3199 Foxcroft Rd #215 · Miramar, FL 33025

$238,000

3 bd · 2.0 ba · 1,050 sqft · Condo public records · 15 Days on market

Built 1984 $407/mo HOA · 16% 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 +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained second-floor 3-bedroom, 2-bath condo featuring warm wood-look tile flooring throughout, creating a cozy and inviting atmosphere. This bright and airy unit offers a spacious open-concept living and dining area perfect for entertaining and everyday living. Enjoy relaxing on the large screened patio complete with a convenient storage closet. The primary suite is privately situated on one side of the condo and features sliding glass doors leading to the patio, dual closets, and an en-suite bathroom. The fully remodeled second bathroom adds a modern touch, while the dated kitchen provides the perfect opportunity for the new owner to renovate and design it to their own tast

Key facts

• En suite bathroom
• Sliding glass doors
• Dual closets

Tags

• WOOD LOOK TILE FLOORING
• LARGE SCREENED PATIO
• SLIDING GLASS DOORS
• DUAL CLOSETS
• EN SUITE BATHROOM
• SEPARATED ADDITIONAL BEDROOMS

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions
• HOA & community: Monthly association fee; Association fee includes insurance and grounds maintenance; Association amenities: pool, elevators

Exterior

• Parking: One parking space
• Utilities: Water included in association fee; Sewer included in association fee; Trash service included in association fee; Power available
• Home design: Attached property; 3 stories; Entry on level 2
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Screened balcony; Storm/security shutters; Community pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Disposal; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; Second-floor entry
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $238k.

Deal economics

• At list price, monthly cash flow is $-36 ($-429/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (2.7% below list).
• Meets the 1% rule at list price ($2k rent vs $238k).
• Recommended offer: $232k (2.7% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 3.3% in Miramar — 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 80/100 on livability (#111 in FL, #1,721 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A; Watch: commute D+, cost of living D+, amenities 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: Sea Castle Elementary School (math 41% / reading 47%, grade F, #1,330 of 2,144 statewide, top 63%, 840 students, 76% 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 68% FRL vs 51% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.9%/yr); 447 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 43% of the median local income ($69k/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 $2k of loan paydown is wiped out by about $7k 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 15 days — a 2% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $238k implies a 297% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,679 (2.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.04% ✓
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.28×
• Total profit: $-47,843
• Equity at exit: $35,487

10-year hold

• IRR: -27.2%
• Equity multiple: -0.07×
• Total profit: $-71,592
• Equity at exit: $20,578

Cash invested: $66,640 (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 33025

• Rents YoY: -0.9%
• Active inventory: 447
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,473 high
• Mortgage (P&I): −$1,248
• Tax from tax record: −$235 /mo · $2,823/yr
• Insurance: −$99
• HOA: −$407
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $-36

Break-even live

Break-even rent $2,518

Max offer price $231,679

Occupancy floor 96%

Sensitivity live

Price	-10% $99	-5% $32	+0% $-36	+5% $-103	+10% $-171
Rent	-10% $-231	-5% $-133	+0% $-36	+5% $62	+10% $160
Rate	-1.0pp $84	-0.5pp $25	base $-36	+0.5pp $-97	+1.0pp $-160

