7541 NW 16th St #1211 · Plantation, FL 33313

$199,600

3 bd · 2.0 ba · 1,275 sqft · Condo public records · 79 Days on market

Built 1976 $758/mo HOA · 29% of rent

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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 +11.1/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic 3 BEDROOM ! 2nd floor unit. Located at the end of a private street. Very quiet and peaceful area. Very nicely updated throughout. New floors ! -- Updated kitchen and bathroom. The BIGGEST sqft in the community. Maple cabinets and Stainless steel appliances. Huge living and dining room area leads out to a screened porch overlooking residential neighborhood. Large floor tiLes in the main area. Laundry room, with washer and dryer HOOKUP. Very well managed community.

Key facts

• $758 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions (contact association for details)
• HOA & community: Village Square Condominium Association; Monthly HOA fee of $758; Association amenities include clubhouse, parking, and pool; HOA covers insurance, grounds and structure maintenance, sewer, trash, water, common areas, elevator, reserve funds, roof repairs, recreation facility, and pool service

Exterior

• Parking: Assigned parking with guest and open spaces; One parking space
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Water and sewer connected
• Home design: Condominium; Resale property; Second-floor entry; Faces east
• Construction: Block, stucco, CBS construction; Other roof type; Five-story building; Building identified as '7541'; Built living area about 1,275 (public records)
• Exterior features: Screened porch; Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom (stacked configuration)
• Flooring: Tile; Vinyl; Wood
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Stacked bedroom layout; Blinds on windows; Unfurnished
• Laundry & utility: Laundry closet with washer and electric dryer hookups located inside the unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-82 ($-981/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (7.2% below list).
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $185k (7.2% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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.
• Zoned schools: Mirror Lake Elementary School (math 33% / reading 48%, grade F, #1,471 of 2,144 statewide, top 69%, 610 students, 68% FRL); Plantation Middle School (math 20% / reading 39%, grade F, #469 of 571 statewide, top 84%, 572 students, 72% FRL); Plantation High School (math 14% / reading 36%, grade F, #501 of 667 statewide, top 75%, 1,818 students, 68% FRL) — zoned schools average 70% FRL vs 51% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 48% district-wide (-16 pts) — the specific schools serving this property underperform the Broward average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 664 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

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 79 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $200k implies a 487% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% 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 $185,152 (7.2% 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 79 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.29% ✓
• Cap rate: 5.80%
• Cash-on-cash: -1.76%
• DSCR: 0.92
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.26% rent growth · sell at horizon

5-year hold

• IRR: -23.8%
• Equity multiple: 0.21×
• Total profit: $-43,959
• Equity at exit: $29,761

10-year hold

• IRR: -38.6%
• Equity multiple: -0.25×
• Total profit: $-69,785
• Equity at exit: $17,258

Cash invested: $55,888 (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 33313

• Rents YoY: 0.3%
• Active inventory: 664
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,570 high
• Mortgage (P&I): −$1,047
• Tax from tax record: −$224 /mo · $2,686/yr
• Insurance: −$83
• HOA: −$758
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-82

Break-even live

Break-even rent $2,673

Max offer price $185,152

Occupancy floor 98%

Sensitivity live

Price	-10% $31	-5% $-25	+0% $-82	+5% $-138	+10% $-195
Rent	-10% $-285	-5% $-183	+0% $-82	+5% $20	+10% $121
Rate	-1.0pp $19	-0.5pp $-31	base $-82	+0.5pp $-134	+1.0pp $-186

