7501 NW 16th St #3207 · Plantation, FL 33313

$89,000

1 bd · 2.0 ba · 925 sqft · Condo public records · 116 Days on market

Built 1977 $528/mo HOA · 28% of rent

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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 +28.1/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SHORT SALE AND COMMISSION SUBJECT TO BANK APPROVAL MUST USE SELLERS TITLE CO SEE ATTACHMENTS TO MAKE OFFER

Key facts

• Second floor
• Close to elevator
• Centrally located

Tags

• SECOND FLOOR
• CLOSE TO ELEVATOR
• CENTRALLY LOCATED
• HEART OF PLANTATION

Property features AI

Finance

• Financial info: Pets allowed (dogs OK)
• HOA & community: Monthly association fee of $528; Association covers common areas, cable TV, grounds maintenance, structure maintenance, pool(s), sewer, trash, and water; Community amenities: basketball court, fitness center, pool, tennis courts, elevators

Exterior

• Parking: Assigned parking (one space)
• Security: Complex fenced
• Home design: 4-story building; Second-floor entry; Resale unit; Block construction
• Construction: Block construction
• Exterior features: Fenced property; Association pool

Interior

• Kitchen: Microwave
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Second-floor entry; Ceramic tile flooring

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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.
• Market conditions: Rents flat; 664 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $1,862/mo this rent would consume 48% of the median local household income ($46k/yr) (locally 5692% 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 $615 of loan paydown is wiped out by about $3k 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 116 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 5135% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $20k; list at $89k implies a 345% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% 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 $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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.
9. 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.
10. 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: 2.09% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.52%
• DSCR: 1.60
• GRM: 4.0

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,151
• Equity at exit: $13,270

10-year hold

• IRR: 2.9%
• Equity multiple: 1.17×
• Total profit: $4,167
• Equity at exit: $7,695

Cash invested: $24,920 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,862 high
• Mortgage (P&I): −$467
• Tax from tax record: −$159 /mo · $1,902/yr
• Insurance: −$37
• HOA: −$528
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $281

Break-even live

Break-even rent $1,507

Max offer price $89,000

Occupancy floor 80%

Sensitivity live

Price	-10% $331	-5% $306	+0% $281	+5% $256	+10% $230
Rent	-10% $134	-5% $207	+0% $281	+5% $354	+10% $428
Rate	-1.0pp $326	-0.5pp $303	base $281	+0.5pp $258	+1.0pp $234

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: $22,250
• Closing costs: $2,670
• 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	9d	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	3d	2	0.02mi
7401 NW 16th St #407 Plantation, FL	2.0	2.0	970	$2,100	$2.16	16d	1	0.14mi
7300 NW 17th St #318 Plantation, FL	1.0	1.0	660	$1,550	$2.35	25d	1	0.16mi
1751 NW 75th Ave #211 Plantation, FL	1.0	2.0	943	$1,700	$1.80	25d	1	0.21mi
7400 NW 13th St Plantation, FL	1.0	1.0	600	$1,400	$2.33	25d	1	0.31mi
1681 NW 70th Ave #418 Plantation, FL	1.0	1.0	660	$1,600	$2.42	25d	1	0.35mi
1681 NW 70th Ave #418 Plantation, FL	1.0	1.0	660	$1,700	$2.58	6d	1	0.35mi
7001 NW 16th St Plantation, FL	1.0–2.0	1.0–2.0	1015	$1,625	$1.60	4d	17	0.42mi
7021 NW 15th St Unit B Plantation, FL	2.0	1.0	765	$2,450	$3.20	18d	1	0.43mi
1711 N University Dr Plantation, FL	1.0–3.0	1.0–2.0	986	$2,070	$2.10	0d	41	0.53mi
8101 NW 14th St Plantation, FL	1.0–2.0	1.5–2.0	1123	$2,000	$1.78	0d	12	0.58mi
6901 W Sunrise Blvd Plantation, FL	1.0–3.0	1.0–2.0	1037	$2,003	$1.93	0d	42	0.62mi
1661 NW 81st Way #1661 Plantation, FL	2.0	2.0	1034	$2,500	$2.42	25d	1	0.64mi
1661 NW 81st Way #1661 Plantation, FL	2.0	2.0	1034	$2,400	$2.32	4d	1	0.64mi
1619 NW 81st Way Unit 1619 Plantation, FL	1.0	1.0	832	$1,925	$2.31	9d	1	0.64mi
1659 NW 81st Way Unit 1659 Plantation, FL	2.0	2.0	1034	$2,400	$2.32	25d	1	0.64mi
1171 Lakepointe Lndg Plantation, FL	2.0	1.0–2.0	837	$2,364	$2.82	0d	22	0.65mi
1031 NW 79th Ave #1031 Plantation, FL	2.0	2.0	1062	$2,400	$2.26	20d	1	0.68mi
7461 NW 23rd St Sunrise, FL	2.0	1.0	896	$2,550	$2.85	15d	1	0.68mi
8423 NW 12th St Unit C67 Plantation, FL	1.0	2.0	1046	$2,050	$1.96	9d	1	0.77mi
8080 NW 10th Ct Plantation, FL	2.0	2.0	1111	$2,300	$2.07	25d	1	0.77mi
8080 NW 10th Ct Plantation, FL	1.0	1.0	862	$1,866	$2.16	0d	1	0.77mi
2330 NW 72nd Ave Sunrise, FL	1.0–2.0	1.0	742	$1,650	$2.22	25d	1	0.81mi
1140 NW 85th Ave Unit A16 Plantation, FL	2.0	1.5	1065	$1,950	$1.83	25d	1	0.84mi
8310 NW 24th Pl Sunrise, FL	2.0	1.0	900	$2,400	$2.67	20d	1	0.89mi
1611 NW 63rd Ave Unit 2 Sunrise, FL	1.0	1.0	750	$1,350	$1.80	25d	1	0.95mi
6580 NW 22nd St Unit 2 Sunrise, FL	1.0	1.0	650	$1,000	$1.54	4d	1	0.99mi
6290 NW 14th St Unit 6290 Sunrise, FL	2.0	1.0	900	$2,350	$2.61	25d	1	1.02mi
2534 NW 73rd Ave Sunrise, FL	1.0	1.0	950	$1,750	$1.84	25d	1	1.03mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,600	$2.21	4d	1	1.17mi
3048 Sunrise Lakes Dr E Unit 411 Sunrise, FL	1.0	1.0	725	$1,650	$2.28	22d	1	1.17mi
3048 E Sunrise Lakes Dr #412 Sunrise, FL	1.0	1.0	725	$1,400	$1.93	23d	1	1.17mi
3048 Sunrise Lakes Dr E Unit 217 Sunrise, FL	2.0	2.0	924	$1,800	$1.95	0d	1	1.18mi
8300 Cleary Blvd Plantation, FL	1.0	1.0	760	$2,483	$3.27	4d	1	1.18mi
8300 Cleary Blvd Plantation, FL	1.0	1.0	760	$2,566	$3.38	22d	1	1.18mi
8300 Cleary Blvd Plantation, FL	2.0	2.0	1099	$3,032	$2.76	20d	1	1.18mi
6121 NW 11th St Sunrise, FL	2.0	1.0	800	$1,500	$1.88	25d	1	1.18mi
5990 NW 16th Pl Sunrise, FL	1.0–2.0	1.0–2.0	801	$1,500	$1.87	25d	1	1.19mi

