4621 SW 22nd St · West Park, FL 33023

$325,000

3 bd · 2.0 ba · 1,518 sqft · SingleFamily public records · 12 Days on market

Built 1960 0.30 ac lot Est $373k · 13% under

---

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 +14.0/30.0
• ARV discount +13.3/15.0
• 1% rule +5.0/10.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL – PRIME VALUE-ADD OPPORTUNITY IN WEST PARK Great opportunity to acquire a 3-bedroom, 2-bath single-family home situated on a generously sized ~0.3-acre lot in the heart of West Park. This property offers strong potential for renovation, expansion, or redevelopment. The home is being sold as-is, and presents an ideal project for investors, contractors, or buyers looking to customize a property to their specifications. Property is currently occupied by heirs / no interior access at this time. All information is based on public records – buyer to verify. Do not disturb occupants. Located in a growing area with increasing demand, this property is surrounded by comp

Key facts

• Generously sized lot
• Growing area
• 0.3 acre lot

Tags

• GENEROUSLY SIZED LOT
• GROWING AREA

Property features AI

Exterior

• Parking: Has carport (1 space); Driveway; 1 covered parking space
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces south; Effective year built
• Construction: Block construction
• Exterior features: Porch; Open porch/patio

Interior

• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Has cooling
• Interior features: Bedroom on main level; First floor entry; Tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $42 ($503/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $325k).

Location & tenants

• Location reads 74/100 on livability (#280 in FL, #4,501 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment D+, amenities F.
• 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 flat; 287 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); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $3,265/mo this rent would consume 52% of the median local household income ($75k/yr) (locally 2567% 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 $2k of loan paydown is wiped out by about $10k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $28k; list at $325k implies a 1082% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $325,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.00% ✓
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $373,428
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4250 SW 24th St	0.30mi	3/2.0	1,428 (-6%)	1mo	$337,500	$236	75
4531 SW 20th St	0.12mi	3/2.0	1,736 (+14%)	3mo	$427,299	$246	68
4633 SW 31st Dr	0.62mi	4/3.5 (+1)	1,636 (+8%)	13mo	$525,000	$321	37

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 · 0.34% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.36×
• Total profit: $-58,278
• Equity at exit: $48,459

10-year hold

• IRR: -18.8%
• Equity multiple: 0.13×
• Total profit: $-79,503
• Equity at exit: $28,100

Cash invested: $91,000 (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 33023

• Rents YoY: 0.3%
• Active inventory: 287
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,265 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$698 /mo · $8,376/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$686
• Net cashflow: $42

Break-even live

Break-even rent $3,212

Max offer price $325,000

Occupancy floor 94%

Sensitivity live

Price	-10% $226	-5% $134	+0% $42	+5% $-50	+10% $-142
Rent	-10% $-216	-5% $-87	+0% $42	+5% $171	+10% $300
Rate	-1.0pp $206	-0.5pp $125	base $42	+0.5pp $-42	+1.0pp $-128

