8256 NW 9th Ct #2 · Plantation, FL 33324

$220,000

4 bd · 3.0 ba · 1,520 sqft · Condo public records · 346 Days on market

Built 1980 $804/mo HOA · 25% of rent

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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 +21.9/30.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MOTIVATED SELLER! Seller will contribute $15,000.00 toward the buyer’s closing costs, special assessment, or to buy down the interest rate—buyer’s choice! NEW ROOF 2 years old, AC 5 years, Spacious 4 bedrooms and 2.5 bathrooms in the heart of Plantation. This two-story home is open, move-in ready, and features a fenced courtyard-style back patio. Enjoy comfortable living just minutes from shopping, dining, and major highways. amenities features 2 Pools, 1 tennis court, 1 playground

Key facts

• New roof
• $804 HOA
• Garage

Tags

• NEW ROOF

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly association fee; Association fee includes grounds maintenance; Clubhouse on site

Exterior

• Parking: Has garage; 1 covered garage space; Additional parking with two or more spaces
• Home design: 2 stories; Entry on first level; Resale property
• Exterior features: Patio; Property attached (townhome/attached unit)

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: First-floor entry
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 rising (+1.2%/yr); 398 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $3,269/mo this rent would consume 46% of the median local household income ($85k/yr) (locally 2923% 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 $2k of loan paydown is wiped out by about $7k 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 346 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $160k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 346 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.49% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.72%
• DSCR: 1.30
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-18,897
• Equity at exit: $32,803

10-year hold

• IRR: -2.4%
• Equity multiple: 0.86×
• Total profit: $-8,812
• Equity at exit: $19,022

Cash invested: $61,600 (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 33324

• Home prices YoY: -33.5%
• Rents YoY: 1.2%
• Active inventory: 398
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $3,269 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$188 /mo · $2,251/yr
• Insurance: −$92
• HOA: −$804
• Vacancy / Maint / Mgmt: −$686
• Net cashflow: $345

Break-even live

Break-even rent $2,832

Max offer price $220,000

Occupancy floor 84%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8253 NW 9th St #3 Plantation, FL	3.0	2.5	1770	$2,800	$1.58	7d	1	0.02mi
8244 NW 9th Ct #8 Fort Lauderdale, FL	4.0	2.5	2080	$3,500	$1.68	24d	1	0.04mi
8244 NW 9th St #5 Plantation, FL	4.0	2.5	2020	$3,150	$1.56	24d	1	0.06mi
8231 NW 8th Pl #3 Plantation, FL	3.0	2.5	1770	$2,850	$1.61	24d	1	0.07mi
8231 NW 8th Pl #3 Plantation, FL	3.0	2.5	1654	$2,850	$1.72	14d	1	0.07mi
8208 NW 8th Pl Plantation, FL	3.0	2.5	1770	$2,950	$1.67	17d	1	0.10mi
835 NW 81st Way #5 Plantation, FL	3.0	2.5	1770	$2,600	$1.47	7d	1	0.20mi
8344 NW 7th Pl Unit 8344 Plantation, FL	3.0	2.5	1627	$4,199	$2.58	24d	1	0.21mi
833 NW 81st Ter #8 Plantation, FL	4.0	2.5	1770	$2,900	$1.64	20d	1	0.23mi
843 NW 81st Ave #7 Plantation, FL	3.0	2.5	1770	$2,980	$1.68	7d	1	0.26mi
833 NW 81st Ave Plantation, FL	4.0	2.5	1770	$3,250	$1.84	14d	1	0.27mi
833 NW 81st Ave #4 Plantation, FL	4.0	2.5	1770	$3,250	$1.84	22d	1	0.27mi
833 NW 81st Ave #4 Plantation, FL	3.0	2.5	1770	$3,600	$2.03	18d	1	0.27mi
8500 Cleary Blvd Plantation, FL	1.0–3.0	1.0–2.0	1045	$3,549	$3.40	2d	18	0.30mi
791 N Pine Island Rd Plantation, FL	2.0–3.0	2.0	1196	$2,400	$2.01	5d	2	0.37mi
791 N Pine Island Rd #306 Plantation, FL	3.0	2.0	1320	$2,400	$1.82	12d	1	0.37mi
8000 Cleary Blvd Plantation, FL	2.0–3.0	2.0–3.0	1357	$3,292	$2.43	1d	21	0.37mi
9161 Vineyard Lake Dr Unit 9161 Plantation, FL	3.0	2.5	1765	$4,000	$2.27	24d	1	0.39mi
9023 Vineyard Lake Dr Plantation, FL	3.0	2.5	1739	$3,500	$2.01	1d	1	0.46mi
9023 Vineyard Lake Dr Plantation, FL	3.0	2.5	1739	$3,500	$2.01	7d	1	0.46mi
751 N Pine Island Rd Plantation, FL	1.0–3.0	1.0–2.0	1003	$2,400	$2.39	24d	2	0.47mi
741 N Pine Island Rd #303 Plantation, FL	3.0	2.0	1214	$2,400	$1.98	24d	1	0.49mi
576 Westree Ln Plantation, FL	3.0	2.5	1651	$3,250	$1.97	24d	1	0.49mi
1114 NW 79th Dr Plantation, FL	3.0	2.5	1624	$3,000	$1.85	7d	1	0.52mi
9087 Vineyard Lake Dr Plantation, FL	3.0	2.5	1590	$3,350	$2.11	24d	1	0.53mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$3,200	$2.85	1d	5	0.54mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1137	$3,600	$3.17	11d	7	0.54mi
510 NW 84th Ave Plantation, FL	2.0–3.0	2.0	1303	$3,200	$2.46	15d	5	0.54mi
510 NW 84th Ave Plantation, FL	1.0–3.0	1.0–2.0	1124	$3,200	$2.85	17d	6	0.54mi
537 N University Dr #71 Plantation, FL	3.0	2.5	1830	$3,000	$1.64	5d	1	0.55mi
537 N University Dr #71 Plantation, FL	3.0	2.5	1830	$3,250	$1.78	24d	1	0.55mi
568 N University Dr #568 Plantation, FL	3.0	2.5	1589	$3,500	$2.20	22d	1	0.56mi
568 N University Dr #568 Plantation, FL	3.0	2.5	1589	$3,250	$2.05	7d	1	0.56mi
7903 NW 7th Ct Unit 7903 Plantation, FL	3.0	2.5	1340	$2,800	$2.09	22d	1	0.56mi
7885 NW 7th Ct #406 Plantation, FL	3.0	2.5	1340	$2,800	$2.09	11d	1	0.58mi
845 NW 91st Ter Unit 845 Plantation, FL	3.0	2.5	1515	$3,500	$2.31	24d	1	0.61mi
992 NW 93rd Ave Plantation, FL	3.0	2.0	1504	$3,350	$2.23	24d	1	0.65mi
9090 NW 11th Ct Plantation, FL	3.0	2.0	2112	$5,000	$2.37	20d	1	0.67mi
333 N University Dr Plantation, FL	3.0	1.0–2.0	1065	$4,283	$4.02	3d	15	0.79mi
1711 N University Dr Plantation, FL	1.0–3.0	1.0–2.0	986	$3,252	$3.30	2d	41	0.81mi

