features: Screened porch; Porch; City street frontage; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closet(s); Blinds
• Laundry & utility: Inside laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-32 ($-383/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (3.2% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $169k (3.2% below list) — sets the bar for cash-flow.
• Cap rate 6.1% 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: Peters Elementary School (math 31% / reading 43%, grade F, #1,609 of 2,144 statewide, top 77%, 623 students, 74% 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 71% FRL vs 51% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 48% district-wide (-17 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.2%/yr); 408 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 55 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

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→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,369 (3.2% 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 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.20% ✓
• Cap rate: 6.07%
• Cash-on-cash: -0.78%
• DSCR: 0.97
• GRM: 6.9

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: -20.2%
• Equity multiple: 0.31×
• Total profit: $-33,741
• Equity at exit: $26,093

10-year hold

• IRR: -19.3%
• Equity multiple: 0.08×
• Total profit: $-45,239
• Equity at exit: $15,131

Cash invested: $49,000 (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 33324

• Home prices YoY: -33.5%
• Rents YoY: 1.2%
• Active inventory: 408
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,104 high
• Mortgage (P&I): −$918
• Tax from tax record: −$238 /mo · $2,851/yr
• Insurance: −$73
• HOA: −$466
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-32

Break-even live

Break-even rent $2,145

Max offer price $169,369

Occupancy floor 97%

Sensitivity live

Price	-10% $67	-5% $18	+0% $-32	+5% $-81	+10% $-131
Rent	-10% $-198	-5% $-115	+0% $-32	+5% $51	+10% $134
Rate	-1.0pp $56	-0.5pp $13	base $-32	+0.5pp $-77	+1.0pp $-123

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 N Pine Island Rd #156 Plantation, FL	2.0	1.5	1010	$1,950	$1.93	26d	1	0.03mi
8760 NW 4th St Plantation, FL	1.0	1.0	774	$2,250	$2.91	0d	8	0.12mi
150 SW 91st Ave Plantation, FL	1.0–3.0	1.0–2.0	962	$1,893	$1.97	3d	19	0.23mi
2641 N Flamingo Rd Plantation, FL	2.0	2.0	1102	$3,175	$2.88	18d	4	0.23mi
2641 N Flamingo Rd Plantation, FL	2.0	2.0	1102	$2,997	$2.72	3d	3	0.23mi
1 S Pine Island Rd Plantation, FL	2.0	1.0–2.0	922	$2,238	$2.43	3d	13	0.25mi
461 NW 87th Rd Plantation, FL	1.0–2.0	1.0–2.0	951	$1,965	$2.07	0d	8	0.25mi
731 N Pine Island Rd Plantation, FL	1.0–2.0	1.5–2.0	910	$1,675	$1.84	9d	3	0.30mi
731 N Pine Island Rd Plantation, FL	1.0–2.0	1.5–2.0	910	$1,700	$1.87	6d	2	0.30mi
731 N Pine Island Rd #401 Plantation, FL	2.0	2.0	1057	$2,300	$2.18	17d	1	0.30mi
721 N Pine Island Rd Plantation, FL	1.0–2.0	1.5–2.0	912	$1,700	$1.86	16d	3	0.33mi
721 N Pine Island Rd Plantation, FL	1.0–2.0	1.5–2.0	910	$1,700	$1.87	0d	2	0.33mi
721 N Pine Island Rd Plantation, FL	2.0	2.0	1058	$1,925	$1.82	19d	2	0.33mi
721 N Pine Island Rd #103 Plantation, FL	2.0	2.0	1057	$2,100	$1.99	26d	1	0.34mi
701 N Pine Island Rd #105 Plantation, FL	1.0	1.5	764	$1,650	$2.16	19d	1	0.36mi
711 N Pine Island Rd Plantation, FL	1.0–2.0	1.0–2.0	910	$1,675	$1.84	9d	4	0.38mi
711 N Pine Island Rd Plantation, FL	1.0–2.0	1.0–2.0	910	$1,700	$1.87	4d	5	0.38mi
751 N Pine Island Rd Plantation, FL	1.0–3.0	1.0–2.0	1003	$2,000	$1.99	26d	2	0.38mi
771 N Pine Island Rd #211 Plantation, FL	1.0	1.0	687	$1,700	$2.47	26d	1	0.41mi
1 Jacaranda Dr #202 Fort Lauderdale, FL	2.0	2.0	900	$1,800	$2.00	18d	1	0.42mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$2,100	$1.87	18d	6	0.44mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1137	$2,200	$1.93	12d	7	0.44mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$2,200	$1.96	0d	6	0.44mi
510 NW 84th Ave Plantation, FL	2.0–3.0	2.0	1303	$2,800	$2.15	17d	5	0.44mi
21 Jacaranda Dr #224 Fort Lauderdale, FL	2.0	2.0	900	$2,499	$2.78	26d	1	0.46mi
791 N Pine Island Rd Plantation, FL	2.0–3.0	2.0	1196	$2,000	$1.67	7d	2	0.47mi
601 NW 82nd Ave Plantation, FL	1.0–2.0	1.0–2.5	1073	$2,222	$2.07	0d	9	0.47mi
250 Jacaranda Dr #608 Plantation, FL	2.0	2.0	1015	$2,250	$2.22	0d	1	0.47mi
250 Jacaranda Dr #608 Plantation, FL	2.0	2.0	1015	$2,250	$2.22	13d	1	0.47mi
250 Jacaranda Dr Plantation, FL	2.0	2.0	1015	$2,300	$2.27	18d	1	0.47mi
333 N University Dr Plantation, FL	3.0	1.0–2.0	1065	$2,944	$2.76	0d	15	0.49mi
651 NW 82nd Ave Plantation, FL	1.0	1.0	919	$2,684	$2.92	23d	1	0.53mi
651 NW 82nd Ave Plantation, FL	2.0	2.0	1103	$3,256	$2.95	0d	1	0.53mi
8500 Cleary Blvd Plantation, FL	1.0–3.0	1.0–2.0	1045	$2,293	$2.19	0d	21	0.54mi
200 Jacaranda Dr Unit B1 Plantation, FL	1.0	1.0	810	$1,900	$2.35	15d	1	0.54mi
405 S Pine Island Rd Unit 406D Plantation, FL	1.0	1.0	656	$1,800	$2.74	9d	1	0.54mi
405 S Pine Island Rd Unit 308D Plantation, FL	1.0	1.0	656	$1,750	$2.67	22d	1	0.54mi
405 S Pine Island Rd Unit 308D Plantation, FL	1.0	1.0	656	$1,650	$2.52	4d	1	0.54mi
455 S Pine Island Rd Unit 307C Plantation, FL	2.0	2.0	1021	$1,900	$1.86	26d	1	0.59mi
8300 Cleary Blvd Plantation, FL	1.0	1.0	760	$2,483	$3.27	4d	1	0.61mi

