1032 NW 83 Ave Unit D58 · Plantation, FL 33322

$223,900

2 bd · 2.0 ba · 1,114 sqft · Condo public records · 99 Days on market

Built 1977 $513/mo HOA · 21% 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 +10.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your dream home! Nestled on a charming corner lot, this inviting residence boasts a breathtaking lake view that will captivate your heart in LAUDERDALE WEST AN ACTIVE 55+ COMMUNITY. UP DATED KITCHEN WITH NEW REFRIG. DISHERWASHER AND MICROWAVE CABINETS, COUNTERS. Recently refreshed with a fresh coat of paint and new laminated floors, along with NEW blinds. This cozy abode offers spacious closets and an abundance of natural light, creating a warm and welcoming atmosphere. Enjoy the convenience of numerous amenities, including lawn, basic cable, internet, 2 clubhouses, pools, tennis counts, fitness center, card rooms, organized clubs, bus service, roof repairs/replacements, exterior

Key facts

• 2 parking spots
• Community pool
• Built 1977

Property features AI

Finance

• HOA & community: Has association; Monthly HOA fee; Association amenities include: billiard room, clubhouse, fitness center, parking, pool, shuffleboard court, spa/hot tub, community room, courtesy bus, hobby room, internet included, library, maintenance; HOA covers maintenance of grounds, trash, common areas, roof repairs, recreation facility, and pool service; Senior community

Exterior

• Parking: Guest parking; 2 open parking spaces
• Security: Other security features
• Utilities: Cable available
• Home design: Villa; Single-story; Faces north; Resale condition
• Construction: CBS construction
• Exterior features: First-floor/foyer entry; Waterfront property

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Entrance foyer; Blinds on windows

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $224k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (6.5% below list).
• Meets the 1% rule at list price ($2k rent vs $224k).
• Recommended offer: $204k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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.
• Zoned schools: Mirror Lake Elementary School (math 33% / reading 48%, grade F, #1,471 of 2,144 statewide, top 69%, 610 students, 68% 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 70% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 48% district-wide (-16 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 559 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); 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 $2k of loan paydown is wiped out by about $7k 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 99 days — a 9% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $135k; list at $224k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $203,749 (9.0% 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 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.11% ✓
• Cap rate: 5.75%
• Cash-on-cash: -1.92%
• DSCR: 0.91
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.6% rent growth · sell at horizon

5-year hold

• IRR: -23.0%
• Equity multiple: 0.23×
• Total profit: $-48,174
• Equity at exit: $33,384

10-year hold

• IRR: -28.9%
• Equity multiple: -0.14×
• Total profit: $-71,632
• Equity at exit: $19,359

Cash invested: $62,692 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,481 high
• Mortgage (P&I): −$1,174
• Tax est. 1.5%: −$280 /mo · $3,358/yr
• Insurance: −$93
• HOA: −$513
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-100