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: $59,500
• Closing costs: $7,140
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3199 Foxcroft Rd #311 Miramar, FL	2.0	2.0	820	$1,995	$2.43	26d	1	0.03mi
3252 Foxcroft Rd Miramar, FL	1.0–2.0	1.5–2.0	795	$2,150	$2.70	1d	2	0.04mi
3399 Foxcroft Rd #208 Miramar, FL	2.0	2.0	820	$2,100	$2.56	20d	1	0.04mi
3399 Foxcroft Rd Miramar, FL	2.0	2.0	820	$2,000	$2.44	10d	2	0.04mi
3396 Foxcroft Rd #310 Miramar, FL	2.0	2.0	820	$2,000	$2.44	26d	1	0.08mi
3253 Foxcroft Rd Unit 210 Miramar, FL	2.0	2.0	1040	$2,000	$1.92	20d	1	0.09mi
3410 Foxcroft Rd #206 Miramar, FL	2.0	2.0	820	$1,950	$2.38	26d	1	0.11mi
3400 Foxcroft Rd #209 Miramar, FL	2.0	2.0	820	$2,100	$2.56	26d	1	0.11mi
3470 Foxcroft Rd #207 Miramar, FL	2.0	2.0	820	$2,275	$2.77	21d	1	0.37mi
9680 W Elm Ln Miramar, FL	4.0	2.0	1218	$3,700	$3.04	26d	1	0.40mi
9761 W Heather Ln Miramar, FL	3.0	2.0	971	$2,550	$2.63	10d	1	0.46mi
9761 W Heather Ln Miramar, FL	3.0	2.0	971	$2,550	$2.63	13d	1	0.46mi
8660 Beekman Dr Miramar, FL	3.0	2.0	1400	$3,200	$2.29	22d	1	0.53mi
8880 SW 23rd St Miramar, FL	3.0	2.0	1359	$3,650	$2.69	26d	1	0.62mi
2400 SW 87th Way Miramar, FL	3.0	2.5	1430	$3,100	$2.17	26d	1	0.68mi
9012 SW 20th Pl Miramar, FL	3.0	2.0	1498	$3,200	$2.14	26d	1	0.76mi
2130 SW 87th Way Miramar, FL	2.0	2.5	1270	$2,700	$2.13	1d	1	0.77mi
8664 SW 22nd Ct Miramar, FL	3.0	2.5	1390	$3,300	$2.37	16d	1	0.77mi
8664 SW 22nd Ct Miramar, FL	3.0	2.5	1390	$3,300	$2.37	23d	1	0.77mi
8572 SW 23rd Ct Miramar, FL	3.0	2.5	1500	$3,250	$2.17	19d	1	0.79mi
8572 SW 23rd Ct Miramar, FL	3.0	2.5	1500	$3,000	$2.00	1d	1	0.79mi
2451 SW 85th Ter Unit 2451 Miramar, FL	2.0	2.0	1384	$3,150	$2.28	26d	1	0.82mi
10012 SW 23rd St Miramar, FL	2.0	2.5	1296	$2,650	$2.04	19d	1	0.85mi
10012 SW 23rd St Miramar, FL	2.0	2.5	1296	$2,650	$2.04	17d	1	0.85mi
8375 SW 29th St #102 Miramar, FL	3.0	2.5	1450	$2,850	$1.97	1d	1	0.86mi
8375 SW 29th St Miramar, FL	3.0	2.5	1450	$2,850	$1.97	21d	1	0.86mi
8720 N Sherman Cir #205 Miramar, FL	2.0	1.0	832	$1,800	$2.16	26d	1	0.87mi
8931 SW 18th St #401 Miramar, FL	3.0	2.5	1260	$2,850	$2.26	26d	1	0.88mi
8931 SW 18th St #401 Miramar, FL	3.0	2.5	1260	$2,800	$2.22	4d	1	0.88mi
2830 SW 83rd Ter #101 Miramar, FL	3.0	2.5	1450	$3,050	$2.10	26d	1	0.89mi
8730 N Sherman Cir #107 Miramar, FL	2.0	2.0	891	$2,000	$2.24	26d	1	0.89mi
2764 SW 83rd Ter Unit 106 Miramar, FL	3.0	2.5	1306	$2,850	$2.18	26d	1	0.90mi
1820 SW 89th Ter Miramar, FL	2.0	2.5	1120	$2,800	$2.50	6d	1	0.90mi
1820 SW 89th Ter Miramar, FL	2.0	2.5	1120	$2,800	$2.50	5d	1	0.90mi
8750 N Sherman Cir Miramar, FL	2.0	2.0	832	$2,075	$2.49	26d	2	0.92mi
8750 N Sherman Cir Miramar, FL	2.0	2.0	832	$2,175	$2.61	1d	1	0.92mi
8750 N Sherman Cir Miramar, FL	2.0	2.0	832	$2,125	$2.55	5d	2	0.92mi
8915 SW 18th St Miramar, FL	2.0	2.5	1120	$2,650	$2.37	26d	1	0.93mi
8740 N Sherman Cir #206 Miramar, FL	2.0	2.0	832	$2,000	$2.40	26d	1	0.93mi
2677 SW 83rd Ter #102 Miramar, FL	3.0	2.5	1450	$3,100	$2.14	26d	1	0.94mi

HOA detail condo

• Monthly dues: $407 · $4,884/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-14
   listed $238,000 Active
2. 1998-12-18
   soldstatus $60,000
3. 1984-09-01
   soldstatus $44,900
4. 1984-09-01
   soldstatus $44,900

ⓘ 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: $2,823 · $235/mo
• Projected year-2 tax: $2,823 · $235/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 ≥106°F today · 29 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: $29,676
• − Mortgage interest: −$13,332
• − Property taxes: −$2,823
• − Insurance: −$1,190
• − Repairs & maintenance: −$2,374
• − Management: −$2,374
• − HOA: −$4,884
• − Depreciation: −$6,924
• Taxable loss: −$4,224
• Est. tax savings @ 24.0%: +$1,014
• After-tax cash flow: $584/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 — Miramar

• Score: 80/100
• State rank: #111
• US rank: #1721

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miramar, FL
• County: Broward County · 1,963,430 people
• City population: 214,427
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 76,967
• Household income: $68,743
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 4834.0

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 0.64)
• Race & ethnicity: Black 44% Hispanic / Latino 39% Two or more races 18% White 11% Asian 3%
• Hispanic origin (detail): Puerto Rican 4% Cuban 11% Dominican 3% Salvadoran 1%
• Common ancestry: Hispanic 8% Italian 1%
• Foreign-born: 38% · Canada, Jamaica, Dominican Republic
• Languages at home: 54% English-only · Spanish 35% French/Haitian/Cajun 7% 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: ▼ -246.93%
• Current HPI: 416.2123
• Rent YoY: ▼ -0.92%
• 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

+430.1% since first listed

4 events — show timeline

• 2026-05-14 Listed $238,000 MARMLS
• 1998-12-18 Sold (Public Records) $60,000 Public Records
• 1984-09-01 Sold (Public Records) $44,900 Public Records
• 1984-09-01 Sold (Public Records) $44,900 Public Records

Property tax history

+25.8%/yr

Latest (2025): $2,823 · +3.4% YoY. Source: county tax records.