3015 N Ocean Blvd · Fort Lauderdale, FL 33308

$349,750

2 bd · 1.0 ba · 953 sqft · Other public records · 23 Days on market

Built 1975

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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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.0/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into sophisticated coastal living in this meticulously curated 2BR/2BA residence at the prestigious Berkley South. Positioned as the building & acirc; & euro; & trade; s premier value buy, this unit has been transformed with a renovated kitchen and sleek, modernized bathrooms. Beyond the aesthetics, enjoy the ultimate & apos; quiet luxury& apos; and storm protection provided by high-impact windows and doors throughout. The floor plan is open, airy, and bathed in natural light, showing in pristine, move-in condition. Berkley South offers a five-star lifestyle with 24-hour elite security/reception, a shimmering heated pool, tennis, and fitness center & acirc; &

Key facts

• Fitness center
• Renovated kitchen
• High-impact windows

Tags

• RENOVATED KITCHEN
• MODERNIZED BATHROOMS
• HIGH-IMPACT WINDOWS
• HIGH-IMPACT DOORS
• HEATED POOL
• FITNESS CENTER

Property features AI

Exterior

• Home design: Built in 1975
• Construction: Living area approximately 1144
• Exterior features: Located in the Central Beach Alliance subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $350k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $349k (0.1% below list).
• Recommended offer: $345k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.2% in Fort Lauderdale — 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 (#78 in FL, #1,293 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, health & safety A+; Watch: 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 (+3.6%/yr); 739 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent runs 45% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 23 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $8k; list at $350k implies a 4272% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $344,503 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.00% ✗
• Cap rate: 8.45%
• Cash-on-cash: 7.71%
• DSCR: 1.34
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.63% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-14,521
• Equity at exit: $52,149

10-year hold

• IRR: 6.4%
• Equity multiple: 1.49×
• Total profit: $47,689
• Equity at exit: $30,240

Cash invested: $97,930 (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 33308

• Rents YoY: 3.6%
• Active inventory: 739
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,494 high
• Mortgage (P&I): −$1,834
• Tax from tax record: −$152 /mo · $1,820/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$734
• Net cashflow: $629

Break-even live

Break-even rent $2,698

Max offer price $349,750

Occupancy floor 77%

Sensitivity live

Price	-10% $827	-5% $728	+0% $629	+5% $530	+10% $431
Rent	-10% $353	-5% $491	+0% $629	+5% $767	+10% $905
Rate	-1.0pp $805	-0.5pp $718	base $629	+0.5pp $538	+1.0pp $446

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: $87,438
• Closing costs: $10,492
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1290	$3,200	$2.48	5d	4	0.06mi
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1325	$3,475	$2.62	18d	3	0.06mi
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1290	$3,400	$2.63	8d	3	0.06mi
2841 N Ocean Blvd Fort Lauderdale, FL	2.0	2.0	1150	$3,700	$3.22	15d	3	0.11mi
3020 NE 32nd Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	920	$4,300	$4.67	5d	4	0.13mi
2900 NE 30th St Unit H6 Fort Lauderdale, FL	2.0	2.0	1040	$3,200	$3.08	25d	1	0.25mi
3430 Galt Ocean Dr Fort Lauderdale, FL	1.0–4.0	1.5–4.5	2873	$6,320	$2.20	8d	4	0.36mi
3430 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1343	$4,980	$3.71	16d	4	0.36mi
3500 Galt Ocean Dr #2314 Fort Lauderdale, FL	1.0	1.5	1088	$4,500	$4.14	5d	1	0.42mi
3500 Galt Ocean Dr #2314 Fort Lauderdale, FL	1.0	1.5	1088	$4,500	$4.14	25d	1	0.42mi
2317 N Ocean Blvd Fort Lauderdale, FL	2.0	1.5	980	$4,000	$4.08	25d	1	0.51mi
3605 NE 32nd Ave Unit 209A Fort Lauderdale, FL	2.0	2.0	1000	$3,300	$3.30	20d	1	0.51mi
3605 NE 32nd Ave Unit 209A Fort Lauderdale, FL	2.0	2.0	1000	$3,300	$3.30	2d	1	0.51mi
3700 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1025	$3,790	$3.70	25d	2	0.55mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$4,250	$3.97	3d	7	0.62mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$4,500	$4.20	15d	6	0.62mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$4,500	$4.20	5d	6	0.62mi
3850 Galt Ocean Dr #1003 Fort Lauderdale, FL	1.0	1.5	1050	$3,300	$3.14	25d	1	0.66mi
3900 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1429	$5,600	$3.92	18d	4	0.71mi
3900 Galt Ocean Dr Fort Lauderdale, FL	2.0	1.5–2.0	1429	$4,675	$3.27	17d	3	0.71mi
2029 N Ocean Blvd Fort Lauderdale, FL	2.0	2.0	1100	$3,350	$3.05	25d	2	0.75mi
2033 NE 33rd Ave Unit 3 Fort Lauderdale, FL	1.0	1.0	750	$2,900	$3.87	25d	1	0.75mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$5,000	$6.17	6d	2	0.78mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$3,200	$3.95	5d	3	0.78mi
2001 N Ocean Blvd #203 Fort Lauderdale, FL	1.0	1.0	890	$2,600	$2.92	25d	1	0.86mi
3333 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	736	$3,228	$4.38	2d	13	1.10mi
3411 N Federal Hwy Fort Lauderdale, FL	2.0	1.0–2.0	754	$3,545	$4.70	3d	59	1.18mi
4013 N Ocean Dr #102 Fort Lauderdale, FL	1.0	1.5	790	$3,500	$4.43	25d	1	1.19mi
1881 Middle River Dr Fort Lauderdale, FL	1.0–3.0	1.5–2.0	1095	$2,525	$2.31	13d	2	1.25mi
1821 Middle River Dr Unit 2 Fort Lauderdale, FL	1.0	1.0	700	$2,000	$2.86	25d	1	1.34mi
4144 El Mar Dr Unit 1 Lauderdale-By-The-Sea, FL	2.0	2.0	1116	$3,250	$2.91	25d	1	1.39mi
1200 N Fort Lauderdale Beach Blvd #204 Fort Lauderdale, FL	1.0	1.0	702	$2,500	$3.56	25d	1	1.44mi
2724 NE 15th St Unit 4 Fort Lauderdale, FL	2.0	2.0	800	$2,700	$3.38	25d	1	1.48mi
1680 NE 34th Ln Unit B Oakland Park, FL	2.0	2.0	1084	$3,100	$2.86	20d	1	1.50mi

