905 NW 24th Ave · Franklin Park, FL 33311

$170,000

2 bd · 1.0 ba · 998 sqft · SingleFamily public records · 6 Days on market

Built 1961 5,241 sqft lot Est $295k · 42% under

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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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +8.3/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT SINGLE HOUSE, CAN BE YOUR FIRST HOME!! INVESTORS WELCOME.

Key facts

• 5,241 sq ft lot
• Parking
• Built 1961

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).

Location & tenants

• Location reads 75/100 on livability (#242 in FL, #3,830 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: employment D, amenities F, housing F.
• 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 (+2.8%/yr); 585 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $2,262/mo this rent would consume 50% of the median local household income ($54k/yr) (locally 5068% 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 $1k of loan paydown is wiped out by about $5k 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 + 2.8% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• 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 $170,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.31%
• DSCR: 1.50
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $295,408
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2880 NW 12th Ct	0.62mi	2/1.0	1,014 (+2%)	6mo	$300,000	$296	64
2537 NW 9th Ct	0.12mi	3/1.0 (+1)	922 (-8%)	16mo	$294,000	$319	63
1713 NW 13th Ct	0.75mi	3/1.0 (+1)	1,058 (+6%)	3mo	$153,000	$145	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.01×
• Total profit: $657
• Equity at exit: $25,348

10-year hold

• IRR: 9.8%
• Equity multiple: 1.75×
• Total profit: $35,866
• Equity at exit: $14,698

Cash invested: $47,600 (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 33311

• Rents YoY: 2.8%
• Active inventory: 585
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,262 high
• Mortgage (P&I): −$891
• Tax from tax record: −$376 /mo · $4,510/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $449