Break-even live

Break-even rent $2,608

Max offer price $209,371

Occupancy floor 99%

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: $55,975
• Closing costs: $6,717
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8080 NW 10th Ct Plantation, FL	2.0	2.0	1111	$2,300	$2.07	24d	1	0.16mi
8080 NW 10th Ct Plantation, FL	1.0	1.0	862	$1,875	$2.18	20d	1	0.16mi
1140 NW 85th Ave Unit A16 Plantation, FL	2.0	1.5	1065	$1,950	$1.83	24d	1	0.19mi
8423 NW 12th St Unit C67 Plantation, FL	1.0	2.0	1046	$2,050	$1.96	7d	1	0.19mi
1171 Lakepointe Lndg Plantation, FL	2.0	1.0–2.0	837	$2,889	$3.45	2d	21	0.29mi
8536 NW 12th Ct Plantation, FL	2.0	2.0	1138	$2,625	$2.31	17d	1	0.32mi
8300 Cleary Blvd Plantation, FL	1.0	1.0	760	$2,566	$3.38	20d	1	0.33mi
8300 Cleary Blvd Plantation, FL	1.0	1.0	760	$2,483	$3.27	3d	1	0.33mi
8300 Cleary Blvd Plantation, FL	2.0	2.0	1099	$3,032	$2.76	18d	1	0.33mi
1031 NW 79th Ave #1031 Plantation, FL	2.0	2.0	1062	$2,400	$2.26	18d	1	0.35mi
8000 Cleary Blvd Plantation, FL	2.0–3.0	2.0–3.0	1357	$2,548	$1.88	1d	21	0.36mi
832 NW 86th Ave Plantation, FL	2.0	2.0	1144	$2,913	$2.55	22d	1	0.38mi
832 NW 86th Ave Plantation, FL	1.0	1.0	976	$2,141	$2.19	12d	1	0.38mi
8500 Cleary Blvd Plantation, FL	1.0–3.0	1.0–2.0	1045	$2,921	$2.80	2d	18	0.39mi
962 NW 79th Ter Plantation, FL	2.0	2.0	1432	$2,997	$2.09	24d	1	0.40mi
8101 NW 14th St Plantation, FL	1.0–2.0	1.5–2.0	1123	$2,619	$2.33	1d	11	0.42mi
651 NW 82nd Ave Plantation, FL	1.0	1.0	919	$2,684	$2.92	22d	1	0.47mi
7903 NW 7th Ct Unit 7903 Plantation, FL	3.0	2.5	1340	$2,800	$2.09	22d	1	0.48mi
9000 NW 9th St Plantation, FL	1.0	1.0	800	$2,287	$2.86	20d	1	0.48mi
791 N Pine Island Rd Plantation, FL	2.0–3.0	2.0	1196	$2,000	$1.67	5d	2	0.48mi
791 N Pine Island Rd #306 Plantation, FL	3.0	2.0	1320	$2,400	$1.82	12d	1	0.48mi
7885 NW 7th Ct #406 Plantation, FL	3.0	2.5	1340	$2,800	$2.09	11d	1	0.49mi
771 N Pine Island Rd #213 Plantation, FL	2.0	2.5	1385	$2,400	$1.73	5d	1	0.53mi
601 NW 82nd Ave Plantation, FL	1.0–2.0	1.0–2.5	1073	$3,473	$3.24	3d	10	0.53mi
711 N Pine Island Rd Plantation, FL	1.0–2.0	1.0–2.0	910	$1,850	$2.03	7d	4	0.55mi
711 N Pine Island Rd Plantation, FL	1.0–2.0	1.0–2.0	910	$1,850	$2.03	3d	5	0.55mi
701 N Pine Island Rd #105 Plantation, FL	1.0	1.5	764	$1,650	$2.16	17d	1	0.57mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$2,650	$2.36	17d	6	0.58mi
510 NW 84th Ave Plantation, FL	2.0–3.0	2.0	1303	$2,800	$2.15	15d	5	0.58mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$2,700	$2.40	1d	5	0.58mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1137	$2,900	$2.55	11d	7	0.58mi
751 N Pine Island Rd Plantation, FL	1.0–3.0	1.0–2.0	1003	$2,200	$2.19	24d	2	0.59mi
741 N Pine Island Rd #303 Plantation, FL	3.0	2.0	1214	$2,400	$1.98	24d	1	0.61mi
721 N Pine Island Rd Plantation, FL	2.0	2.0	1058	$1,925	$1.82	17d	2	0.62mi
721 N Pine Island Rd Plantation, FL	1.0–2.0	1.5–2.0	912	$2,100	$2.30	15d	3	0.62mi
721 N Pine Island Rd Plantation, FL	1.0–2.0	1.5–2.0	912	$2,100	$2.30	7d	3	0.62mi
721 N Pine Island Rd #103 Plantation, FL	2.0	2.0	1057	$2,100	$1.99	24d	1	0.62mi
1661 NW 81st Way #1661 Plantation, FL	2.0	2.0	1034	$2,400	$2.32	3d	1	0.62mi
1661 NW 81st Way #1661 Plantation, FL	2.0	2.0	1034	$2,500	$2.42	24d	1	0.62mi
731 N Pine Island Rd #401 Plantation, FL	2.0	2.0	1057	$2,300	$2.18	15d	1	0.67mi

HOA detail condo

• Monthly dues: $513 · $6,156/yr
• Likely covers: internetcableroofpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $223,900 Active 99 DOM
2. 2026-06-17
   days on market $223,900 Active 98 DOM
3. 2026-06-16
   days on market $223,900 Active 97 DOM
4. 2026-06-15
   days on market $223,900 Active 96 DOM
5. 2026-06-13
   days on market $223,900 Active 94 DOM
6. 2026-06-09
   statusdays on market $223,900 Active 90 DOM
7. 2026-06-07
   days on market $223,900 Active Under Contract 88 DOM
8. 2026-06-04
   statusdays on market $223,900 Active Under Contract 85 DOM
9. 2026-06-03
   days on market $223,900 Active 84 DOM
10. 2026-06-02
    days on market $223,900 Active 83 DOM
11. 2026-06-01
    days on market $223,900 Active 82 DOM
12. 2026-05-31
    days on market $223,900 Active 81 DOM
13. 2026-03-30
    status Active
14. 2026-03-11
    listed Active Under Contract
15. 2026-01-12
    listed $223,900
16. 2005-07-07
    soldstatus $134,900
17. 2001-09-13
    soldstatus $67,000
18. 2000-05-10
    soldstatus $63,500
19. 1987-03-10
    soldstatus $43,000

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

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 · 26 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: $29,771
• − Mortgage interest: −$12,542
• − Property taxes: −$3,358
• − Insurance: −$1,120
• − Repairs & maintenance: −$2,382
• − Management: −$2,382
• − HOA: −$6,156
• − Depreciation: −$6,513
• Taxable loss: −$4,682
• Est. tax savings @ 24.0%: +$1,124
• After-tax cash flow: $-81/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): 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

+420.7% since first listed

7 events — show timeline

• 2026-03-30 Relisted — Beaches MLS
• 2026-03-11 Listed — Beaches MLS
• 2026-01-12 Listed $223,900 Beaches MLS
• 2005-07-07 Sold (Public Records) $134,900 Public Records
• 2001-09-13 Sold (Public Records) $67,000 Public Records
• 2000-05-10 Sold (Public Records) $63,500 Public Records
• 1987-03-10 Sold (Public Records) $43,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $270 · +8.2% YoY. Source: county tax records.