5904 SW 27th St · West Park, FL 33023

$598,000

6 bd · 3.0 ba · 2,100 sqft · MultiFamily public records · 165 Days on market

Built 1990 Est $563k · 6% over

---

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 +11.6/30.0
• ARV discount +4.7/15.0
• Schools +4.1/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 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

Spacious duplex, two bedrooms one bathroom. With 12,362 Sq Ft lot, 5 parking spaces, central A/C, washer and dryer in each unit, new appliances, two electric meter.

Key facts

• 5 parking spots
• Built 1990
• Listed 164 days

Property features AI

Finance

• Other: Zoning: TOC
• Financial info: Two 2-bedroom units and one additional 2-bedroom unit (total 3 units); Unit rents listed: $2,200 and $2,100 (one unit noted as leased)

Exterior

• Parking: Total of 5 parking spaces
• Utilities: Public sewer; No cable available; Water service included with rent
• Home design: Single-story building; Block construction; Shingle roof; Effective year built
• Construction: Block construction; Shingle roof; Built (effective year)
• Exterior features: Quarter- to half-acre lot; Parking spaces available (5 total)

Interior

• Bedrooms: Two 2-bedroom units
• Flooring: Tile
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Tile flooring; Laundry room
• Laundry & utility: On-site laundry room

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $598k.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative. Per door: $-92/mo.
• To cash-flow at today's rent, offer at most $565k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $522k (12.7% below list).
• Recommended offer: $522k (12.7% 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.
• Market conditions: Rents flat; 288 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $5,218/mo this rent would consume 84% 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

• It's been on market 165 days — a 12% lower offer ($526k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask is 27082% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $360k; list at $598k implies a 66% 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 $521,800 (12.7% 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. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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?
9. 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.
10. 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.
11. 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: 0.87% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.32%
• DSCR: 0.94
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $562,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3255 SW 61st Ave	0.35mi	6/3.0	2,242 (+7%)	6mo	$600,000	$268	67

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: -21.6%
• Equity multiple: 0.27×
• Total profit: $-122,039
• Equity at exit: $89,164

10-year hold

• IRR: -23.7%
• Equity multiple: -0.04×
• Total profit: $-173,535
• Equity at exit: $51,704

Cash invested: $167,440 (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: 288
• Price-to-rent: 19.1×

Monthly cashflow live

• Estimated rent: $5,218 high
• Mortgage (P&I): −$3,136
• Tax from tax record: −$921 /mo · $11,053/yr
• Insurance: −$249
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,096
• Net cashflow: $-184

Break-even live

Break-even rent $5,451

Max offer price $565,497

Occupancy floor 99%

Sensitivity live

Price	-10% $155	-5% $-15	+0% $-184	+5% $-353	+10% $-523
Rent	-10% $-596	-5% $-390	+0% $-184	+5% $22	+10% $228
Rate	-1.0pp $117	-0.5pp $-32	base $-184	+0.5pp $-339	+1.0pp $-497

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$5,218
Total (2 units)			$5,218

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: $149,500
• Closing costs: $17,940
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4400 SW 36th St West Park, FL	5.0	3.0	1508	$4,200	$2.79	18d	1	1.22mi
4426 Greenway Dr Hollywood, FL	5.0	3.0	2501	$9,900	$3.96	18d	1	1.40mi

Listing history 33 events

1. 2026-06-21
   days on market $598,000 Active 165 DOM
2. 2026-06-18
   days on market $598,000 Active 162 DOM
3. 2026-06-17
   pricedays on market $598,000 Active 161 DOM
4. 2026-06-16
   days on market $600,000 Active 160 DOM
5. 2026-06-15
   days on market $600,000 Active 159 DOM
6. 2026-06-13
   days on market $600,000 Active 157 DOM
7. 2026-06-09
   days on market $600,000 Active 153 DOM
8. 2026-06-07
   days on market $600,000 Active 151 DOM
9. 2026-06-04
   days on market $600,000 Active 148 DOM
10. 2026-06-03
    days on market $600,000 Active 147 DOM
11. 2026-06-02
    days on market $600,000 Active 146 DOM
12. 2026-06-01
    days on market $600,000 Active 145 DOM
13. 2026-05-31
    days on market $600,000 Active 144 DOM
14. 2026-05-14
    price $600,000
15. 2026-04-21
    historical $2,200
16. 2026-03-14
    listed $2,200
17. 2026-02-17
    price $2,100
18. 2026-01-29
    price $607,900
19. 2026-01-07
    listed $640,000 Active
20. 2025-12-28
    listed $2,200
21. 2023-12-27
    historical $2,000
22. 2023-12-21
    price $2,000
23. 2023-11-15
    price $2,100
24. 2023-08-17
    listed $2,200
25. 2022-05-21
    status Pending
26. 2022-05-21
    historical
27. 2022-04-16
    status Active
28. 2022-04-13
    status Pending
29. 2022-04-08
    price $495,000
30. 2022-03-30
    listed $525,000 Active
31. 2022-03-17
    soldstatus $360,000
32. 1983-01-01
    soldstatus $80,000
33. 1981-02-01
    soldstatus $75,000

ⓘ 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: $11,053 · $921/mo
• Projected year-2 tax: $11,053 · $921/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $62,616
• − Mortgage interest: −$33,497
• − Property taxes: −$11,053
• − Insurance: −$2,990
• − Repairs & maintenance: −$5,009
• − Management: −$5,009
• − Depreciation: −$17,396
• Taxable loss: −$12,339
• Est. tax savings @ 24.0%: +$2,961
• After-tax cash flow: $753/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 — 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

+700.0% since first listed

20 events — show timeline

• 2026-05-14 Price Changed $600,000 MARMLS
• 2026-04-21 Rental Removed $2,200 MARMLS
• 2026-03-14 Listed for Rent $2,200 SHOWMOJO
• 2026-02-17 Price Changed $2,100 MARMLS
• 2026-01-29 Price Changed $607,900 MARMLS
• 2026-01-07 Listed $640,000 MARMLS
• 2025-12-28 Listed for Rent $2,200 MARMLS
• 2023-12-27 Rental Removed $2,000 MARMLS
• 2023-12-21 Price Changed $2,000 MARMLS
• 2023-11-15 Price Changed $2,100 MARMLS
• 2023-08-17 Listed for Rent $2,200 MARMLS
• 2022-05-21 Pending — Beaches MLS
• 2022-05-21 Listing Removed — Beaches MLS
• 2022-04-16 Relisted — Beaches MLS
• 2022-04-13 Pending — Beaches MLS
• 2022-04-08 Price Changed $495,000 Beaches MLS
• 2022-03-30 Listed $525,000 Beaches MLS
• 2022-03-17 Sold (Public Records) $360,000 Public Records
• 1983-01-01 Sold (Public Records) $80,000 Public Records
• 1981-02-01 Sold (Public Records) $75,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $11,053 · -0.2% YoY. Source: county tax records.