832 NW 81st Ave #5 · Plantation, FL 33324

$197,000

3 bd · 3.0 ba · 1,770 sqft · Condo public records · 88 Days on market

Built 1975 $779/mo HOA · 25% of rent

---

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 +24.4/30.0
• 1% rule +10.0/10.0
• DSCR +7.9/10.0
• 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

THIS IS A 3/2 AND A HALF WITH A 1 CAR GARAGE ALL BATHROOMS HAVE BEEN UPGRADED FRESHLY PAINTED SHOWS WELL. PER ASSOC THE CREDIT SCORE NEEDS TO BE 650. THE MONTHLY MAINTANCE IS $779.23 AND THERE IS A SPECIAL ASSESMENT OF 700 A MONTH TILL THE RENOVATION OF THE BUILDING IS COMPLETED.

Key facts

• $779 HOA
• Garage
• Built 1975

Property features AI

Finance

• Other: Pets allowed with no restrictions
• HOA & community: Monthly HOA fee of $779; HOA covers structure maintenance and common areas; Community amenities include clubhouse and business center

Exterior

• Parking: 1-car garage; 1 covered parking space
• Security: Other security features
• Utilities: Electric service; Central heating and cooling; Electric water heater
• Home design: Townhouse; 2 stories; First-floor entry
• Construction: CBS construction
• Exterior features: Porch (open); First-floor entry; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central electric heating; Central electric cooling (air conditioning)
• Interior features: Electric water heater; Open porch

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $197k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $197k).
• Recommended offer: $185k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 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).
• This rent runs 45% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 88 days — a 6% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $155k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,180 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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 1975 — 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: 1.60% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.74%
• DSCR: 1.39
• GRM: 5.2

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-11,347
• Equity at exit: $29,373

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $3,239
• Equity at exit: $17,033

Cash invested: $55,160 (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: 5.2×

Monthly cashflow live

• Estimated rent: $3,153 high
• Mortgage (P&I): −$1,033
• Tax from tax record: −$195 /mo · $2,340/yr
• Insurance: −$82
• HOA: −$779
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $402

Break-even live

Break-even rent $2,644

Max offer price $197,000

Occupancy floor 82%

Sensitivity live

Price	-10% $513	-5% $458	+0% $402	+5% $346	+10% $290
Rent	-10% $153	-5% $277	+0% $402	+5% $526	+10% $651
Rate	-1.0pp $501	-0.5pp $452	base $402	+0.5pp $351	+1.0pp $299

