835 NW 81st Way #5 · Plantation, FL 33324

$197,000

3 bd · 3.0 ba · 1,980 sqft · Condo public records · 26 Days on market

Built 1977 $803/mo HOA · 26% of rent

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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 +19.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 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 MLS

* * $1,500 BONUS TO SELLING AGENT ON OFFERS THRU 5/15/09-MUST CLOSE BY 6/30/09-MUST ATTACH COUPON TO OFFERS * * A HOMESTEPS PROPERTY!SOLD AS-IS. SELLER WILL PAY OWNERS POLICY AND ESCROW PAYABLE NEWHOUSE TITLE(CASHIERS CHECK ONLY)IF BUYER CLOSES WITH SELLER'S C LOSING AGENT. BUYER PAYS DOC STAMPS ON THE DEED. INSPEC. CAN BE MADE UP TO 10 DAYS AFTER ACCEPTANCE. SPECIAL ADDENDUMS REQ. -VISIT OUR WEBSITE, CLICK FEATURED HOMES, AND FIND PROPERTY. * * * NO FHA FINANCING * * *

Key facts

• Walk-in closet
• Open-concept kitchen
• Large pantry

Tags

• WALK-IN CLOSET
• CUSTOM CLOSETS
• OPEN-CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• LARGE PANTRY

Property features AI

Finance

• Financial info: Lease considered; Pets allowed with size limit (maximum 20 lbs)
• HOA & community: Monthly association fee; Association fee covers water and trash; Community pool

Exterior

• Parking: Assigned parking; 2 covered spaces; 2-car garage
• Security: Smoke detector(s)
• Utilities: Water included in association fee; Trash included in association fee
• Home design: 2-story residence; Ground-floor entry
• Construction: Block construction; Resale property
• Exterior features: Patio; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry; Primary bedroom on upper level; Tile flooring; Smoke detectors installed
• Laundry & utility: Washer; Dryer; Electric water heater

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 $237 ($3k/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: $194k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 44% 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 26 days — a 2% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 6936% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $67k; list at $197k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% 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 $194,045 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 7.74%
• Cash-on-cash: 5.16%
• DSCR: 1.23
• 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: -11.1%
• Equity multiple: 0.61×
• Total profit: $-21,742
• Equity at exit: $29,373

10-year hold

• IRR: -6.0%
• Equity multiple: 0.66×
• Total profit: $-18,903
• 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: $3,149 high
• Mortgage (P&I): −$1,033
• Tax from tax record: −$332 /mo · $3,988/yr
• Insurance: −$82
• HOA: −$803
• Vacancy / Maint / Mgmt: −$661
• Net cashflow: $237

Break-even live

Break-even rent $2,849

Max offer price $197,000

Occupancy floor 87%

Sensitivity live

Price	-10% $349	-5% $293	+0% $237	+5% $181	+10% $126
Rent	-10% $-12	-5% $113	+0% $237	+5% $361	+10% $486
Rate	-1.0pp $336	-0.5pp $287	base $237	+0.5pp $186	+1.0pp $134

