1617 NE 2nd Ct Unit None · Fort Lauderdale, FL 33301

$925,000

4 bd · 3.5 ba · 2,652 sqft · Townhouse · 99 Days on market

Built 2005 Good condition Est $1363k · 32% under ↓ 3% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• Appreciation +7.3/10.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +3.3/5.0

Listing remarks

Seldom found 4BR/3.5BA, fee simple townhouse in boutique Victoria Park development for less than $1M! Spacious & flexible floor plan w/ elevator servicing all 3 floors. Open, 1st floor living area consists of foyer entry, great room, powder room and a modern kitchen w/ center island, stainless appliances, quartz counters, decorative backsplash, bar seating and euro-style cabinetry. 2nd floor consists of primary suite w/ large walk-in closet & Juliet balcony, additional 2BR/1BA and stand alone laundry room. 3rd floor offers a 4th bedroom which could also be 2nd primary, separate den/office/game room and 2 rooftop terraces. Other features include a true 2-car garage & impact

Key facts

• Juliet balcony
• Fee simple townhouse
• Large walk-in closet

Tags

• FEE SIMPLE TOWNHOUSE
• ELEVATOR SERVICING ALL FLOORS
• MODERN KITCHEN
• LARGE WALK-IN CLOSET
• JULIET BALCONY
• STAND ALONE LAUNDRY ROOM

Property features AI

Finance

• HOA & community: Community of 4 units; Pets allowed

Exterior

• Parking: Attached garage for 2 cars; Covered parking (2 spaces)
• Utilities: Public water; Public sewer; Cable available
• Home design: Townhouse; Three or more levels; First-floor entry; Faces east
• Construction: CBS and other construction materials
• Exterior features: Covered patio; Patio; Terrace; Fenced

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: No main-level bedrooms listed
• Flooring: Wood flooring
• Bathrooms: Three full bathrooms and one half bathroom (total 4)
• Heating & cooling: Central heating (electric, zoned); Central air conditioning (electric, zoned); Ceiling fans
• Interior features: Built-in features; Entrance foyer; Kitchen island; Vaulted ceilings; Walk-in closets; Blinds, drapes and rods
• Laundry & utility: Unfurnished (no laundry-specific appliances listed)

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $925k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-24 ($-291/yr) — negative.
• To cash-flow at today's rent, offer at most $921k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $825k (10.8% below list).
• Recommended offer: $825k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Zoned schools: Harbordale Elementary School (math 64% / reading 74%, grade A-, #399 of 2,144 statewide, top 19%, 487 students, 38% FRL); Sunrise Middle School (math 50% / reading 52%, grade C, #237 of 571 statewide, top 43%, 1,242 students, 64% FRL); Fort Lauderdale High School (math 38% / reading 67%, grade C-, #154 of 667 statewide, top 24%, 2,228 students, 57% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising (+3.0%/yr); 469 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $8,254/mo this rent would consume 79% of the median local household income ($125k/yr) (locally 1662% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $49k of equity ($6k loan paydown + $42k appreciation (4.6% local appreciation)).
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $259k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$78k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($842k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); 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 $825,353 (10.8% 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 99 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 0.89% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $1,363,128
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 NE 15th Ave	0.10mi	4/3.5	2,738 (+3%)	21mo	$1,250,000	$457	72
308 NE 14th Ave	0.14mi	4/4.0	2,326 (-12%)	7mo	$1,412,500	$607	65
1400 NE 6th St	0.35mi	3/2.5 (-1)	2,817 (+6%)	2mo	$1,250,000	$444	63
811 NE 17th Way	0.64mi	3/3.5 (-1)	2,548 (-4%)	2mo	$1,200,000	$471	57
817 NE 17th Way	0.66mi	3/3.5 (-1)	2,548 (-4%)	3mo	$1,310,000	$514	55
844 N Victoria Park Rd	0.74mi	3/3.5 (-1)	2,564 (-3%)	3mo	$950,000	$371	53
609 NE 8th Ave Unit A	0.63mi	4/3.5	2,316 (-13%)	3mo	$1,575,000	$680	46
609 NE 8th Ave Unit B	0.63mi	4/3.5	2,264 (-15%)	1mo	$1,400,000	$618	45
45 Hendricks Isle #201	0.37mi	3/3.5 (-1)	2,979 (+12%)	20mo	$1,800,000	$604	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.58% appreciation · 3.02% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.73×
• Total profit: $189,976
• Equity at exit: $500,712