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: $49,900
• Closing costs: $5,988
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7561 NW 16th St Plantation, FL	2.0	2.0	1080	$1,950	$1.81	4d	2	0.02mi
7561 NW 16th St Plantation, FL	2.0	2.0	1080	$1,875	$1.74	23d	3	0.02mi
7561 NW 16th St Plantation, FL	2.0	2.0	1080	$1,950	$1.81	9d	2	0.02mi
7421-7425 NW 15th St Unit 2 Plantation, FL	3.0	2.0	1750	$3,100	$1.77	26d	1	0.12mi
7401 NW 16th St #407 Plantation, FL	2.0	2.0	970	$2,100	$2.16	16d	1	0.14mi
1752 NW 72nd Ave #83 Plantation, FL	2.0	2.0	1175	$2,300	$1.96	9d	1	0.31mi
1752 NW 72nd Ave #83 Plantation, FL	2.0	2.0	1175	$2,300	$1.96	23d	1	0.31mi
1230 NW 74th Ave Unit 1230 Plantation, FL	4.0	2.0	1774	$4,550	$2.56	26d	1	0.34mi
7211 W Sunrise Blvd #7211 Plantation, FL	3.0	2.0	1624	$2,600	$1.60	26d	1	0.34mi
7091 W Sunrise Blvd #7091 Plantation, FL	3.0	2.0	1624	$2,500	$1.54	26d	1	0.38mi
7001 NW 16th St Plantation, FL	1.0–2.0	1.0–2.0	1015	$2,355	$2.32	5d	17	0.42mi
8001 NW 21st St Unit 1258747P Sunrise, FL	4.0	2.0	1689	$10,136	$6.00	23d	1	0.45mi
8085 NW 21st St Sunrise, FL	3.0	2.0	1548	$4,200	$2.71	26d	1	0.46mi
7620 NW 21st St Sunrise, FL	3.0	2.0	1082	$2,750	$2.54	16d	1	0.49mi
1711 N University Dr Plantation, FL	1.0–3.0	1.0–2.0	986	$3,207	$3.25	0d	41	0.53mi
8030 Sunset Strip Sunrise, FL	4.0	2.0	1537	$2,650	$1.72	9d	1	0.54mi
1114 NW 79th Dr Plantation, FL	3.0	2.5	1624	$3,000	$1.85	9d	1	0.57mi
7231 NW 20th St Sunrise, FL	4.0	2.0	1624	$3,200	$1.97	26d	1	0.57mi
8101 NW 14th St Plantation, FL	1.0–2.0	1.5–2.0	1123	$2,619	$2.33	0d	12	0.58mi
6901 W Sunrise Blvd Plantation, FL	1.0–3.0	1.0–2.0	1037	$2,860	$2.76	0d	42	0.62mi
7510 NW 23rd St Sunrise, FL	3.0	2.0	1432	$3,150	$2.20	9d	1	0.63mi
1661 NW 81st Way #1661 Plantation, FL	2.0	2.0	1034	$2,500	$2.42	26d	1	0.64mi
1661 NW 81st Way #1661 Plantation, FL	2.0	2.0	1034	$2,400	$2.32	4d	1	0.64mi
1659 NW 81st Way Unit 1659 Plantation, FL	2.0	2.0	1034	$2,400	$2.32	26d	1	0.64mi
1171 Lakepointe Lndg Plantation, FL	2.0	1.0–2.0	837	$2,889	$3.45	0d	22	0.65mi
7620 S Aragon Blvd Sunrise, FL	3.0	2.0	1452	$3,250	$2.24	26d	1	0.66mi
7211 NW 21st St Sunrise, FL	3.0	2.0	1682	$3,500	$2.08	0d	1	0.67mi
1031 NW 79th Ave #1031 Plantation, FL	2.0	2.0	1062	$2,400	$2.26	20d	1	0.68mi
6856 NW 12th St Plantation, FL	4.0	2.0	1600	$2,850	$1.78	26d	1	0.68mi
7461 NW 23rd St Sunrise, FL	2.0	1.0	1181	$2,926	$2.48	23d	1	0.68mi
7461 NW 23rd St Sunrise, FL	2.0	1.0	896	$2,550	$2.85	15d	1	0.68mi
7651 S Aragon Blvd #1 Sunrise, FL	3.0	2.0	1434	$3,100	$2.16	0d	1	0.69mi
6821-6825 NW 11th Pl Unit 6825 Plantation, FL	3.0	2.0	1481	$2,900	$1.96	12d	1	0.72mi
962 NW 79th Ter Plantation, FL	2.0	2.0	1432	$2,997	$2.09	26d	1	0.76mi
8080 NW 10th Ct Plantation, FL	2.0	2.0	1111	$2,300	$2.07	26d	1	0.77mi
8401 NW 20th Ct Sunrise, FL	3.0	2.0	1580	$4,000	$2.53	9d	1	0.78mi
8401 NW 20th Ct Sunrise, FL	3.0	2.0	1580	$4,300	$2.72	26d	1	0.78mi
8460 NW 21st St Sunrise, FL	3.0	2.0	1520	$4,000	$2.63	13d	1	0.83mi
8460 NW 21st St Sunrise, FL	3.0	2.0	1520	$4,000	$2.63	23d	1	0.83mi
8536 NW 12th Ct Plantation, FL	2.0	2.0	1138	$2,625	$2.31	18d	1	0.83mi

