2800 NW 9th Pl · Washington Park, FL 33311

$215,000

4 bd · 2.0 ba · 1,595 sqft · SingleFamily public records · 11 Days on market

Built 1977 5,502 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special! 4BR/2BA home in Fort Lauderdale with extensive damage—needs complete renovation. Perfect for cash buyers, flippers, or contractors. Conveniently located just minutes from I-95 and the Turnpike. Great opportunity to rebuild or restore and add value in a prime area! Showings are by an appointment ONLY! Access to the property is limited. Please Text Listing Agent your contact information and we will call you back to schedule a private tour.

Key facts

• Minutes from i-95
• Complete renovation
• Prime area

Tags

• COMPLETE RENOVATION
• MINUTES FROM I-95
• PRIME AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $854 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).

Location & tenants

• Location reads 78/100 on livability (#164 in FL, #2,458 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, commute A-; Watch: amenities F, employment 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 $3,213/mo this rent would consume 71% 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 $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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $60k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.6% 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 $215,000

Questions for the listing agent

1. Built in 1977 — 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: 1.49% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.02%
• DSCR: 1.76
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $496,045
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2824 NW 11th St	0.18mi	3/2.0 (-1)	1,591 (-0%)	15mo	$529,900	$333	74
1215 NW 31st Way	0.53mi	4/2.0	1,611 (+1%)	5mo	$420,000	$261	69
2407 NW 8 St	0.45mi	3/2.0 (-1)	1,500 (-6%)	1mo	$490,000	$327	64
—	0.57mi	4/2.0	1,438 (-10%)	3mo	$399,900	$278	55
470 NW 29th Ter	0.63mi	4/2.0	1,563 (-2%)	19mo	$470,000	$301	52
2518 NW 15	0.72mi	3/2.0 (-1)	1,500 (-6%)	2mo	$490,000	$327	50
2330 NW 11th St	0.59mi	4/2.0	1,775 (+11%)	13mo	$471,000	$265	43
1461 NW 32nd Ave	0.74mi	4/2.0	1,500 (-6%)	18mo	$466,000	$311	40

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: 8.1%
• Equity multiple: 1.32×
• Total profit: $19,013
• Equity at exit: $32,057

10-year hold

• IRR: 17.2%
• Equity multiple: 2.40×
• Total profit: $84,386
• Equity at exit: $18,589

Cash invested: $60,200 (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: 5.6×

Monthly cashflow live

• Estimated rent: $3,213 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$467 /mo · $5,607/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $854

