1140 NW 85th Ave · Plantation, FL 33322

$175,000

2 bd · 1.5 ba · 1,065 sqft · SingleFamily · 18 Days on market

Built 1973 Good condition Est $236k · 26% under $513/mo HOA · 21% of rent

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Why this score? — see what drove the B- 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 +20.2/30.0
• ARV discount +15.0/15.0
• 1% rule +9.1/10.0
• DSCR +6.4/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained 2-bedroom, 1.5-bath villa located in the highly sought-after 55+ community of Lauderdale West! This charming home features a spacious layout with a bright enclosed Florida room, central A/C, in-unit washer and dryer, and a screened front porch perfect for relaxing mornings or evening breezes. The updated kitchen includes sleek stainless steel appliances, while the oversized primary suite offers a walk-in closet and safety bar in the bath for added comfort and convenience. Residents enjoy resort-style amenities including a stunning clubhouse, spa, sparkling pool, tennis courts, and a vibrant social atmosphere with endless activities. Conveniently located near shopping,

Key facts

• Screened front porch
• Walk-in closet
• Florida room

Tags

• FLORIDA ROOM
• IN-UNIT WASHER AND DRYER
• SCREENED FRONT PORCH
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: Lease considered
• HOA & community: Monthly association fee of $513; Senior community; Clubhouse; Fitness center; Game room; Public transportation access

Exterior

• Parking: 1-car garage (covered)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Faces west; PRD-8Q zoning
• Construction: Block construction; Shingle roof; Effective year built
• Exterior features: Fruit trees; Community pool

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Bedroom on main level; Breakfast area; Dining area; Separate/formal dining room; First floor entry; Living/dining room; Florida room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 flat; 559 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 41% of the median local income ($72k/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 $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 18 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — 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. 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. 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.
6. 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.
7. 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: 1.41% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.43%
• DSCR: 1.24
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $236,430
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8701 NW 11th St #8701	0.15mi	2/2.0	1,065 (0%)	3mo	$236,000	$222	89
1152 NW 83rd Ave #1152	0.10mi	2/2.0	1,114 (+5%)	3mo	$176,500	$158	84

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 · 0.6% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.60×
• Total profit: $-19,685
• Equity at exit: $26,093

10-year hold

• IRR: -7.6%
• Equity multiple: 0.59×
• Total profit: $-20,219
• 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 33322

• Home prices YoY: -33.3%
• Rents YoY: 0.6%
• Active inventory: 559
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,461 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$513
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $222

Break-even live

Break-even rent $2,180

Max offer price $175,000

Occupancy floor 86%

Sensitivity live

Price	-10% $343	-5% $282	+0% $222	+5% $161	+10% $101
Rent	-10% $27	-5% $125	+0% $222	+5% $319	+10% $416
Rate	-1.0pp $310	-0.5pp $266	base $222	+0.5pp $176	+1.0pp $130

