4120 SW 19th St · West Park, FL 33023

$599,999

8 bd · 6.0 ba · 2,250 sqft · MultiFamily · 13 Days on market

Built 1986 Fair condition Est $644k · 7% under

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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 +18.4/30.0
• ARV discount +10.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Beautiful Duplex, Freshly painted. Both Units are leased annually Only access with an accepted offer * * * *

Key facts

• Tenant occupied
• Cash flow
• Roof from 2012

Tags

• INVESTMENT OPPORTUNITY
• TENANT OCCUPIED
• CASH FLOW
• GUARANTEED RENTAL INCOME
• ROOF FROM 2012

Property features AI

Finance

• Financial info: Property contains multiple rental units (3 units total: two 3-bed/2-bath units and one 3-bed/2-bath unit); Reported actual rents: $2,600 and $2,500 for listed units; Units shown as leased

Exterior

• Parking: Total of 4 parking spaces; Parking spaces associated with units
• Utilities: Public sewer; Cable not available
• Home design: Single-story property; Resale
• Construction: Block construction; Shingle roof
• Exterior features: Less than quarter acre lot

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher (listed in unit description)
• Bedrooms: Two units with 3 bedrooms each
• Flooring: Tile
• Bathrooms: Two full bathrooms in each unit
• Heating & cooling: Central heating; Central air
• Interior features: Tile flooring; Central air conditioning; Central heating
• Laundry & utility: Washer (in at least one unit); Dryer (in at least one unit)

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $600k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive. Per door: $282/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $596k (0.6% below list).
• Recommended offer: $596k (0.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#280 in FL, #4,501 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment D+, amenities 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.
• 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 flat; 287 active listings in the ZIP; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $5,962/mo this rent would consume 96% of the median local household income ($75k/yr) (locally 2567% 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 $4k of loan paydown is wiped out by about $18k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $100k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $500k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $596,200 (0.6% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.99% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $643,500
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4100 SW 19th St	0.01mi	9/6.0 (+1)	2,342 (+4%)	24mo	$669,000	$286	68

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 · 0.34% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.54×
• Total profit: $-76,789
• Equity at exit: $89,462

10-year hold

• IRR: -8.8%
• Equity multiple: 0.52×
• Total profit: $-80,762
• Equity at exit: $51,877

Cash invested: $168,000 (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 33023

• Rents YoY: 0.3%
• Active inventory: 287
• Price-to-rent: 16.8×

Monthly cashflow live

• Estimated rent: $5,962 high
• Mortgage (P&I): −$3,146
• Tax est. 1.5%: −$750 /mo · $9,000/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,252
• Net cashflow: $564

Break-even live

Break-even rent $5,249

Max offer price $599,999

Occupancy floor 86%

Sensitivity live

Price	-10% $978	-5% $771	+0% $564	+5% $356	+10% $149
Rent	-10% $93	-5% $328	+0% $564	+5% $799	+10% $1,035
Rate	-1.0pp $866	-0.5pp $716	base $564	+0.5pp $408	+1.0pp $250

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$5,962
Total (2 units)			$5,962

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: $150,000
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $599,999 Active 13 DOM
2. 2026-06-18
   days on market $599,999 Active 10 DOM
3. 2026-06-17
   pricedays on market $599,999 Active 9 DOM
4. 2026-06-16
   days on market $600,000 Active 8 DOM
5. 2026-06-15
   days on market $600,000 Active 7 DOM
6. 2026-06-13
   days on market $600,000 Active 5 DOM
7. 2026-06-08
   remarks 695-char remark
8. 2026-06-08
   pricedays on marketlisting id $600,000 Active 1 DOM
9. 2026-06-04
   days on market $620,000 Active 142 DOM
10. 2026-06-03
    days on market $620,000 Active 141 DOM
11. 2026-06-02
    days on market $620,000 Active 140 DOM
12. 2026-06-01
    days on market $620,000 Active 139 DOM
13. 2026-05-31
    days on market $620,000 Active 138 DOM
14. 2026-04-27
    price $620,000
15. 2026-04-15
    price $640,000
16. 2026-02-04
    price $660,000
17. 2026-01-13
    listed $700,000 Active
18. 2022-06-03
    soldstatus $500,000 Closed 114-char remark

    Show marketing remark (114 chars)

    Beautiful Duplex, Freshly painted. Both Units are leased annually Only access with an accepted offer * * * *

19. 2022-05-04
    status Pending 114-char remark

    Show marketing remark (114 chars)

    Beautiful Duplex, Freshly painted. Both Units are leased annually Only access with an accepted offer * * * *

20. 2022-04-13
    listed $500,000 Active 114-char remark

    Show marketing remark (114 chars)

    Beautiful Duplex, Freshly painted. Both Units are leased annually Only access with an accepted offer * * * *

21. 2014-07-13
    soldstatus $164,000 Sold 369-char remark

    Show marketing remark (369 chars)

    INVESTORS DREAM! GREAT INCOME PRODUCING PROPERTIES - 3 SIDE BY SIDE BUILDINGS FOR SALE (PRICED SEPERATELY BUT SOLD TOGETHER ONLY, SEE ML# A1942174, A1942038 ). 8 UNITS TOTAL, OVER $7300 GROSS MONTHLY INCOME, TENANTS ALL SCREENED. PROPERTIES FENCED FOR PR IVACY AND SECURITY. NEW ROOF IN 07. PLEASE DRIVE BY ONLY FIRST. DO NOT DISTURB TENANTS, CALL L/A FOR APPOINTMENT.