HOA detail condo

• Monthly dues: $804 · $9,648/yr
• Likely covers: pool
• ⚠ Special-assessment mentions:

  MOTIVATED SELLER! Seller will contribute $15,000.00 toward the buyer’s closing costs, special assessment, or to buy down the interest rate—buyer’s choice! NEW ROOF 2 years old, AC 5 years, Spacious 4 bedrooms and 2.5…

Listing history 19 events

1. 2026-06-18
   days on market $220,000 Active 346 DOM
2. 2026-06-17
   days on market $220,000 Active 345 DOM
3. 2026-06-16
   days on market $220,000 Active 344 DOM
4. 2026-06-15
   days on market $220,000 Active 343 DOM
5. 2026-06-13
   days on market $220,000 Active 341 DOM
6. 2026-06-09
   days on market $220,000 Active 337 DOM
7. 2026-06-07
   days on market $220,000 Active 335 DOM
8. 2026-06-04
   days on market $220,000 Active 332 DOM
9. 2026-06-03
   days on market $220,000 Active 331 DOM
10. 2026-06-02
    days on market $220,000 Active 330 DOM
11. 2026-06-01
    days on market $220,000 Active 329 DOM
12. 2026-05-31
    days on market $220,000 Active 328 DOM
13. 2026-03-20
    price $220,000
14. 2025-06-27
    listed $240,000 Active
15. 2017-01-24
    soldstatus $160,000
16. 2005-12-12
    soldstatus $255,000
17. 1999-05-03
    soldstatus $89,900
18. 1997-07-03
    soldstatus $80,000
19. 1980-09-01
    soldstatus $72,900

ⓘ 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: $2,251 · $188/mo
• Projected year-2 tax: $2,251 · $188/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $39,222
• − Mortgage interest: −$12,323
• − Property taxes: −$2,251
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,138
• − Management: −$3,138
• − HOA: −$9,648
• − Depreciation: −$6,400
• Taxable income: $1,224
• Est. tax owed @ 24.0%: −$294
• After-tax cash flow: $3,848/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): 50,151
• Household income: $85,000
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 2923.0

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 0.69)
• Race & ethnicity: White 42% Hispanic / Latino 31% Two or more races 20% Black 16% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 4% Dominican 2%
• Common ancestry: Romanian 3% Italian 3% Hispanic 3%
• Foreign-born: 31% · Canada, Jamaica, China
• Languages at home: 60% English-only · Spanish 26% Other Indo-European 4% French/Haitian/Cajun 3%

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: ▼ -160.16%
• Current HPI: 317.8685
• Rent YoY: ▲ 1.23%
• 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

+201.8% since first listed

7 events — show timeline

• 2026-03-20 Price Changed $220,000 MARMLS
• 2025-06-27 Listed $240,000 MARMLS
• 2017-01-24 Sold (Public Records) $160,000 Public Records
• 2005-12-12 Sold (Public Records) $255,000 Public Records
• 1999-05-03 Sold (Public Records) $89,900 Public Records
• 1997-07-03 Sold (Public Records) $80,000 Public Records
• 1980-09-01 Sold (Public Records) $72,900 Public Records

Property tax history

+8.7%/yr

Latest (2025): $2,251 · +3.0% YoY. Source: county tax records.