6600 Cypress Rd #504 · Plantation, FL 33317

$199,000

2 bd · 2.0 ba · 1,054 sqft · Condo public records · 31 Days on market

Built 1979 $623/mo HOA · 29% 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 +10.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Renovated & spacious 2 bed 2 bath condo in the heart of Plantation. The kitchen boasts white shaker wood cabinetry, stainless steel appliances, and granite countertops. Stunning wood floors throughout main living area and bedrooms. Enjoy an open layout with tons of storage and 2 closets in primary bedroom. Building has passed 40-year inspection. Prime location—walk to Publix, Starbucks, and dining; minutes to Plantation Walk, shopping, FLL Airport & major highways. Secure building with lobby, interior hallways, elevator, laundry on same floor, 1 assigned & guest parking. Amenities include pool, clubhouse, gym, sauna & BBQ area. No leasing first 3 years.

Key facts

• 2 closets
• Wood floors
• Open layout

Tags

• WHITE SHAKER WOOD CABINETRY
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• WOOD FLOORS
• OPEN LAYOUT
• 2 CLOSETS

Property features AI

Finance

• Other: Association fee frequency: monthly
• Financial info: Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee; Association covers common areas, insurance, laundry, grounds and structure maintenance, parking, pool(s), and recreation facilities; Building amenities include elevator(s)

Exterior

• Parking: Guest parking available; One assigned parking space
• Security: Phone entry
• Utilities: Cable available
• Home design: One-story unit within a multi-story building; Has attached property; Updated / remodeled; Effective year built
• Construction: Block construction
• Exterior features: Association pool; Phone entry security; Clubhouse; Barbecue and picnic area; Sauna; Trash service; Pool(s) and recreation facilities; Maintenance of grounds and structure included

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom(s) located on the main level
• Flooring: Hardwood; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Unfurnished; Dining area and separate/formal dining room; Main living area on entry level; Bedroom on main level; Stacked bedrooms; Exterior lighting
• Laundry & utility: Laundry included in association amenities

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (10.2% below list).
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $179k (10.2% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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: 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); 217 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1k of loan paydown is wiped out by about $6k 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 31 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $199k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $178,701 (10.2% 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 31 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — 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. 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. 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?
9. 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.
10. 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.
11. 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: 1.08% ✓
• Cap rate: 5.60%
• Cash-on-cash: -2.47%
• DSCR: 0.89
• GRM: 7.7

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: -20.5%
• Equity multiple: 0.29×
• Total profit: $-39,695
• Equity at exit: $29,672

10-year hold

• IRR: -13.9%
• Equity multiple: 0.20×
• Total profit: $-44,527
• Equity at exit: $17,206

Cash invested: $55,720 (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: 217
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,151 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$65 /mo · $780/yr
• Insurance: −$83
• HOA: −$623
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-115

Break-even live

Break-even rent $2,297

Max offer price $178,701

Occupancy floor —

Sensitivity live

Price	-10% $-2	-5% $-59	+0% $-115	+5% $-171	+10% $-228
Rent	-10% $-285	-5% $-200	+0% $-115	+5% $-30	+10% $55
Rate	-1.0pp $-15	-0.5pp $-64	base $-115	+0.5pp $-166	+1.0pp $-219