HOA detail condo

• Monthly dues: $528 · $6,336/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   pricedays on market $89,000 Active 116 DOM
2. 2026-06-18
   days on market $98,000 Active 113 DOM
3. 2026-06-17
   days on market $98,000 Active 112 DOM
4. 2026-06-16
   days on market $98,000 Active 111 DOM
5. 2026-06-15
   days on market $98,000 Active 110 DOM
6. 2026-06-13
   days on market $98,000 Active 108 DOM
7. 2026-06-09
   days on market $98,000 Active 104 DOM
8. 2026-06-08
   price $98,000 Active 102 DOM
9. 2026-06-07
   days on market $115,000 Active 102 DOM
10. 2026-06-04
    days on market $115,000 Active 99 DOM
11. 2026-06-03
    days on market $115,000 Active 98 DOM
12. 2026-06-02
    days on market $115,000 Active 97 DOM
13. 2026-06-01
    days on market $115,000 Active 96 DOM
14. 2026-05-31
    days on market $115,000 Active 95 DOM
15. 2026-05-03
    price $1,650
16. 2026-04-24
    listed $1,700
17. 2026-02-25
    listed $120,000 Active
18. 2010-09-13
    soldstatus $20,000 106-char remark

    Show marketing remark (106 chars)

    SHORT SALE AND COMMISSION SUBJECT TO BANK APPROVAL MUST USE SELLERS TITLE CO SEE ATTACHMENTS TO MAKE OFFER

19. 2007-06-14
    soldstatus $165,000
20. 2004-11-04
    soldstatus $85,000
21. 2003-05-19
    soldstatus $77,000
22. 1996-06-17
    soldstatus $21,000

ⓘ 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: $1,902 · $159/mo
• Projected year-2 tax: $1,902 · $159/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: $22,347
• − Mortgage interest: −$4,985
• − Property taxes: −$1,902
• − Insurance: −$445
• − Repairs & maintenance: −$1,788
• − Management: −$1,788
• − HOA: −$6,336
• − Depreciation: −$2,589
• Taxable income: $2,513
• Est. tax owed @ 24.0%: −$603
• After-tax cash flow: $2,767/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: 62,807
• 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

-92.1% since first listed

8 events — show timeline

• 2026-05-03 Price Changed $1,650 MARMLS
• 2026-04-24 Listed for Rent $1,700 MARMLS
• 2026-02-25 Listed $120,000 MARMLS
• 2010-09-13 Sold (MLS) $20,000 MARMLS
• 2007-06-14 Sold (Public Records) $165,000 Public Records
• 2004-11-04 Sold (Public Records) $85,000 Public Records
• 2003-05-19 Sold (Public Records) $77,000 Public Records
• 1996-06-17 Sold (Public Records) $21,000 Public Records

Property tax history

+12.1%/yr

Latest (2025): $1,902 · +5.3% YoY. Source: county tax records.