HOA detail condo

• Monthly dues: $466 · $5,592/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $175,000 Active 55 DOM
2. 2026-06-18
   days on market $175,000 Active 52 DOM
3. 2026-06-17
   days on market $175,000 Active 51 DOM
4. 2026-06-16
   days on market $175,000 Active 50 DOM
5. 2026-06-15
   days on market $175,000 Active 49 DOM
6. 2026-06-13
   days on market $175,000 Active 47 DOM
7. 2026-06-09
   days on market $175,000 Active 43 DOM
8. 2026-06-08
   days on market $175,000 Active 42 DOM
9. 2026-06-07
   days on market $175,000 Active 41 DOM
10. 2026-06-04
    days on market $175,000 Active 38 DOM
11. 2026-06-03
    days on market $175,000 Active 37 DOM
12. 2026-06-02
    days on market $175,000 Active 36 DOM
13. 2026-06-01
    days on market $175,000 Active 35 DOM
14. 2026-05-31
    days on market $175,000 Active 34 DOM
15. 2026-04-27
    listed $175,000 Active
16. 2006-09-08
    soldstatus $178,500
17. 1998-11-12
    soldstatus $48,000
18. 1990-05-16
    soldstatus $38,900

ⓘ 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: $2,851 · $238/mo
• Projected year-2 tax: $2,851 · $238/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 · 28 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: $25,251
• − Mortgage interest: −$9,803
• − Property taxes: −$2,851
• − Insurance: −$875
• − Repairs & maintenance: −$2,020
• − Management: −$2,020
• − HOA: −$5,592
• − Depreciation: −$5,091
• Taxable loss: −$3,001
• Est. tax savings @ 24.0%: +$720
• After-tax cash flow: $338/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

+349.9% since first listed

4 events — show timeline

• 2026-04-27 Listed $175,000 Beaches MLS
• 2006-09-08 Sold (Public Records) $178,500 Public Records
• 1998-11-12 Sold (Public Records) $48,000 Public Records
• 1990-05-16 Sold (Public Records) $38,900 Public Records

Property tax history

+10.6%/yr

Latest (2025): $2,851 · +3.9% YoY. Source: county tax records.