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4711 SW 23rd St West Park, FL	3.0	2.0	1276	$3,100	$2.43	22d	1	0.07mi
4819 SW 22nd St West Park, FL	3.0	2.0	1092	$2,800	$2.56	26d	1	0.14mi
5211 SW 24th St West Park, FL	4.0	2.0	1277	$3,300	$2.58	13d	1	0.35mi
5211 SW 24th St West Park, FL	4.0	2.0	1277	$3,500	$2.74	23d	1	0.35mi
4120 SW 19th St #1 West Park, FL	3.0	2.0	2250	$2,600	$1.16	5d	1	0.38mi
4120 SW 19th St #1 West Park, FL	3.0	2.0	2250	$2,850	$1.27	6d	1	0.38mi
4764 Eucalyptus Dr Hollywood, FL	3.0	2.5	1780	$3,950	$2.22	26d	1	0.38mi
4764 Eucalyptus Dr Hollywood, FL	3.0	2.5	1780	$3,950	$2.22	15d	1	0.38mi
4810 Eucalyptus Dr #3 Hollywood, FL	3.0	2.5	1421	$3,200	$2.25	22d	1	0.39mi
4334 Ficus St Hollywood, FL	3.0	2.5	1998	$4,250	$2.13	26d	1	0.39mi
4920 Eucalyptus Dr #2 Hollywood, FL	3.0	2.5	1421	$3,500	$2.46	13d	1	0.40mi
1455 Silk Oak Dr #1455 Hollywood, FL	3.0	2.5	1800	$4,250	$2.36	9d	1	0.43mi
1455 Silk Oak Dr #1455 Hollywood, FL	3.0	2.5	1800	$4,100	$2.28	26d	1	0.43mi
5040 Eucalyptus Dr #2 Hollywood, FL	3.0	2.5	1421	$3,550	$2.50	26d	1	0.44mi
5035 Eucalyptus Dr Hollywood, FL	3.0	2.5	2035	$5,200	$2.56	26d	1	0.45mi
5060 Eucalyptus Dr #2 Hollywood, FL	3.0	2.5	1421	$3,400	$2.39	21d	1	0.46mi
2620 SW 53rd Ave West Park, FL	3.0	2.0	1202	$3,000	$2.50	23d	1	0.51mi
5140 Eucalyptus Dr #5 Hollywood, FL	3.0	2.5	1421	$3,600	$2.53	7d	1	0.53mi
4011 SW 28th St West Park, FL	4.0	2.0	1296	$3,850	$2.97	7d	1	0.55mi
4011 SW 28th St #4011 West Park, FL	4.0	2.0	1296	$4,500	$3.47	23d	1	0.55mi
1300 Eucalyptus Dr Hollywood, FL	3.0	2.5	1421	$3,400	$2.39	26d	1	0.57mi
1300 Eucalyptus Dr #3 Hollywood, FL	3.0	2.5	1421	$3,300	$2.32	26d	1	0.57mi
3810 SW 25th St Unit 1 West Park, FL	2.0	1.0	1826	$2,300	$1.26	26d	1	0.57mi
1240 Eucalyptus Dr #4 Hollywood, FL	3.0	2.5	1421	$3,100	$2.18	14d	1	0.62mi
1190 Eucalyptus Dr #5 Hollywood, FL	3.0	2.5	1421	$3,300	$2.32	26d	1	0.64mi
4628 SW 32nd Dr West Park, FL	3.0	1.0	1082	$2,800	$2.59	26d	1	0.67mi
1930 SW 57th Ave Unit 1930 West Park, FL	3.0	2.0	1260	$3,100	$2.46	26d	1	0.70mi
4200 Hillcrest Dr #503 Hollywood, FL	2.0	2.0	1132	$2,300	$2.03	26d	1	0.70mi
5649 SW 27th St Unit 1 West Park, FL	2.0	1.0	1697	$1,950	$1.15	23d	1	0.74mi
1101 Banyan Dr Hollywood, FL	3.0	2.0	1768	$4,100	$2.32	26d	1	0.75mi
919 Hillcrest Dr #303 Hollywood, FL	2.0	2.0	1100	$2,000	$1.82	26d	1	0.75mi
5300 Washington St Hollywood, FL	2.0	1.5–2.0	979	$1,795	$1.83	0d	3	0.77mi
5300 Washington St Hollywood, FL	2.0	1.5–2.0	979	$1,832	$1.87	6d	3	0.77mi
3932 Long Leaf Ln #1 Hollywood, FL	3.0	2.5	1675	$3,400	$2.03	26d	1	0.77mi
3830 SW 31st St West Park, FL	3.0	1.0	1419	$2,850	$2.01	23d	1	0.78mi
4802 Washington St #5 Hollywood, FL	2.0	2.0	1080	$2,500	$2.31	26d	1	0.78mi
4111 SW 33rd St West Park, FL	3.0	2.0	1258	$3,000	$2.38	26d	1	0.79mi
4812 Washington St #7 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	20d	1	0.80mi
4812 Washington St Unit 147 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	9d	1	0.80mi
4331 SW 31st Dr West Park, FL	3.0	1.0	1130	$3,350	$2.96	26d	1	0.80mi

Listing history 3 events

1. 2026-05-04
   status Pending
2. 2026-04-22
   listed $325,000 Active
3. 1977-09-01
   soldstatus $27,500

ⓘ 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: $8,376 · $698/mo
• Projected year-2 tax: $8,376 · $698/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 · 25 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: $39,186
• − Mortgage interest: −$18,205
• − Property taxes: −$8,376
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,135
• − Management: −$3,135
• − Depreciation: −$9,455
• Taxable loss: −$4,745
• Est. tax savings @ 24.0%: +$1,139
• After-tax cash flow: $1,642/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 — West Park

• Score: 74/100
• State rank: #280
• US rank: #4501

Category grades

Amenities F Commute A- Cost of living A Crime B- Employment D+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Park, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 72,344
• Household income: $74,709
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 2567.0

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 0.60)
• Race & ethnicity: Black 51% Hispanic / Latino 37% Two or more races 19% White 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 9% Dominican 6%
• Common ancestry: Hispanic 14%
• Foreign-born: 44% · Canada, Jamaica, Dominican Republic
• Languages at home: 50% English-only · Spanish 32% French/Haitian/Cajun 13% Other Indo-European 1%

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: ▼ -442.33%
• Current HPI: 534.7664
• Rent YoY: ▲ 0.34%
• 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

+1081.8% since first listed

3 events — show timeline

• 2026-05-04 Pending — MARMLS
• 2026-04-22 Listed $325,000 MARMLS
• 1977-09-01 Sold (Public Records) $27,500 Public Records

Property tax history

+12.3%/yr

Latest (2025): $8,376 · +293.2% YoY. Source: county tax records.