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
1140 NW 85th Ave Unit A16 Plantation, FL	2.0	1.5	1065	$1,950	$1.83	25d	1	0.04mi
8536 NW 12th Ct Plantation, FL	2.0	2.0	1138	$2,625	$2.31	18d	1	0.10mi
8423 NW 12th St Unit C67 Plantation, FL	1.0	2.0	1046	$2,050	$1.96	9d	1	0.12mi
1171 Lakepointe Lndg Plantation, FL	2.0	1.0–2.0	837	$2,889	$3.45	0d	22	0.22mi
8080 NW 10th Ct Plantation, FL	1.0	1.0	862	$1,866	$2.16	0d	1	0.24mi
8080 NW 10th Ct Plantation, FL	2.0	2.0	1111	$2,300	$2.07	25d	1	0.24mi
8101 NW 14th St Plantation, FL	1.0–2.0	1.5–2.0	1123	$2,619	$2.33	0d	12	0.28mi
1661 NW 81st Way #1661 Plantation, FL	2.0	2.0	1034	$2,400	$2.32	4d	1	0.43mi
1661 NW 81st Way #1661 Plantation, FL	2.0	2.0	1034	$2,500	$2.42	25d	1	0.43mi
1031 NW 79th Ave #1031 Plantation, FL	2.0	2.0	1062	$2,400	$2.26	20d	1	0.45mi
832 NW 86th Ave Plantation, FL	1.0	1.0	976	$2,141	$2.19	14d	1	0.51mi
832 NW 86th Ave Plantation, FL	2.0	2.0	1144	$2,913	$2.55	23d	1	0.51mi
1619 NW 81st Way Unit 1619 Plantation, FL	1.0	1.0	832	$1,925	$2.31	9d	1	0.53mi
1659 NW 81st Way Unit 1659 Plantation, FL	2.0	2.0	1034	$2,400	$2.32	25d	1	0.53mi
1711 N University Dr Plantation, FL	1.0–3.0	1.0–2.0	986	$2,644	$2.68	0d	41	0.53mi
962 NW 79th Ter Plantation, FL	2.0	2.0	1432	$2,997	$2.09	25d	1	0.54mi
8300 Cleary Blvd Plantation, FL	1.0	1.0	760	$2,566	$3.38	22d	1	0.54mi
8300 Cleary Blvd Plantation, FL	2.0	2.0	1099	$3,032	$2.76	20d	1	0.54mi
8300 Cleary Blvd Plantation, FL	1.0	1.0	760	$2,483	$3.27	4d	1	0.54mi
9000 NW 9th St Plantation, FL	1.0	1.0	800	$2,287	$2.86	22d	1	0.56mi
8000 Cleary Blvd Plantation, FL	2.0–3.0	2.0–3.0	1357	$2,621	$1.93	0d	20	0.57mi
8500 Cleary Blvd Plantation, FL	1.0–3.0	1.0–2.0	1045	$2,921	$2.80	0d	21	0.58mi
791 N Pine Island Rd Plantation, FL	2.0–3.0	2.0	1196	$2,000	$1.67	6d	2	0.65mi
7903 NW 7th Ct Unit 7903 Plantation, FL	3.0	2.5	1340	$2,800	$2.09	23d	1	0.65mi
791 N Pine Island Rd #306 Plantation, FL	3.0	2.0	1320	$2,400	$1.82	13d	1	0.65mi
7885 NW 7th Ct #406 Plantation, FL	3.0	2.5	1340	$2,750	$2.05	0d	1	0.66mi
7885 NW 7th Ct #406 Plantation, FL	3.0	2.5	1340	$2,800	$2.09	12d	1	0.66mi
651 NW 82nd Ave Plantation, FL	2.0	2.0	1103	$3,256	$2.95	0d	1	0.68mi
651 NW 82nd Ave Plantation, FL	1.0	1.0	919	$2,684	$2.92	23d	1	0.68mi
771 N Pine Island Rd #213 Plantation, FL	2.0	2.5	1385	$2,400	$1.73	6d	1	0.71mi
711 N Pine Island Rd Plantation, FL	1.0–2.0	1.0–2.0	910	$1,850	$2.03	4d	5	0.74mi
711 N Pine Island Rd Plantation, FL	1.0–2.0	1.0–2.0	910	$1,850	$2.03	9d	4	0.74mi
601 NW 82nd Ave Plantation, FL	1.0–2.0	1.0–2.5	1073	$3,473	$3.24	0d	9	0.74mi
751 N Pine Island Rd Plantation, FL	1.0–3.0	1.0–2.0	1003	$2,200	$2.19	25d	2	0.75mi
701 N Pine Island Rd #105 Plantation, FL	1.0	1.5	764	$1,650	$2.16	18d	1	0.76mi
741 N Pine Island Rd #303 Plantation, FL	3.0	2.0	1214	$2,400	$1.98	25d	1	0.77mi
721 N Pine Island Rd Plantation, FL	1.0–2.0	1.5–2.0	912	$2,100	$2.30	16d	3	0.79mi
721 N Pine Island Rd Plantation, FL	1.0–2.0	1.5–2.0	910	$2,100	$2.31	0d	2	0.79mi
721 N Pine Island Rd Plantation, FL	2.0	2.0	1058	$1,925	$1.82	18d	2	0.79mi
510 NW 84th Ave Plantation, FL	2.0–3.0	2.0	1303	$2,800	$2.15	16d	5	0.79mi

HOA detail

• Monthly dues: $513 · $6,156/yr
• Likely covers: pool

Listing history 11 events

1. 2026-06-21
   days on market $175,000 Active 18 DOM
2. 2026-06-18
   days on market $175,000 Active 15 DOM
3. 2026-06-17
   days on market $175,000 Active 14 DOM
4. 2026-06-16
   days on market $175,000 Active 13 DOM
5. 2026-06-15
   days on market $175,000 Active 12 DOM
6. 2026-06-13
   days on market $175,000 Active 10 DOM
7. 2026-06-09
   days on market $175,000 Active 6 DOM
8. 2026-06-08
   days on market $175,000 Active 5 DOM
9. 2026-06-07
   days on market $175,000 Active 4 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    listed $175,000 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: $29,531
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,363
• − Management: −$2,363
• − HOA: −$6,156
• − Depreciation: −$5,091
• Taxable income: $257
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $2,600/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab

This charming 2-bedroom villa in a highly sought-after 55+ community is in good condition with minimal repairs needed. Painting and landscaping improvements would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring — Improves living space and adds value
• Both Kitchen appliances — Modernizes the kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring — Improves living space and adds value ↑
• Both Kitchen appliances — Modernizes the kitchen and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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: 77,492
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 41,128
• Household income: $71,755
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 931.0

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 0.72)
• Race & ethnicity: Hispanic / Latino 35% White 32% Black 24% Two or more races 22% Asian 4%
• Hispanic origin (detail): Puerto Rican 5% Cuban 6% Dominican 2% Salvadoran 1%
• Common ancestry: Hispanic 5% Romanian 2% Scotch-Irish 2%
• Foreign-born: 41% · Canada, Jamaica, South Korea
• Languages at home: 58% English-only · Spanish 30% French/Haitian/Cajun 6% 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: ▼ -203.34%
• Current HPI: 407.5452
• Rent YoY: ▲ 0.60%
• 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

+7677.8% since first listed

3 events — show timeline

• 2026-06-03 Listed $175,000 MARMLS
• 2025-11-03 Rental Removed $2,250 GFLMLS
• 2025-08-29 Listed for Rent $2,250 GFLMLS