HOA detail condo

• Monthly dues: $758 · $9,096/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $199,600 Active 79 DOM
2. 2026-06-18
   days on market $199,600 Active 76 DOM
3. 2026-06-17
   days on market $199,600 Active 75 DOM
4. 2026-06-16
   days on market $199,600 Active 74 DOM
5. 2026-06-15
   days on market $199,600 Active 73 DOM
6. 2026-06-13
   days on market $199,600 Active 71 DOM
7. 2026-06-09
   days on market $199,600 Active 67 DOM
8. 2026-06-08
   days on market $199,600 Active 66 DOM
9. 2026-06-07
   days on market $199,600 Active 65 DOM
10. 2026-06-04
    days on market $199,600 Active 62 DOM
11. 2026-06-03
    days on market $199,600 Active 61 DOM
12. 2026-06-02
    days on market $199,600 Active 60 DOM
13. 2026-06-01
    days on market $199,600 Active 59 DOM
14. 2026-05-31
    days on market $199,600 Active 58 DOM
15. 2026-04-30
    price $199,600
16. 2026-03-31
    listed $215,000 Active
17. 2026-03-15
    historical
18. 2025-09-26
    listed $217,000 Active
19. 2025-04-22
    historical
20. 2025-02-16
    price $228,600
21. 2025-01-10
    price $233,600
22. 2024-11-29
    listed $238,600 Active
23. 1977-03-01
    soldstatus $34,000

ⓘ 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: $2,686 · $224/mo
• Projected year-2 tax: $2,686 · $224/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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,835
• − Mortgage interest: −$11,181
• − Property taxes: −$2,686
• − Insurance: −$998
• − Repairs & maintenance: −$2,467
• − Management: −$2,467
• − HOA: −$9,096
• − Depreciation: −$5,807
• Taxable loss: −$3,866
• Est. tax savings @ 24.0%: +$928
• After-tax cash flow: $-54/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): 62,807
• Household income: $46,305
• Rent vs Own: 54.3% rent · 45.7% own
• Severe rent burden: 5692.0

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% Hispanic / Latino 12% Two or more races 8% White 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 20%
• Foreign-born: 39% · Canada, Jamaica, Dominican Republic
• Languages at home: 66% English-only · French/Haitian/Cajun 22% Spanish 10%

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: ▼ -338.15%
• Current HPI: 288.9345
• Rent YoY: ▲ 0.26%
• 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

+487.1% since first listed

9 events — show timeline

• 2026-04-30 Price Changed $199,600 Beaches MLS
• 2026-03-31 Listed $215,000 Beaches MLS
• 2026-03-15 Listing Removed — Beaches MLS
• 2025-09-26 Listed $217,000 Beaches MLS
• 2025-04-22 Listing Removed — MARMLS
• 2025-02-16 Price Changed $228,600 MARMLS
• 2025-01-10 Price Changed $233,600 MARMLS
• 2024-11-29 Listed $238,600 MARMLS
• 1977-03-01 Sold (Public Records) $34,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $2,686 · +5.2% YoY. Source: county tax records.