22. 2014-05-21
    status Pending 369-char remark

    Show marketing remark (369 chars)

    INVESTORS DREAM! GREAT INCOME PRODUCING PROPERTIES - 3 SIDE BY SIDE BUILDINGS FOR SALE (PRICED SEPERATELY BUT SOLD TOGETHER ONLY, SEE ML# A1942174, A1942038 ). 8 UNITS TOTAL, OVER $7300 GROSS MONTHLY INCOME, TENANTS ALL SCREENED. PROPERTIES FENCED FOR PR IVACY AND SECURITY. NEW ROOF IN 07. PLEASE DRIVE BY ONLY FIRST. DO NOT DISTURB TENANTS, CALL L/A FOR APPOINTMENT.

23. 2014-04-28
    listed $199,000 Active 369-char remark

    Show marketing remark (369 chars)

    INVESTORS DREAM! GREAT INCOME PRODUCING PROPERTIES - 3 SIDE BY SIDE BUILDINGS FOR SALE (PRICED SEPERATELY BUT SOLD TOGETHER ONLY, SEE ML# A1942174, A1942038 ). 8 UNITS TOTAL, OVER $7300 GROSS MONTHLY INCOME, TENANTS ALL SCREENED. PROPERTIES FENCED FOR PR IVACY AND SECURITY. NEW ROOF IN 07. PLEASE DRIVE BY ONLY FIRST. DO NOT DISTURB TENANTS, CALL L/A FOR APPOINTMENT.

24. 2011-06-03
    soldstatus $115,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $71,544
• − Mortgage interest: −$33,609
• − Property taxes: −$9,000
• − Insurance: −$3,000
• − Repairs & maintenance: −$5,724
• − Management: −$5,724
• − Depreciation: −$17,455
• Taxable loss: −$2,967
• Est. tax savings @ 24.0%: +$712
• After-tax cash flow: $7,474/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This multi-family property offers two units with average condition, requiring moderate repairs and updates to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — dated and could be updated
• Minor bathroom fixtures — standard and could be upgraded
• Moderate exterior paint — faded and could be refreshed
• Minor landscaping — some overgrown areas

Value-add opportunities

• Both update kitchen cabinets — enhances both resale and rental appeal
• Both update bathroom fixtures — enhances both resale and rental appeal
• Both refresh exterior paint — enhances both resale and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and could be updated	Minor	$500–3,000
bathroom fixtures · standard and could be upgraded	Minor	$500–3,000
exterior paint · faded and could be refreshed	Moderate	$3,000–15,000
landscaping · some overgrown areas	Minor	$500–3,000
Total estimated repair cost · 4 items		$4,500–24,000

Value-add ROI direction

• Both update kitchen cabinets — enhances both resale and rental appeal ↑
• Both update bathroom fixtures — enhances both resale and rental appeal ↑
• Both refresh exterior paint — enhances both resale and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — West Park

• Score: 74/100
• State rank: #280
• US rank: #4501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Park, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 72,344
• Household income: $74,709
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 2567.0

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 0.60)
• Race & ethnicity: Black 51% Hispanic / Latino 37% Two or more races 19% White 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 9% Dominican 6%
• Common ancestry: Hispanic 14%
• Foreign-born: 44% · Canada, Jamaica, Dominican Republic
• Languages at home: 50% English-only · Spanish 32% French/Haitian/Cajun 13% 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: ▼ -442.33%
• Current HPI: 534.7664
• Rent YoY: ▲ 0.34%
• 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

+439.1% since first listed

11 events — show timeline

• 2026-04-27 Price Changed $620,000 MARMLS
• 2026-04-15 Price Changed $640,000 MARMLS
• 2026-02-04 Price Changed $660,000 MARMLS
• 2026-01-13 Listed $700,000 MARMLS
• 2022-06-03 Sold (MLS) $500,000 MARMLS
• 2022-05-04 Pending — MARMLS
• 2022-04-13 Listed $500,000 MARMLS
• 2014-07-13 Sold (MLS) $164,000 MARMLS
• 2014-05-21 Pending — MARMLS
• 2014-04-28 Listed $199,000 MARMLS
• 2011-06-03 Sold (MLS) $115,000 MARMLS