8253 NW 9th Ct #2 · Plantation, FL 33324

$100,000

4 bd · 3.0 ba · 1,520 sqft · Condo public records · 8 Days on market

Built 1980 $800/mo HOA · 24% of rent ↓ 38% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Property is sold "As-Is, Where-Is" with no representations, warranties or guarantees of any kind. Buyers must do their own Due diligence. Listing is subject to Shortsale Approval

Key facts

• $800 HOA
• Garage
• Built 1980

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Cap rate 20.5% 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 rising (+1.2%/yr); 398 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• At $3,269/mo this rent would consume 46% of the median local household income ($85k/yr) (locally 2923% 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 24% 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 $100,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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 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: 3.27% ✓
• Cap rate: 20.48%
• Cash-on-cash: 50.68%
• DSCR: 3.26
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.23% rent growth · sell at horizon

5-year hold

• IRR: 45.9%
• Equity multiple: 2.92×
• Total profit: $53,881
• Equity at exit: $14,910

10-year hold

• IRR: 50.7%
• Equity multiple: 5.40×
• Total profit: $123,223
• Equity at exit: $8,646

Cash invested: $28,000 (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 33324

• Home prices YoY: -33.5%
• Rents YoY: 1.2%
• Active inventory: 398
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $3,269 high
• Mortgage (P&I): −$524
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$42
• HOA: −$800
• Vacancy / Maint / Mgmt: −$686
• Net cashflow: $1,183

Break-even live

Break-even rent $1,772

Max offer price $100,000

Occupancy floor 59%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8253 NW 9th St #3 Plantation, FL	3.0	2.5	1770	$2,800	$1.58	7d	1	0.02mi
8244 NW 9th Ct #8 Fort Lauderdale, FL	4.0	2.5	2080	$3,500	$1.68	24d	1	0.04mi
8244 NW 9th St #5 Plantation, FL	4.0	2.5	2020	$3,150	$1.56	24d	1	0.06mi
8231 NW 8th Pl #3 Plantation, FL	3.0	2.5	1770	$2,850	$1.61	24d	1	0.07mi
8231 NW 8th Pl #3 Plantation, FL	3.0	2.5	1654	$2,850	$1.72	13d	1	0.07mi
8208 NW 8th Pl Plantation, FL	3.0	2.5	1770	$2,950	$1.67	17d	1	0.10mi
835 NW 81st Way #5 Plantation, FL	3.0	2.5	1770	$2,600	$1.47	7d	1	0.20mi
8344 NW 7th Pl Unit 8344 Plantation, FL	3.0	2.5	1627	$4,199	$2.58	24d	1	0.21mi
833 NW 81st Ter #8 Plantation, FL	4.0	2.5	1770	$2,900	$1.64	20d	1	0.23mi
843 NW 81st Ave #7 Plantation, FL	3.0	2.5	1770	$2,980	$1.68	7d	1	0.26mi
833 NW 81st Ave Plantation, FL	4.0	2.5	1770	$3,250	$1.84	13d	1	0.27mi
833 NW 81st Ave #4 Plantation, FL	4.0	2.5	1770	$3,250	$1.84	22d	1	0.27mi
833 NW 81st Ave #4 Plantation, FL	3.0	2.5	1770	$3,600	$2.03	18d	1	0.27mi
8500 Cleary Blvd Plantation, FL	1.0–3.0	1.0–2.0	1045	$3,549	$3.40	2d	18	0.30mi
791 N Pine Island Rd Plantation, FL	2.0–3.0	2.0	1196	$2,400	$2.01	5d	2	0.37mi
791 N Pine Island Rd #306 Plantation, FL	3.0	2.0	1320	$2,400	$1.82	11d	1	0.37mi
8000 Cleary Blvd Plantation, FL	2.0–3.0	2.0–3.0	1357	$3,292	$2.43	1d	21	0.37mi
9161 Vineyard Lake Dr Unit 9161 Plantation, FL	3.0	2.5	1765	$4,000	$2.27	24d	1	0.39mi
9023 Vineyard Lake Dr Plantation, FL	3.0	2.5	1739	$3,500	$2.01	1d	1	0.46mi
9023 Vineyard Lake Dr Plantation, FL	3.0	2.5	1739	$3,500	$2.01	7d	1	0.46mi
751 N Pine Island Rd Plantation, FL	1.0–3.0	1.0–2.0	1003	$2,400	$2.39	24d	2	0.47mi
741 N Pine Island Rd #303 Plantation, FL	3.0	2.0	1214	$2,400	$1.98	24d	1	0.49mi
576 Westree Ln Plantation, FL	3.0	2.5	1651	$3,250	$1.97	24d	1	0.49mi
1114 NW 79th Dr Plantation, FL	3.0	2.5	1624	$3,000	$1.85	7d	1	0.52mi
9087 Vineyard Lake Dr Plantation, FL	3.0	2.5	1590	$3,350	$2.11	24d	1	0.53mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$3,200	$2.85	1d	5	0.54mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1137	$3,600	$3.17	10d	7	0.54mi
510 NW 84th Ave Plantation, FL	2.0–3.0	2.0	1303	$3,200	$2.46	15d	5	0.54mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$3,200	$2.85	16d	6	0.54mi
537 N University Dr #71 Plantation, FL	3.0	2.5	1830	$3,000	$1.64	4d	1	0.55mi
537 N University Dr #71 Plantation, FL	3.0	2.5	1830	$3,250	$1.78	24d	1	0.55mi
568 N University Dr #568 Plantation, FL	3.0	2.5	1589	$3,500	$2.20	22d	1	0.56mi
568 N University Dr #568 Plantation, FL	3.0	2.5	1589	$3,250	$2.05	7d	1	0.56mi
7903 NW 7th Ct Unit 7903 Plantation, FL	3.0	2.5	1340	$2,800	$2.09	22d	1	0.56mi
7885 NW 7th Ct #406 Plantation, FL	3.0	2.5	1340	$2,800	$2.09	10d	1	0.58mi
845 NW 91st Ter Unit 845 Plantation, FL	3.0	2.5	1515	$3,500	$2.31	24d	1	0.61mi
992 NW 93rd Ave Plantation, FL	3.0	2.0	1504	$3,350	$2.23	24d	1	0.65mi
9090 NW 11th Ct Plantation, FL	3.0	2.0	2112	$5,000	$2.37	20d	1	0.67mi
333 N University Dr Plantation, FL	3.0	1.0–2.0	1065	$4,283	$4.02	2d	15	0.79mi
1711 N University Dr Plantation, FL	1.0–3.0	1.0–2.0	986	$3,252	$3.30	1d	41	0.81mi