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
833 NW 81st Ave #4 Plantation, FL	3.0	2.5	1770	$3,600	$2.03	19d	1	0.06mi
833 NW 81st Ave Plantation, FL	4.0	2.5	1770	$3,250	$1.84	14d	1	0.06mi
833 NW 81st Ave #4 Plantation, FL	4.0	2.5	1770	$3,250	$1.84	22d	1	0.06mi
843 NW 81st Ave #7 Plantation, FL	3.0	2.5	1770	$2,980	$1.68	8d	1	0.08mi
833 NW 81st Ter #8 Plantation, FL	4.0	2.5	1770	$2,900	$1.64	21d	1	0.09mi
835 NW 81st Way #5 Plantation, FL	3.0	2.5	1770	$2,600	$1.47	8d	1	0.12mi
8000 Cleary Blvd Plantation, FL	2.0–3.0	2.0–3.0	1357	$3,292	$2.43	2d	21	0.20mi
962 NW 79th Ter Plantation, FL	2.0	2.0	1432	$2,997	$2.09	25d	1	0.21mi
8208 NW 8th Pl Plantation, FL	3.0	2.5	1770	$2,950	$1.67	18d	1	0.22mi
7903 NW 7th Ct Unit 7903 Plantation, FL	3.0	2.5	1340	$2,800	$2.09	22d	1	0.24mi
8231 NW 8th Pl #3 Plantation, FL	3.0	2.5	1770	$2,850	$1.61	25d	1	0.25mi
8231 NW 8th Pl #3 Plantation, FL	3.0	2.5	1654	$2,850	$1.72	14d	1	0.25mi
8344 NW 7th Pl Unit 8344 Plantation, FL	3.0	2.5	1627	$4,199	$2.58	25d	1	0.25mi
8244 NW 9th St #5 Plantation, FL	4.0	2.5	2020	$3,150	$1.56	25d	1	0.26mi
7885 NW 7th Ct #406 Plantation, FL	3.0	2.5	1340	$2,800	$2.09	11d	1	0.27mi
8244 NW 9th Ct #8 Fort Lauderdale, FL	4.0	2.5	2080	$3,500	$1.68	25d	1	0.28mi
8253 NW 9th St #3 Plantation, FL	3.0	2.5	1770	$2,800	$1.58	8d	1	0.30mi
568 N University Dr #568 Plantation, FL	3.0	2.5	1589	$3,250	$2.05	8d	1	0.30mi
568 N University Dr #568 Plantation, FL	3.0	2.5	1589	$3,500	$2.20	22d	1	0.30mi
1114 NW 79th Dr Plantation, FL	3.0	2.5	1624	$3,000	$1.85	8d	1	0.34mi
537 N University Dr #71 Plantation, FL	3.0	2.5	1830	$3,000	$1.64	5d	1	0.36mi
537 N University Dr #71 Plantation, FL	3.0	2.5	1830	$3,250	$1.78	25d	1	0.36mi
576 Westree Ln Plantation, FL	3.0	2.5	1651	$3,250	$1.97	25d	1	0.37mi
8500 Cleary Blvd Plantation, FL	1.0–3.0	1.0–2.0	1045	$3,549	$3.40	3d	18	0.39mi
601 NW 82nd Ave Plantation, FL	1.0–2.0	1.0–2.5	1073	$3,473	$3.24	3d	10	0.41mi
1125 NW 78th Ave Plantation, FL	4.0	2.5	2364	$3,500	$1.48	25d	1	0.42mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$3,200	$2.85	17d	6	0.46mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1137	$3,600	$3.17	11d	7	0.46mi
510 NW 84th Ave Plantation, FL	2.0–3.0	2.0	1303	$3,200	$2.46	16d	5	0.46mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$3,200	$2.85	2d	5	0.46mi
791 N Pine Island Rd Plantation, FL	2.0–3.0	2.0	1196	$2,400	$2.01	6d	2	0.50mi
791 N Pine Island Rd #306 Plantation, FL	3.0	2.0	1320	$2,400	$1.82	12d	1	0.50mi
771 N Pine Island Rd #213 Plantation, FL	2.0	2.5	1385	$2,400	$1.73	6d	1	0.53mi
8101 NW 14th St Plantation, FL	1.0–2.0	1.5–2.0	1123	$2,619	$2.33	2d	11	0.54mi
751 N Pine Island Rd Plantation, FL	1.0–3.0	1.0–2.0	1003	$2,400	$2.39	25d	2	0.60mi
301 NW 78th Ave Plantation, FL	3.0	2.0	1403	$3,950	$2.82	25d	1	0.63mi
333 N University Dr Plantation, FL	3.0	1.0–2.0	1065	$4,283	$4.02	3d	15	0.64mi
9161 Vineyard Lake Dr Unit 9161 Plantation, FL	3.0	2.5	1765	$4,000	$2.27	25d	1	0.69mi
9023 Vineyard Lake Dr Plantation, FL	3.0	2.5	1739	$3,500	$2.01	2d	1	0.77mi
9023 Vineyard Lake Dr Plantation, FL	3.0	2.5	1739	$3,500	$2.01	8d	1	0.77mi

HOA detail condo

• Monthly dues: $779 · $9,348/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-07
   days on market $197,000 Active 88 DOM
2. 2026-06-04
   days on market $197,000 Active 85 DOM
3. 2026-06-03
   days on market $197,000 Active 84 DOM
4. 2026-06-02
   days on market $197,000 Active 83 DOM
5. 2026-06-01
   days on market $197,000 Active 82 DOM
6. 2026-05-31
   days on market $197,000 Active 81 DOM
7. 2025-01-16
   listed $197,000 Active
8. 2024-02-28
   soldstatus $155,000
9. 2005-10-12
   soldstatus $255,000
10. 2004-12-08
    soldstatus $162,000
11. 2003-07-01
    soldstatus $118,000
12. 1997-12-26
    soldstatus $82,400
13. 1982-07-01
    soldstatus $71,000

ⓘ 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: $2,340 · $195/mo
• Projected year-2 tax: $2,340 · $195/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
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $37,839
• − Mortgage interest: −$11,035
• − Property taxes: −$2,340
• − Insurance: −$985
• − Repairs & maintenance: −$3,027
• − Management: −$3,027
• − HOA: −$9,348
• − Depreciation: −$5,731
• Taxable income: $2,346
• Est. tax owed @ 24.0%: −$563
• After-tax cash flow: $4,260/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

+177.5% since first listed

7 events — show timeline

• 2025-01-16 Listed $197,000 Beaches MLS
• 2024-02-28 Sold (Public Records) $155,000 Public Records
• 2005-10-12 Sold (Public Records) $255,000 Public Records
• 2004-12-08 Sold (Public Records) $162,000 Public Records
• 2003-07-01 Sold (Public Records) $118,000 Public Records
• 1997-12-26 Sold (Public Records) $82,400 Public Records
• 1982-07-01 Sold (Public Records) $71,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,340 · -41.7% YoY. Source: county tax records.