2703 NW 13th St · Roosevelt Gardens, FL 33311

$454,900

6 bd · 3.0 ba · 1,241 sqft · MultiFamily · 22 Days on market

Built 1983 Good condition

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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 +13.2/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

ATTENTION INVESTORS, 9% CAPRATE. legal duplex. separate water and electric meters, AC replaced in 2025, roof in good condition. Excellent tenants in place. Great investment DO NOR DISTURBE TENANTS

Key facts

• Ac replaced
• Legal duplex
• Excellent tenants

Tags

• LEGAL DUPLEX
• AC REPLACED
• ROOF IN GOOD CONDITION
• EXCELLENT TENANTS

Property features AI

Finance

• Financial info: Unit rents reported: two units at $2,100 and $1,900 (some units month-to-month or leased); Rent includes gardener

Exterior

• Parking: Open parking for multiple vehicles (total 4 parking spaces)
• Utilities: Public sewer; Cable not available
• Home design: Single-story property; Resale home
• Construction: Block construction; Shingle roof
• Exterior features: Less than quarter acre lot; RD-10 zoning

Interior

• Bedrooms: Three 2-bedroom units (two in one unit type, one in the other)
• Flooring: Vinyl
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vinyl flooring

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $455k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-11 ($-127/yr) — negative. Per door: $-5/mo.
• To cash-flow at today's rent, offer at most $453k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $397k (12.8% below list).
• Recommended offer: $397k (12.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#240 in FL, #3,794 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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: 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 rising (+2.8%/yr); 590 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $3,966/mo this rent would consume 88% of the median local household income ($54k/yr) (locally 5068% 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 $3k of loan paydown is wiped out by about $14k 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 22 days — a 2% lower offer ($448k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 3→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $396,600 (12.8% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-75,203
• Equity at exit: $67,827

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-69,688
• Equity at exit: $39,331

Cash invested: $127,372 (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 33311

• Rents YoY: 2.8%
• Active inventory: 590
• Price-to-rent: 19.1×

Monthly cashflow live

• Estimated rent: $3,966 high
• Mortgage (P&I): −$2,386
• Tax est. 1.5%: −$569 /mo · $6,824/yr
• Insurance: −$190
• HOA: −$0
• Vacancy / Maint / Mgmt: −$833
• Net cashflow: $-11

Break-even live

Break-even rent $3,979

Max offer price $453,370

Occupancy floor 95%

Sensitivity live

Price	-10% $304	-5% $147	+0% $-11	+5% $-168	+10% $-325
Rent	-10% $-324	-5% $-167	+0% $-11	+5% $146	+10% $303
Rate	-1.0pp $219	-0.5pp $105	base $-11	+0.5pp $-128	+1.0pp $-248

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$3,966
Total (2 units)			$3,966

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: $113,725
• Closing costs: $13,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3370 NW 8th Pl Lauderhill, FL	5.0	2.0	1304	$3,600	$2.76	26d	1	1.02mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $454,900 Pending 22 DOM
2. 2026-06-04
   days on market $454,900 Active Under Contract 21 DOM
3. 2026-06-03
   days on market $454,900 Active Under Contract 20 DOM
4. 2026-06-02
   days on market $454,900 Active Under Contract 19 DOM
5. 2026-06-01
   days on market $454,900 Active Under Contract 18 DOM
6. 2026-05-31
   days on market $454,900 Active Under Contract 17 DOM
7. 2026-05-18
   historical Active Under Contract
8. 2026-05-14
   listed $454,900 Active

ⓘ 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 9/10 Extreme 3 d/yr ≥105°F today · 10 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: $47,592
• − Mortgage interest: −$25,481
• − Property taxes: −$6,824
• − Insurance: −$2,274
• − Repairs & maintenance: −$3,807
• − Management: −$3,807
• − Depreciation: −$13,233
• Taxable loss: −$7,836
• Est. tax savings @ 24.0%: +$1,881
• After-tax cash flow: $1,754/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 · 4 photos

Good 75/100 Cosmetic rehab

This property is in good condition with recent updates, making it a solid investment opportunity.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and property value
• Both Painting exterior — Improves curb appeal and property value
• Both Landscaping and exterior maintenance — Enhances curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and property value ↑
• Both Painting exterior — Improves curb appeal and property value ↑
• Both Landscaping and exterior maintenance — Enhances curb appeal and property 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 — Roosevelt Gardens

• Score: 76/100
• State rank: #240
• US rank: #3794

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roosevelt Gardens, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 74,898
• Household income: $53,973
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 5068.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Two or more races 9% White 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 0%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 78% English-only · French/Haitian/Cajun 14% Spanish 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: ▼ -300.68%
• Current HPI: 535.2504
• Rent YoY: ▲ 2.78%
• 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

2 events — show timeline

• 2026-05-18 Contingent — MARMLS
• 2026-05-14 Listed $454,900 MARMLS