6731 Cypress Rd #309 · Plantation, FL 33317

$120,000

2 bd · 2.0 ba · 1,242 sqft · Condo public records · 84 Days on market

Built 1971 $685/mo HOA · 32% of rent

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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 +21.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 2-bedroom, 2-bath condo located in the heart of Plantation at 6731 Cypress Rd, Unit 309. Situated in a quiet, well-kept community, this spacious residence offers an inviting layout with abundant natural light, a screened-in balcony, and peaceful views. The unit features an open living and dining area, an updated kitchen with plenty of cabinet space, and two generously sized bedrooms—each with its own full bathroom for maximum privacy and convenience and walk in closets. Residents of this community appreciate a prime central location close to Plantation Walk, dining, shopping, parks, and major highways.

Key facts

• Screened in balcony
• Updated kitchen
• $685 HOA

Tags

• SCREENED IN BALCONY
• UPDATED KITCHEN
• PRIME CENTRAL LOCATION

Property features AI

Finance

• Other: Monthly HOA fee (amount disclosed to agent)
• HOA & community: Homeowners association with monthly fee; HOA includes sewer and trash; Community amenities: parking, pool; Senior community

Exterior

• Parking: 1-car garage; 1 covered parking space
• Utilities: Has heating and cooling
• Home design: Condominium; Third-floor entry; 4-story building; Resale property; Not waterfront
• Construction: CBS construction
• Exterior features: Patio

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 2 bedrooms (main level)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Accessible elevator installed

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 (+2.8%/yr); 215 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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 84 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
9. 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.
10. 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: 1.78% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.10%
• DSCR: 1.27
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.8% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.75×
• Total profit: $-8,533
• Equity at exit: $17,892

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $6,681
• Equity at exit: $10,375

Cash invested: $33,600 (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 33317

• Rents YoY: 2.8%
• Active inventory: 215
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,135 high
• Mortgage (P&I): −$629
• Tax from tax record: −$151 /mo · $1,815/yr
• Insurance: −$50
• HOA: −$685
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $171

Break-even live

Break-even rent $1,918

Max offer price $120,000

Occupancy floor 87%

Sensitivity live

Price	-10% $239	-5% $205	+0% $171	+5% $137	+10% $103
Rent	-10% $2	-5% $87	+0% $171	+5% $255	+10% $340
Rate	-1.0pp $231	-0.5pp $201	base $171	+0.5pp $140	+1.0pp $108