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
835 NW 81st Way #5 Plantation, FL	3.0	2.5	1770	$2,600	$1.47	8d	1	0.01mi
833 NW 81st Ter #8 Plantation, FL	4.0	2.5	1770	$2,900	$1.64	21d	1	0.05mi
833 NW 81st Ave Plantation, FL	4.0	2.5	1770	$3,250	$1.84	14d	1	0.09mi
833 NW 81st Ave #4 Plantation, FL	3.0	2.5	1770	$3,600	$2.03	19d	1	0.09mi
833 NW 81st Ave #4 Plantation, FL	4.0	2.5	1770	$3,250	$1.84	22d	1	0.09mi
8208 NW 8th Pl Plantation, FL	3.0	2.5	1770	$2,950	$1.67	18d	1	0.10mi
843 NW 81st Ave #7 Plantation, FL	3.0	2.5	1770	$2,980	$1.68	8d	1	0.10mi
8231 NW 8th Pl #3 Plantation, FL	3.0	2.5	1654	$2,850	$1.72	14d	1	0.13mi
8231 NW 8th Pl #3 Plantation, FL	3.0	2.5	1770	$2,850	$1.61	25d	1	0.13mi
8244 NW 9th St #5 Plantation, FL	4.0	2.5	2020	$3,150	$1.56	25d	1	0.14mi
8344 NW 7th Pl Unit 8344 Plantation, FL	3.0	2.5	1627	$4,199	$2.58	25d	1	0.15mi
8244 NW 9th Ct #8 Fort Lauderdale, FL	4.0	2.5	2080	$3,500	$1.68	25d	1	0.17mi
8253 NW 9th St #3 Plantation, FL	3.0	2.5	1770	$2,800	$1.58	8d	1	0.18mi
8000 Cleary Blvd Plantation, FL	2.0–3.0	2.0–3.0	1357	$3,292	$2.43	2d	21	0.21mi
8500 Cleary Blvd Plantation, FL	1.0–3.0	1.0–2.0	1045	$3,549	$3.40	3d	18	0.30mi
962 NW 79th Ter Plantation, FL	2.0	2.0	1432	$2,997	$2.09	25d	1	0.33mi
7903 NW 7th Ct Unit 7903 Plantation, FL	3.0	2.5	1340	$2,800	$2.09	22d	1	0.36mi
576 Westree Ln Plantation, FL	3.0	2.5	1651	$3,250	$1.97	25d	1	0.37mi
568 N University Dr #568 Plantation, FL	3.0	2.5	1589	$3,250	$2.05	8d	1	0.37mi
568 N University Dr #568 Plantation, FL	3.0	2.5	1589	$3,500	$2.20	22d	1	0.37mi
7885 NW 7th Ct #406 Plantation, FL	3.0	2.5	1340	$2,800	$2.09	11d	1	0.38mi
601 NW 82nd Ave Plantation, FL	1.0–2.0	1.0–2.5	1073	$3,473	$3.24	3d	10	0.39mi
537 N University Dr #71 Plantation, FL	3.0	2.5	1830	$3,000	$1.64	5d	1	0.39mi
537 N University Dr #71 Plantation, FL	3.0	2.5	1830	$3,250	$1.78	25d	1	0.39mi
791 N Pine Island Rd Plantation, FL	2.0–3.0	2.0	1196	$2,400	$2.01	6d	2	0.40mi
791 N Pine Island Rd #306 Plantation, FL	3.0	2.0	1320	$2,400	$1.82	12d	1	0.41mi
1114 NW 79th Dr Plantation, FL	3.0	2.5	1624	$3,000	$1.85	8d	1	0.41mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1137	$3,600	$3.17	11d	7	0.44mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$3,200	$2.85	17d	6	0.44mi
510 NW 84th Ave Plantation, FL	2.0–3.0	2.0	1303	$3,200	$2.46	16d	5	0.44mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$3,200	$2.85	2d	5	0.44mi
771 N Pine Island Rd #213 Plantation, FL	2.0	2.5	1385	$2,400	$1.73	6d	1	0.44mi
751 N Pine Island Rd Plantation, FL	1.0–3.0	1.0–2.0	1003	$2,400	$2.39	25d	2	0.51mi
1125 NW 78th Ave Plantation, FL	4.0	2.5	2364	$3,500	$1.48	25d	1	0.51mi
8101 NW 14th St Plantation, FL	1.0–2.0	1.5–2.0	1123	$2,619	$2.33	2d	11	0.54mi
9161 Vineyard Lake Dr Unit 9161 Plantation, FL	3.0	2.5	1765	$4,000	$2.27	25d	1	0.57mi
9023 Vineyard Lake Dr Plantation, FL	3.0	2.5	1739	$3,500	$2.01	2d	1	0.65mi
9023 Vineyard Lake Dr Plantation, FL	3.0	2.5	1739	$3,500	$2.01	8d	1	0.65mi
333 N University Dr Plantation, FL	3.0	1.0–2.0	1065	$4,283	$4.02	3d	15	0.66mi
301 NW 78th Ave Plantation, FL	3.0	2.0	1403	$3,950	$2.82	25d	1	0.69mi

HOA detail condo

• Monthly dues: $803 · $9,636/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-09
   days on market $197,000 Active 26 DOM
2. 2026-06-08
   days on market $197,000 Active 25 DOM
3. 2026-06-07
   days on market $197,000 Active 24 DOM
4. 2026-06-04
   days on market $197,000 Active 21 DOM
5. 2026-06-03
   days on market $197,000 Active 20 DOM
6. 2026-06-02
   days on market $197,000 Active 19 DOM
7. 2026-06-01
   days on market $197,000 Active 18 DOM
8. 2026-05-31
   days on market $197,000 Active 17 DOM
9. 2026-05-14
   listed $2,800
10. 2026-05-12
    listed $197,000 Active
11. 2009-06-16
    soldstatus $67,000 481-char remark

    Show marketing remark (481 chars)

    * * $1,500 BONUS TO SELLING AGENT ON OFFERS THRU 5/15/09-MUST CLOSE BY 6/30/09-MUST ATTACH COUPON TO OFFERS * * A HOMESTEPS PROPERTY!SOLD AS-IS. SELLER WILL PAY OWNERS POLICY AND ESCROW PAYABLE NEWHOUSE TITLE(CASHIERS CHECK ONLY)IF BUYER CLOSES WITH SELLER'S C LOSING AGENT. BUYER PAYS DOC STAMPS ON THE DEED. INSPEC. CAN BE MADE UP TO 10 DAYS AFTER ACCEPTANCE. SPECIAL ADDENDUMS REQ. -VISIT OUR WEBSITE, CLICK FEATURED HOMES, AND FIND PROPERTY. * * * NO FHA FINANCING * * *

12. 2004-01-12
    soldstatus $167,000
13. 2000-03-30
    soldstatus $83,900
14. 1990-03-08
    soldstatus $55,000
15. 1988-10-07
    soldstatus $64,000

ⓘ 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: $3,988 · $332/mo
• Projected year-2 tax: $3,988 · $332/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 · 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: $37,785
• − Mortgage interest: −$11,035
• − Property taxes: −$3,988
• − Insurance: −$985
• − Repairs & maintenance: −$3,023
• − Management: −$3,023
• − HOA: −$9,636
• − Depreciation: −$5,731
• Taxable income: $365
• Est. tax owed @ 24.0%: −$88
• After-tax cash flow: $2,757/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

-95.6% since first listed

7 events — show timeline

• 2026-05-14 Listed for Rent $2,800 MARMLS
• 2026-05-12 Listed $197,000 MARMLS
• 2009-06-16 Sold (MLS) $67,000 MARMLS
• 2004-01-12 Sold (Public Records) $167,000 Public Records
• 2000-03-30 Sold (Public Records) $83,900 Public Records
• 1990-03-08 Sold (Public Records) $55,000 Public Records
• 1988-10-07 Sold (Public Records) $64,000 Public Records

Property tax history

+13.8%/yr

Latest (2025): $3,988 · -13.0% YoY. Source: county tax records.