Listing history 32 events

1. 2026-06-18
   days on market $349,750 Active 23 DOM
2. 2026-06-17
   days on market $349,750 Active 22 DOM
3. 2026-06-16
   days on market $349,750 Active 21 DOM
4. 2026-06-15
   days on market $349,750 Active 20 DOM
5. 2026-06-13
   days on market $349,750 Active 18 DOM
6. 2026-06-09
   days on market $349,750 Active 14 DOM
7. 2026-06-07
   days on market $349,750 Active 12 DOM
8. 2026-06-04
   days on market $349,750 Active 9 DOM
9. 2026-06-03
   days on market $349,750 Active 8 DOM
10. 2026-06-02
    days on market $349,750 Active 7 DOM
11. 2026-06-01
    days on market $349,750 Active 6 DOM
12. 2026-05-31
    days on market $349,750 Active 5 DOM
13. 2026-05-26
    listed $349,750 Active
14. 2025-05-03
    historical $3,000
15. 2025-04-18
    listed $3,000
16. 2024-06-20
    historical $2,990
17. 2024-03-21
    listed $2,990
18. 2024-03-11
    historical $3,495
19. 2024-01-09
    listed $3,495
20. 2019-08-15
    historical
21. 2018-08-14
    listed $89,000
22. 2018-04-16
    historical
23. 2017-05-15
    listed $79,000
24. 2017-05-02
    historical
25. 2017-03-24
    listed $1,200
26. 2016-12-31
    historical
27. 2016-09-12
    historical
28. 2016-09-12
    listed $79,000
29. 2016-05-11
    listed $109,000
30. 2014-12-23
    historical
31. 2006-12-05
    listed $219,900
32. 1990-12-01
    soldstatus $8,000

ⓘ 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: $1,820 · $152/mo
• Projected year-2 tax: $2,903 · $242/mo
• Expected delta: +$1,083/yr (+$90/mo · 59.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 57% 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,929
• − Mortgage interest: −$19,591
• − Property taxes: −$1,820
• − Insurance: −$1,749
• − Repairs & maintenance: −$3,354
• − Management: −$3,354
• − Depreciation: −$10,175
• Taxable income: $1,885
• Est. tax owed @ 24.0%: −$453
• After-tax cash flow: $7,093/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 — Fort Lauderdale

• Score: 82/100
• State rank: #78
• US rank: #1293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Lauderdale, FL
• County: Broward County · 1,963,430 people
• City population: 235,769
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 27,935
• Household income: $93,879
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 912.0

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 White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 16% Two or more races 14% Asian 3% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 4% Lithuanian 3% Scotch-Irish 3%
• Foreign-born: 24% · Canada, Jamaica, Dominican Republic
• Languages at home: 75% English-only · Spanish 14% Other Indo-European 5% Russian/Polish/Slavic 2%

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: ▼ -417.95%
• Current HPI: 325.3902
• Rent YoY: ▲ 3.63%
• 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

+4271.9% since first listed

20 events — show timeline

• 2026-05-26 Listed $349,750 FSBO.com
• 2025-05-03 Rental Removed $3,000 LISTANZA
• 2025-04-18 Listed for Rent $3,000 LISTANZA
• 2024-06-20 Rental Removed $2,990 RENT.
• 2024-03-21 Listed for Rent $2,990 RENT.
• 2024-03-11 Rental Removed $3,495 RENT.
• 2024-01-09 Listed for Rent $3,495 RENT.
• 2019-08-15 Listing Removed — MARMLS
• 2018-08-14 Listed $89,000 MARMLS
• 2018-04-16 Listing Removed — MARMLS
• 2017-05-15 Listed $79,000 MARMLS
• 2017-05-02 Listing Removed — MARMLS
• 2017-03-24 Listed $1,200 MARMLS
• 2016-12-31 Listing Removed — MARMLS
• 2016-09-12 Listed $79,000 MARMLS
• 2016-09-12 Listing Removed — MARMLS
• 2016-05-11 Listed $109,000 MARMLS
• 2014-12-23 Listing Removed — Beaches MLS
• 2006-12-05 Listed $219,900 Beaches MLS
• 1990-12-01 Sold (Public Records) $8,000 Public Records

Property tax history

+0.8%/yr

Latest (2018): $1,820 · +6.5% YoY. Source: county tax records.