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 NW 68th Ave #318 Plantation, FL	2.0	2.0	1260	$1,900	$1.51	6d	1	0.05mi
410 NW 68th Ave Plantation, FL	1.0–2.0	1.0–2.0	1100	$1,900	$1.73	21d	2	0.07mi
6851 Cypress Rd #16 Plantation, FL	1.0	1.0	749	$1,650	$2.20	23d	1	0.09mi
6851 Cypress Rd Plantation, FL	1.0	1.0	749	$1,650	$2.20	5d	1	0.09mi
404 NW 68th Ave Plantation, FL	1.0–2.0	1.5–2.0	1100	$1,900	$1.73	0d	2	0.10mi
404 NW 68th Ave #206 Plantation, FL	2.0	2.0	1260	$1,900	$1.51	8d	1	0.10mi
404 NW 68th Ave #316 Plantation, FL	2.0	2.0	1260	$2,000	$1.59	25d	1	0.10mi
6901 Cypress Rd Unit B17 Plantation, FL	1.0	1.5	900	$2,150	$2.39	11d	1	0.12mi
6901 Cypress Rd Unit B17 Plantation, FL	1.0	1.5	900	$2,200	$2.44	25d	1	0.12mi
406 NW 68th Ave Plantation, FL	1.0	1.5	940	$1,625	$1.73	0d	2	0.12mi
406 NW 68th Ave Plantation, FL	1.0–2.0	1.5–2.0	1100	$2,000	$1.82	25d	3	0.12mi
403 NW 68th Ave #206 Plantation, FL	2.0	2.0	1260	$1,950	$1.55	25d	1	0.12mi
6800 Cypress Rd #411 Plantation, FL	2.0	2.0	834	$1,900	$2.28	0d	1	0.16mi
6800 Cypress Rd #305 Plantation, FL	1.0	1.5	708	$1,699	$2.40	25d	1	0.16mi
6500 Cypress Rd Plantation, FL	1.0	1.0–1.5	700	$1,750	$2.50	19d	2	0.21mi
7200 NW 1st St #103 Plantation, FL	2.0	2.0	979	$2,300	$2.35	8d	1	0.49mi
7200 NW 1st St #103 Plantation, FL	2.0	2.0	979	$2,300	$2.35	15d	1	0.49mi
7200 NW 6th Ct Plantation, FL	1.0	1.0	1200	$1,750	$1.46	25d	1	0.50mi
7350 NW 4th St Plantation, FL	2.0–3.0	2.0	1256	$2,282	$1.82	0d	9	0.55mi
200 NW 75th Ter Plantation, FL	2.0	2.0	1332	$2,850	$2.14	4d	1	0.68mi
7616 NW 5th St Plantation, FL	1.0–2.0	1.0–2.0	850	$2,385	$2.81	0d	27	0.85mi
6121 NW 11th St Sunrise, FL	2.0	1.0	800	$1,800	$2.25	25d	1	0.97mi
301 NW 78th Ave Plantation, FL	3.0	2.0	1403	$3,950	$2.82	25d	1	1.00mi
6821-6825 NW 11th Pl Unit 6825 Plantation, FL	3.0	2.0	1481	$2,900	$1.96	12d	1	1.03mi
6290 NW 14th St Unit 6290 Sunrise, FL	2.0	1.0	900	$2,350	$2.61	25d	1	1.10mi
7885 NW 7th Ct #406 Plantation, FL	3.0	2.5	1340	$2,800	$2.09	11d	1	1.13mi
7885 NW 7th Ct #406 Plantation, FL	3.0	2.5	1340	$2,750	$2.05	0d	1	1.13mi
7903 NW 7th Ct Unit 7903 Plantation, FL	3.0	2.5	1340	$2,800	$2.09	23d	1	1.14mi
510 E Acre Dr Plantation, FL	3.0	2.0	1450	$4,600	$3.17	15d	1	1.18mi
510 E Acre Dr Plantation, FL	3.0	2.0	1450	$3,950	$2.72	11d	1	1.18mi
1225 NW 58th Ave Unit 1225 Lauderhill, FL	2.0	1.0	1019	$2,700	$2.65	0d	1	1.20mi
333 N University Dr Plantation, FL	3.0	1.0–2.0	1065	$3,588	$3.37	0d	15	1.21mi
6815 NW 14th St Unit 6815 Plantation, FL	1.0	1.0	1470	$1,350	$0.92	15d	1	1.23mi
5495 NW 10th Ct #104 Plantation, FL	1.0	1.0	790	$1,550	$1.96	25d	1	1.23mi
962 NW 79th Ter Plantation, FL	2.0	2.0	1432	$2,997	$2.09	25d	1	1.24mi
5420 NW 11th St #307 Lauderhill, FL	2.0	2.0	899	$1,790	$1.99	25d	1	1.32mi
5335 NW 10th Ct #307 Plantation, FL	2.0	1.0	870	$1,725	$1.98	8d	1	1.32mi
5335 NW 10th Ct #307 Plantation, FL	2.0	1.0	870	$1,725	$1.98	18d	1	1.32mi
1031 NW 79th Ave #1031 Plantation, FL	2.0	2.0	1062	$2,400	$2.26	19d	1	1.33mi
7021 NW 15th St Unit B Plantation, FL	2.0	1.0	765	$2,450	$3.20	17d	1	1.35mi

HOA detail condo

• Monthly dues: $685 · $8,220/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-07
   status $120,000 Pending 84 DOM
2. 2026-06-03
   days on market $120,000 Active 84 DOM
3. 2026-06-02
   days on market $120,000 Active 83 DOM
4. 2026-06-01
   days on market $120,000 Active 82 DOM
5. 2026-05-31
   days on market $120,000 Active 81 DOM
6. 2026-04-14
   price $120,000
7. 2026-04-10
   price $130,000
8. 2025-12-02
   listed $134,500 Active
9. 2024-01-16
   soldstatus $135,000
10. 1992-07-16
    soldstatus $64,000
11. 1972-05-01
    soldstatus $30,000

ⓘ 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: $1,815 · $151/mo
• Projected year-2 tax: $1,815 · $151/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
• 💨 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: $25,617
• − Mortgage interest: −$6,722
• − Property taxes: −$1,815
• − Insurance: −$600
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − HOA: −$8,220
• − Depreciation: −$3,491
• Taxable income: $671
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $1,890/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): 37,950
• Household income: $93,603
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 953.0

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 0.71)
• Race & ethnicity: Hispanic / Latino 37% White 32% Black 23% Two or more races 22% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Cuban 7% Dominican 2%
• Common ancestry: Hispanic 7% Romanian 2% Italian 1%
• Foreign-born: 33% · Canada, Jamaica, South Korea
• Languages at home: 58% English-only · Spanish 30% French/Haitian/Cajun 7% Other Indo-European 2%

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: ▼ -269.35%
• Current HPI: 432.04
• Rent YoY: ▲ 2.80%
• 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

+300.0% since first listed

6 events — show timeline

• 2026-04-14 Price Changed $120,000 Beaches MLS
• 2026-04-10 Price Changed $130,000 Beaches MLS
• 2025-12-02 Listed $134,500 Beaches MLS
• 2024-01-16 Sold (Public Records) $135,000 Public Records
• 1992-07-16 Sold (Public Records) $64,000 Public Records
• 1972-05-01 Sold (Public Records) $30,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $1,815 · +196.6% YoY. Source: county tax records.