10-year hold

• IRR: 13.0%
• Equity multiple: 3.27×
• Total profit: $587,502
• Equity at exit: $845,350

Cash invested: $259,000 (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 33301

• Home prices YoY: 1.6%
• Rents YoY: 3.0%
• Active inventory: 469
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $8,254 high
• Mortgage (P&I): −$4,851
• Tax est. 1.5%: −$1,156 /mo · $13,875/yr
• Insurance: −$385
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,733
• Net cashflow: $-24

Break-even live

Break-even rent $8,284

Max offer price $921,495

Occupancy floor 95%

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: $231,250
• Closing costs: $27,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 NE 16th Ave Unit 1369656P Fort Lauderdale, FL	3.0	2.0	2497	$6,472	$2.59	2d	1	0.03mi
1416 NE 4th Ct #1416 Fort Lauderdale, FL	3.0	2.5	2214	$5,800	$2.62	24d	1	0.15mi
417 NE 15th Ave Fort Lauderdale, FL	5.0	4.0	2001	$19,995	$9.99	24d	1	0.17mi
1509 NE 4th Pl Fort Lauderdale, FL	4.0	3.5	3213	$9,000	$2.80	24d	1	0.20mi
1511 NE 4th Pl #0 Fort Lauderdale, FL	4.0	3.0	3271	$8,000	$2.45	24d	1	0.21mi
1511 NE 4th Pl #0 Fort Lauderdale, FL	4.0	3.0	3271	$8,000	$2.45	8d	1	0.21mi
1415 NE 4th Pl Fort Lauderdale, FL	5.0	3.0	1970	$7,500	$3.81	4d	1	0.22mi
404 NE 13th Ave Fort Lauderdale, FL	4.0	3.5	3559	$34,995	$9.83	24d	1	0.23mi
1409 NE 4th Pl Unit 1541792P Fort Lauderdale, FL	3.0	3.5	2863	$5,190	$1.81	14d	1	0.23mi
1606 SE 1st St Fort Lauderdale, FL	3.0	2.0	1893	$15,000	$7.92	19d	1	0.24mi
1215 NE 1st St Fort Lauderdale, FL	4.0	3.5	3436	$14,995	$4.36	24d	1	0.24mi
1410 NE 5th St Fort Lauderdale, FL	3.0	3.0	3125	$9,000	$2.88	24d	1	0.25mi
1410 NE 5th St Unit A Fort Lauderdale, FL	3.0	3.5	3125	$9,250	$2.96	17d	1	0.25mi
101 SE 15th Ave Unit E Fort Lauderdale, FL	3.0	2.5	1774	$4,500	$2.54	24d	1	0.26mi
1206 NE 1st St #1206 Fort Lauderdale, FL	4.0	3.5	2992	$12,995	$4.34	8d	1	0.27mi
1612 SE 2nd St Fort Lauderdale, FL	4.0	3.0	2186	$12,000	$5.49	22d	1	0.30mi
1403 SE 2nd St Unit 1 Fort Lauderdale, FL	3.0	2.0	2055	$4,900	$2.38	24d	1	0.30mi
1403 SE 2nd St Unit 1 Fort Lauderdale, FL	3.0	2.0	2055	$4,900	$2.38	17d	1	0.30mi
1403 SE 2nd St Fort Lauderdale, FL	3.0	2.0	2100	$4,800	$2.29	8d	1	0.30mi
1412 SE 2nd St Unit 1018675P Fort Lauderdale, FL	4.0	6.0	3595	$13,586	$3.78	24d	1	0.31mi
117 S Gordon Rd Fort Lauderdale, FL	4.0	3.0	3354	$20,000	$5.96	24d	1	0.32mi