Break-even live

Break-even rent $2,132

Max offer price $215,000

Occupancy floor 68%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2810 NW 9th Ct Unit 1 Fort Lauderdale, FL	5.0	2.0	1528	$3,782	$2.48	24d	1	0.03mi
2806 NW 9th Ct Fort Lauderdale, FL	5.0	2.0	1528	$3,782	$2.48	24d	1	0.04mi
2810 NW 8th Ct Fort Lauderdale, FL	3.0	2.0	1435	$2,850	$1.99	24d	1	0.20mi
2862 NW 11th St Fort Lauderdale, FL	3.0	2.5	1800	$3,300	$1.83	24d	1	0.20mi
2911 NW 11th St Fort Lauderdale, FL	4.0	2.0	1127	$3,500	$3.11	24d	1	0.24mi
2804 NW 7th Ct Unit 2804 Fort Lauderdale, FL	3.0	2.0	1381	$3,500	$2.53	20d	1	0.31mi
2804 NW 7th Ct Fort Lauderdale, FL	3.0	2.0	1381	$1,300	$0.94	24d	1	0.31mi
2850 NW 7th St Fort Lauderdale, FL	3.0	2.0	1169	$3,000	$2.57	24d	1	0.34mi
2810 NW 7th St Fort Lauderdale, FL	4.0	2.0	1501	$2,999	$2.00	24d	1	0.35mi
1123 NW 27th Ave Unit 1 Fort Lauderdale, FL	3.0	1.0	1617	$2,400	$1.48	7d	1	0.35mi
1123 NW 27th Ave Unit 1 Fort Lauderdale, FL	3.0	1.0	1617	$2,400	$1.48	24d	1	0.35mi
1230 NW 29th Way Fort Lauderdale, FL	3.0	1.0	1275	$2,395	$1.88	24d	1	0.38mi
2900 NW 5th Ct Fort Lauderdale, FL	4.0	2.0	1112	$3,250	$2.92	18d	1	0.47mi
918 NW 24th Ave Fort Lauderdale, FL	3.0	1.0	1332	$2,300	$1.73	24d	1	0.49mi
2856 NW 14th St #1 Fort Lauderdale, FL	3.0	2.0	1440	$2,800	$1.94	7d	1	0.53mi
2401 NW 7th St Fort Lauderdale, FL	3.0	2.0	1300	$3,600	$2.77	24d	1	0.54mi
720 NW 33rd Ter Lauderhill, FL	3.0	1.0	1340	$2,560	$1.91	22d	1	0.56mi
2835 NW 14th St Unit 1 Fort Lauderdale, FL	3.0	2.0	1630	$2,990	$1.83	24d	1	0.57mi
540 NW 31st Ave Fort Lauderdale, FL	4.0	2.0	1097	$2,900	$2.64	7d	1	0.57mi
1070 NW 23rd Rd Fort Lauderdale, FL	3.0	1.0	1160	$2,800	$2.41	24d	1	0.57mi
3370 NW 8th Pl Lauderhill, FL	5.0	2.0	1304	$3,600	$2.76	24d	1	0.63mi
2780 NW 15th St Fort Lauderdale, FL	3.0	2.5	1622	$3,200	$1.97	24d	1	0.64mi
2620 NW 14th Ct Unit 2620 Fort Lauderdale, FL	3.0	2.0	1080	$2,900	$2.69	3d	1	0.66mi
1121 NW 23rd Ter Fort Lauderdale, FL	3.0	2.0	1364	$2,646	$1.94	5d	1	0.68mi
891 NW 34th Way Lauderhill, FL	3.0	2.0	1283	$2,950	$2.30	24d	1	0.73mi
2360 NW 14th St Fort Lauderdale, FL	3.0	2.0	1489	$3,200	$2.15	24d	1	0.74mi
525 NW 22nd Ave Fort Lauderdale, FL	5.0	2.0	1936	$3,500	$1.81	3d	1	0.77mi
2601 NW 15th Ct Unit 1545926P Fort Lauderdale, FL	4.0	3.0	1431	$6,290	$4.40	15d	1	0.77mi
3451 NW 6th St Lauderhill, FL	4.0	2.0	1700	$3,000	$1.76	24d	1	0.80mi
1564 NW 31st Way Lauderhill, FL	3.0	2.0	1126	$2,400	$2.13	24d	1	0.84mi
1650 NW 26th Ter Fort Lauderdale, FL	4.0	2.0	2010	$3,500	$1.74	24d	1	0.86mi
1370 NW 34th Way #1370 Lauderhill, FL	3.0	2.0	1360	$2,650	$1.95	20d	1	0.87mi
1580 NW 32nd Ave Unit 1580 Fort Lauderdale, FL	4.0	2.0	1501	$2,850	$1.90	17d	1	0.88mi
1580 NW 32nd Ave Unit 1580 Fort Lauderdale, FL	4.0	2.0	1501	$2,850	$1.90	4d	1	0.88mi
10 NW 28th Way Fort Lauderdale, FL	3.0	1.0	1232	$1,950	$1.58	3d	1	0.89mi
3429 NW 13th St Fort Lauderdale, FL	3.0	2.5	1120	$2,595	$2.32	24d	1	0.91mi
3440 NW 4th St Lauderhill, FL	3.0	2.0	1525	$2,900	$1.90	24d	1	0.95mi
3651 NW 8th Ct Lauderhill, FL	3.0	2.0	1369	$3,500	$2.56	17d	1	0.99mi
3651 NW 8th Ct Lauderhill, FL	3.0	2.0	1369	$3,250	$2.37	5d	1	0.99mi
3740 NW 9th St Lauderhill, FL	3.0	2.0	1208	$2,900	$2.40	7d	1	1.02mi

Listing history 4 events

1. 2025-11-16
   status Pending
2. 2025-11-06
   status Active
3. 2025-11-06
   price $215,000
4. 2025-11-05
   listed $21,500 Active

ⓘ 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: $5,607 · $467/mo
• Projected year-2 tax: $5,607 · $467/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 2/10 Low FEMA zone X (shaded) · 3% 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: $38,557
• − Mortgage interest: −$12,043
• − Property taxes: −$5,607
• − Insurance: −$1,075
• − Repairs & maintenance: −$3,085
• − Management: −$3,085
• − Depreciation: −$6,255
• Taxable income: $7,408
• Est. tax owed @ 24.0%: −$1,778
• After-tax cash flow: $8,470/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 — Washington Park

• Score: 78/100
• State rank: #164
• US rank: #2458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington 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

+900.0% since first listed

4 events — show timeline

• 2025-11-16 Pending — MARMLS
• 2025-11-06 Relisted — MARMLS
• 2025-11-06 Price Changed $215,000 MARMLS
• 2025-11-05 Listed $21,500 MARMLS

Property tax history

+7.0%/yr

Latest (2025): $5,607 · +12.8% YoY. Source: county tax records.