HOA detail condo

• Monthly dues: $800 · $9,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-03-12
   status Pending
2. 2026-03-04
   listed $100,000 Active
3. 2004-03-11
   soldstatus $160,000

ⓘ 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: $401 · $33/mo
• Projected year-2 tax: $830 · $69/mo
• Expected delta: +$429/yr (+$36/mo · 106.9%)

ⓘ 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 · 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: $39,222
• − Mortgage interest: −$5,602
• − Property taxes: −$401
• − Insurance: −$500
• − Repairs & maintenance: −$3,138
• − Management: −$3,138
• − HOA: −$9,600
• − Depreciation: −$2,909
• Taxable income: $13,935
• Est. tax owed @ 24.0%: −$3,344
• After-tax cash flow: $10,847/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): 50,151
• Household income: $85,000
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 2923.0

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 0.69)
• Race & ethnicity: White 42% Hispanic / Latino 31% Two or more races 20% Black 16% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 4% Dominican 2%
• Common ancestry: Romanian 3% Italian 3% Hispanic 3%
• Foreign-born: 31% · Canada, Jamaica, China
• Languages at home: 60% English-only · Spanish 26% Other Indo-European 4% French/Haitian/Cajun 3%

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: ▼ -160.16%
• Current HPI: 317.8685
• Rent YoY: ▲ 1.23%
• 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

-37.5% since first listed

3 events — show timeline

• 2026-03-12 Pending — MARMLS
• 2026-03-04 Listed $100,000 MARMLS
• 2004-03-11 Sold (Public Records) $160,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $401 · +5.8% YoY. Source: county tax records.