Break-even live

Break-even rent $1,694

Max offer price $170,000

Occupancy floor 75%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 NW 9th Ct Fort Lauderdale, FL	3.0	2.0	780	$2,375	$3.04	20d	1	0.01mi
2231 NW 9th Pl Unit H Fort Lauderdale, FL	3.0	2.0	864	$2,700	$3.12	11d	1	0.13mi
1040 NW 23rd Ter Fort Lauderdale, FL	3.0	1.0	900	$2,550	$2.83	24d	1	0.26mi
661 NW 21st Ter Unit 2 Fort Lauderdale, FL	2.0	1.0	670	$1,800	$2.69	17d	1	0.36mi
2724 NW 6th Ct Unit 4 Fort Lauderdale, FL	1.0	1.0	550	$1,349	$2.45	14d	1	0.46mi
2724 NW 6th Ct Unit 1 Fort Lauderdale, FL	1.0	1.0	550	$1,299	$2.36	3d	1	0.46mi
2330 NW 13th St Fort Lauderdale, FL	2.0	1.0	750	$2,700	$3.60	24d	1	0.46mi
500 NW 24th Ave Apt 27 Fort Lauderdale, FL	2.0	1.0	660	$1,850	$2.80	24d	1	0.52mi
2451 NW 13th Ct Fort Lauderdale, FL	2.0	1.0	600	$1,650	$2.75	24d	1	0.53mi
2349 NW 13th Ct Unit 2349 Fort Lauderdale, FL	2.0	1.0	572	$1,750	$3.06	24d	1	0.53mi
2571 NW 13th Ct Unit 3 Fort Lauderdale, FL	2.0	1.0	700	$1,600	$2.29	24d	1	0.54mi
2571 NW 13th Ct Unit C Fort Lauderdale, FL	2.0	1.0	700	$1,600	$2.29	20d	1	0.54mi
2941 NW 11th Ct Fort Lauderdale, FL	3.0	1.0	968	$2,200	$2.27	24d	1	0.57mi
2620 NW 14th Ct Unit 2620 Fort Lauderdale, FL	3.0	2.0	1080	$2,900	$2.69	3d	1	0.61mi
1436 NW 24th Ter Fort Lauderdale, FL	3.0	1.0	992	$2,500	$2.52	24d	1	0.62mi
3025 NW 8th Rd Fort Lauderdale, FL	3.0	1.0	947	$2,520	$2.66	24d	1	0.68mi
600 NW 18th Ave Unit E Fort Lauderdale, FL	2.0	2.0	1100	$2,400	$2.18	24d	1	0.68mi
2708 NW 15th St Fort Lauderdale, FL	2.0	1.0	750	$1,700	$2.27	24d	1	0.68mi
2791 NW 15th Ct Unit B Fort Lauderdale, FL	3.0	2.0	1020	$2,450	$2.40	24d	1	0.79mi
439-441 NW 18th Ave Fort Lauderdale, FL	3.0	1.0	900	$2,200	$2.44	15d	1	0.79mi
533 NW 15th Way Fort Lauderdale, FL	3.0	1.0	1067	$2,198	$2.06	24d	1	0.82mi
2530 NW 17th St Fort Lauderdale, FL	1.0	1.0	1071	$985	$0.92	24d	1	0.88mi
433 NW 15th Way Fort Lauderdale, FL	2.0	2.0	1000	$3,799	$3.80	16d	1	0.90mi
717 NW 14th Ter Unit 1 Fort Lauderdale, FL	2.0	1.0	750	$1,350	$1.80	24d	1	0.90mi
839 NW 14th Ave Unit 1 Fort Lauderdale, FL	2.0	1.0	850	$1,950	$2.29	17d	1	0.92mi
721 NW 33rd Ave Lauderhill, FL	3.0	2.0	874	$2,750	$3.15	5d	1	0.92mi
1325 NW 11th St Unit 1325 Fort Lauderdale, FL	3.0	2.0	1084	$3,000	$2.77	24d	1	0.92mi
1325 NW 11th Ct Fort Lauderdale, FL	3.0	2.0	1084	$3,000	$2.77	24d	1	0.94mi
1306 NW 11th Ct Fort Lauderdale, FL	2.0	1.0	950	$1,827	$1.92	20d	1	0.96mi
504 NW 15th Ave Unit A Fort Lauderdale, FL	2.0	1.0	700	$1,800	$2.57	24d	1	0.97mi
424 NW 15th Ter Fort Lauderdale, FL	2.0	1.0	600	$1,695	$2.83	24d	1	0.97mi
101 NW 29th Ave #4 Fort Lauderdale, FL	1.0	1.0	600	$1,350	$2.25	24d	1	1.01mi
1816 NW 25th Ter Unit 1 Fort Lauderdale, FL	2.0	1.0	1100	$2,500	$2.27	20d	1	1.01mi
280 NW 31st Ave Fort Lauderdale, FL	3.0	2.0	884	$2,700	$3.05	17d	1	1.02mi
101 SW 22nd Ave Fort Lauderdale, FL	3.0	2.0	1010	$7,500	$7.43	16d	1	1.03mi
836 NW 12th Ter #2 Fort Lauderdale, FL	2.0	1.0	710	$1,825	$2.57	5d	1	1.06mi
836 NW 12th Ter #2 Fort Lauderdale, FL	2.0	1.0	710	$1,850	$2.61	24d	1	1.06mi
1448 NW 4th St Fort Lauderdale, FL	2.0	1.0	750	$1,800	$2.40	7d	1	1.07mi
911 NW 12th Ave Unit 1-A Fort Lauderdale, FL	2.0	1.0	545	$1,599	$2.93	20d	1	1.07mi
2781 SW 2nd St Unit 1 Fort Lauderdale, FL	1.0	1.0	700	$1,595	$2.28	15d	1	1.07mi

Listing history 38 events

1. 2025-12-30
   status Pending
2. 2025-12-21
   listed $170,000 Active
3. 2024-05-06
   soldstatus $270,000
4. 2024-04-16
   soldstatus $259,800 Closed 63-char remark

   Show marketing remark (63 chars)

   GREAT SINGLE HOUSE, CAN BE YOUR FIRST HOME!! INVESTORS WELCOME.

5. 2024-03-18
   historical $1,900
6. 2024-03-14
   status Pending 63-char remark

   Show marketing remark (63 chars)

   GREAT SINGLE HOUSE, CAN BE YOUR FIRST HOME!! INVESTORS WELCOME.

7. 2024-02-28
   status Active 63-char remark

   Show marketing remark (63 chars)

   GREAT SINGLE HOUSE, CAN BE YOUR FIRST HOME!! INVESTORS WELCOME.

8. 2024-02-26
   status Pending 63-char remark

   Show marketing remark (63 chars)

   GREAT SINGLE HOUSE, CAN BE YOUR FIRST HOME!! INVESTORS WELCOME.

9. 2024-02-13
   listed $1,900
10. 2024-01-31
    price $270,000 63-char remark

    Show marketing remark (63 chars)

    GREAT SINGLE HOUSE, CAN BE YOUR FIRST HOME!! INVESTORS WELCOME.

11. 2024-01-29
    historical $1,900
12. 2024-01-16
    price $1,900
13. 2024-01-09
    listed $290,000 Active 63-char remark

    Show marketing remark (63 chars)

    GREAT SINGLE HOUSE, CAN BE YOUR FIRST HOME!! INVESTORS WELCOME.