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6500 Cypress Rd Plantation, FL	1.0	1.0–1.5	700	$1,750	$2.50	20d	2	0.05mi
6800 Cypress Rd #305 Plantation, FL	1.0	1.5	708	$1,699	$2.40	26d	1	0.12mi
6800 Cypress Rd #411 Plantation, FL	2.0	2.0	834	$1,900	$2.28	1d	1	0.12mi
6851 Cypress Rd Plantation, FL	1.0	1.0	749	$1,650	$2.20	6d	1	0.16mi
6851 Cypress Rd #16 Plantation, FL	1.0	1.0	749	$1,650	$2.20	24d	1	0.16mi
410 NW 68th Ave #318 Plantation, FL	2.0	2.0	1260	$1,900	$1.51	7d	1	0.23mi
410 NW 68th Ave Plantation, FL	1.0–2.0	1.0–2.0	1100	$1,900	$1.73	22d	2	0.24mi
6901 Cypress Rd Unit B17 Plantation, FL	1.0	1.5	900	$2,200	$2.44	26d	1	0.25mi
6901 Cypress Rd Unit B17 Plantation, FL	1.0	1.5	900	$2,150	$2.39	12d	1	0.25mi
406 NW 68th Ave Plantation, FL	1.0–2.0	1.5–2.0	1100	$2,000	$1.82	26d	3	0.31mi
406 NW 68th Ave Plantation, FL	1.0	1.5	940	$1,625	$1.73	1d	2	0.31mi
404 NW 68th Ave #206 Plantation, FL	2.0	2.0	1260	$1,900	$1.51	9d	1	0.33mi
404 NW 68th Ave Plantation, FL	1.0–2.0	1.5–2.0	1100	$1,900	$1.73	1d	2	0.33mi
404 NW 68th Ave #316 Plantation, FL	2.0	2.0	1260	$2,000	$1.59	26d	1	0.33mi
403 NW 68th Ave #206 Plantation, FL	2.0	2.0	1260	$1,950	$1.55	26d	1	0.36mi
7200 NW 1st St #103 Plantation, FL	2.0	2.0	979	$2,300	$2.35	9d	1	0.55mi
7200 NW 1st St #103 Plantation, FL	2.0	2.0	979	$2,300	$2.35	16d	1	0.55mi
7350 NW 4th St Plantation, FL	2.0–3.0	2.0	1256	$2,282	$1.82	1d	9	0.72mi
7200 NW 6th Ct Plantation, FL	1.0	1.0	1200	$1,750	$1.46	26d	1	0.74mi
200 NW 75th Ter Plantation, FL	2.0	2.0	1332	$2,850	$2.14	5d	1	0.82mi
7616 NW 5th St Plantation, FL	1.0–2.0	1.0–2.0	850	$2,385	$2.81	1d	27	1.02mi
510 E Acre Dr Plantation, FL	3.0	2.0	1450	$3,950	$2.72	12d	1	1.13mi
510 E Acre Dr Plantation, FL	3.0	2.0	1450	$4,600	$3.17	16d	1	1.13mi
6121 NW 11th St Sunrise, FL	2.0	1.0	800	$1,800	$2.25	26d	1	1.14mi
301 NW 78th Ave Plantation, FL	3.0	2.0	1403	$3,950	$2.82	26d	1	1.15mi
6821-6825 NW 11th Pl Unit 6825 Plantation, FL	3.0	2.0	1481	$2,900	$1.96	13d	1	1.25mi
6290 NW 14th St Unit 6290 Sunrise, FL	2.0	1.0	900	$2,350	$2.61	26d	1	1.29mi
5495 NW 10th Ct #104 Plantation, FL	1.0	1.0	790	$1,550	$1.96	26d	1	1.29mi
1225 NW 58th Ave Unit 1225 Lauderhill, FL	2.0	1.0	1019	$2,700	$2.65	1d	1	1.31mi
7885 NW 7th Ct #406 Plantation, FL	3.0	2.5	1340	$2,800	$2.09	12d	1	1.34mi
7885 NW 7th Ct #406 Plantation, FL	3.0	2.5	1340	$2,750	$2.05	1d	1	1.34mi
333 N University Dr Plantation, FL	3.0	1.0–2.0	1065	$3,614	$3.39	0d	15	1.34mi
7903 NW 7th Ct Unit 7903 Plantation, FL	3.0	2.5	1340	$2,800	$2.09	24d	1	1.35mi
700 SW 78th Ave Plantation, FL	2.0	1.0–2.0	962	$3,160	$3.28	3d	19	1.36mi
5335 NW 10th Ct #307 Plantation, FL	2.0	1.0	870	$1,725	$1.98	9d	1	1.36mi
5335 NW 10th Ct #307 Plantation, FL	2.0	1.0	870	$1,725	$1.98	19d	1	1.36mi
730 SW 78th Ave Plantation, FL	1.0–2.0	1.0–2.0	1052	$3,399	$3.23	0d	11	1.38mi
5420 NW 11th St #307 Lauderhill, FL	2.0	2.0	899	$1,790	$1.99	26d	1	1.38mi
5260 NW 11th St #201 Lauderhill, FL	2.0	2.0	1060	$2,100	$1.98	26d	1	1.44mi
6815 NW 14th St Unit 6815 Plantation, FL	1.0	1.0	1470	$1,350	$0.92	16d	1	1.45mi

HOA detail condo

• Monthly dues: $623 · $7,476/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $199,000 Active 31 DOM
2. 2026-06-18
   days on market $199,000 Active 28 DOM
3. 2026-06-17
   days on market $199,000 Active 27 DOM
4. 2026-06-16
   days on market $199,000 Active 26 DOM
5. 2026-06-15
   days on market $199,000 Active 25 DOM
6. 2026-06-13
   pricedays on market $199,000 Active 23 DOM
7. 2026-06-09
   days on market $210,000 Active 19 DOM
8. 2026-06-08
   days on market $210,000 Active 18 DOM
9. 2026-06-07
   days on market $210,000 Active 17 DOM
10. 2026-06-04
    days on market $210,000 Active 14 DOM
11. 2026-06-03
    days on market $210,000 Active 13 DOM
12. 2026-06-02
    days on market $210,000 Active 12 DOM
13. 2026-06-01
    days on market $210,000 Active 11 DOM
14. 2026-05-31
    days on market $210,000 Active 10 DOM
15. 2026-05-21
    listed $210,000 Active
16. 2026-04-05
    historical
17. 2026-02-12
    price $210,000
18. 2026-01-20
    price $214,000
19. 2025-12-23
    price $225,000
20. 2025-12-02
    price $229,000
21. 2025-11-03
    price $233,000
22. 2025-09-09
    listed $239,000 Active
23. 2014-09-04
    soldstatus $95,000
24. 1979-12-01
    soldstatus $50,900

ⓘ 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: $780 · $65/mo
• Projected year-2 tax: $1,652 · $138/mo
• Expected delta: +$871/yr (+$73/mo · 111.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,817
• − Mortgage interest: −$11,147
• − Property taxes: −$780
• − Insurance: −$995
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − HOA: −$7,476
• − Depreciation: −$5,789
• Taxable loss: −$4,501
• Est. tax savings @ 24.0%: +$1,080
• After-tax cash flow: $-299/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
• 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

+312.6% since first listed

10 events — show timeline

• 2026-05-21 Listed $210,000 MARMLS
• 2026-04-05 Listing Removed — MARMLS
• 2026-02-12 Price Changed $210,000 MARMLS
• 2026-01-20 Price Changed $214,000 MARMLS
• 2025-12-23 Price Changed $225,000 MARMLS
• 2025-12-02 Price Changed $229,000 MARMLS
• 2025-11-03 Price Changed $233,000 MARMLS
• 2025-09-09 Listed $239,000 MARMLS
• 2014-09-04 Sold (Public Records) $95,000 Public Records
• 1979-12-01 Sold (Public Records) $50,900 Public Records

Property tax history

+9.3%/yr

Latest (2025): $780 · +4.5% YoY. Source: county tax records.