14. 2023-11-16
    listed $2,000
15. 2023-03-14
    historical
16. 2023-02-28
    status Active
17. 2022-11-18
    price $310,000
18. 2022-10-14
    price $320,000
19. 2022-10-14
    listed $32,000 Active
20. 2018-01-05
    soldstatus $152,000
21. 2017-12-22
    soldstatus $126,000 Sold
22. 2017-12-22
    soldstatus $126,100
23. 2017-12-18
    status Backup Contract
24. 2017-12-04
    status Active
25. 2017-11-29
    status Backup Contract
26. 2017-11-15
    listed $130,000 Active
27. 2017-05-15
    historical
28. 2017-02-23
    listed $139,999 Active
29. 2016-08-12
    historical
30. 2016-05-11
    listed $101,000 Active
31. 2013-04-22
    soldstatus $52,000
32. 2013-04-22
    soldstatus $59,000
33. 2013-04-16
    historical
34. 2013-03-22
    listed $46,000
35. 2005-02-08
    soldstatus $118,000
36. 2003-07-07
    soldstatus $85,000
37. 2002-02-22
    soldstatus $68,000
38. 2001-12-05
    soldstatus $40,000

ⓘ 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: $4,510 · $376/mo
• Projected year-2 tax: $4,510 · $376/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 3/10 Moderate FEMA zone X (shaded) · 20% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,140
• − Mortgage interest: −$9,523
• − Property taxes: −$4,510
• − Insurance: −$850
• − Repairs & maintenance: −$2,171
• − Management: −$2,171
• − Depreciation: −$4,945
• Taxable income: $2,970
• Est. tax owed @ 24.0%: −$713
• After-tax cash flow: $4,670/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 — Franklin Park

• Score: 75/100
• State rank: #242
• US rank: #3830

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin Park, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 74,898
• Household income: $53,973
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 5068.0

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% Two or more races 9% White 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 0%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 78% English-only · French/Haitian/Cajun 14% Spanish 6% 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: ▼ -300.68%
• Current HPI: 535.2504
• Rent YoY: ▲ 2.78%
• 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

+325.0% since first listed

38 events — show timeline

• 2025-12-30 Pending — MARMLS
• 2025-12-21 Listed $170,000 MARMLS
• 2024-05-06 Sold (Public Records) $270,000 Public Records
• 2024-04-16 Sold (MLS) $259,800 MARMLS
• 2024-03-18 Rental Removed $1,900 MARMLS
• 2024-03-14 Pending — MARMLS
• 2024-02-28 Relisted — MARMLS
• 2024-02-26 Pending — MARMLS
• 2024-02-13 Listed for Rent $1,900 MARMLS
• 2024-01-31 Price Changed $270,000 MARMLS
• 2024-01-29 Rental Removed $1,900 MARMLS
• 2024-01-16 Price Changed $1,900 MARMLS
• 2024-01-09 Listed $290,000 MARMLS
• 2023-11-16 Listed for Rent $2,000 MARMLS
• 2023-03-14 Listing Removed — MARMLS
• 2023-02-28 Relisted — MARMLS
• 2022-11-18 Price Changed $310,000 MARMLS
• 2022-10-14 Price Changed $320,000 MARMLS
• 2022-10-14 Listed $32,000 MARMLS
• 2018-01-05 Sold (Public Records) $152,000 Public Records
• 2017-12-22 Sold (Public Records) $126,100 Public Records
• 2017-12-22 Sold (MLS) $126,000 MARMLS
• 2017-12-18 Pending — MARMLS
• 2017-12-04 Relisted — MARMLS
• 2017-11-29 Pending — MARMLS
• 2017-11-15 Listed $130,000 MARMLS
• 2017-05-15 Listing Removed — MARMLS
• 2017-02-23 Listed $139,999 MARMLS
• 2016-08-12 Listing Removed — MARMLS
• 2016-05-11 Listed $101,000 MARMLS
• 2013-04-22 Sold (Public Records) $59,000 Public Records
• 2013-04-22 Sold (Public Records) $52,000 Public Records
• 2013-04-16 Listing Removed — MARMLS
• 2013-03-22 Listed $46,000 MARMLS
• 2005-02-08 Sold (Public Records) $118,000 Public Records
• 2003-07-07 Sold (Public Records) $85,000 Public Records
• 2002-02-22 Sold (Public Records) $68,000 Public Records
• 2001-12-05 Sold (Public Records) $40,000 Public Records

Property tax history

+11.5%/yr

Latest (2025): $4,510 · +1.5% YoY. Source: county tax records.