1211 SE 1st St Fort Lauderdale, FL	4.0	3.5	2486	$8,500	$3.42	2d	1	0.32mi
1312 SE 2nd St Fort Lauderdale, FL	5.0	5.0	3254	$28,000	$8.60	24d	1	0.33mi
547 NE 16th Ave Unit 1369653P Fort Lauderdale, FL	4.0	3.0	3498	$10,370	$2.96	22d	1	0.34mi
1504 NE 6th St Fort Lauderdale, FL	5.0	5.0	3448	$28,000	$8.12	24d	1	0.34mi
561 NE 15th Ave Fort Lauderdale, FL	3.0	3.5	2145	$4,500	$2.10	24d	1	0.34mi
561 NE 15th Ave Fort Lauderdale, FL	3.0	3.5	2145	$4,500	$2.10	17d	1	0.34mi
540 NE 17th Ave Fort Lauderdale, FL	4.0	3.5	2660	$6,999	$2.63	24d	1	0.35mi
45 Hendricks Isle #403 Fort Lauderdale, FL	3.0	3.0	2100	$12,500	$5.95	5d	1	0.36mi
549 NE 14th Ave Unit 1369642P Fort Lauderdale, FL	3.0	3.0	2992	$9,703	$3.24	24d	1	0.37mi
1312 SE 2nd Ct Fort Lauderdale, FL	3.0	3.0	2974	$15,000	$5.04	24d	1	0.38mi
133 Isle of Venice Dr Fort Lauderdale, FL	3.0	3.5	2849	$17,000	$5.97	19d	1	0.38mi
444 Hendricks Isle #301 Fort Lauderdale, FL	3.0	3.5	2300	$8,500	$3.70	24d	1	0.38mi
95 Isle of Venice Dr Fort Lauderdale, FL	4.0	4.5	3426	$10,000	$2.92	24d	1	0.39mi
119 SE 12th Ave Fort Lauderdale, FL	4.0	3.5	3393	$13,000	$3.83	5d	1	0.40mi
110 SE 11th Ave Fort Lauderdale, FL	4.0	2.5	3570	$14,000	$3.92	24d	1	0.41mi
625 NE 15th Ave Unit 625 Fort Lauderdale, FL	5.0	4.0	2491	$20,000	$8.03	24d	1	0.43mi
1615 SE 4th St Fort Lauderdale, FL	3.0	2.0	1948	$5,500	$2.82	5d	1	0.44mi
623 NE 17th Way Fort Lauderdale, FL	4.0	4.0	2525	$9,300	$3.68	17d	1	0.45mi
623 NE 17th Way Fort Lauderdale, FL	4.0	4.0	2525	$9,275	$3.67	3d	1	0.45mi

Listing history 14 events

1. 2026-06-18
   days on market $925,000 Active 99 DOM
2. 2026-06-17
   days on market $925,000 Active 98 DOM
3. 2026-06-16
   days on market $925,000 Active 97 DOM
4. 2026-06-15
   days on market $925,000 Active 96 DOM
5. 2026-06-13
   days on market $925,000 Active 94 DOM
6. 2026-06-09
   days on market $925,000 Active 90 DOM
7. 2026-06-07
   pricedays on market $925,000 Active 88 DOM
8. 2026-06-04
   days on market $945,000 Active 85 DOM
9. 2026-06-03
   days on market $945,000 Active 84 DOM
10. 2026-06-02
    days on market $945,000 Active 83 DOM
11. 2026-06-01
    days on market $945,000 Active 82 DOM
12. 2026-05-31
    days on market $945,000 Active 81 DOM
13. 2026-04-12
    price $945,000
14. 2026-01-28
    listed $975,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone AH · 10% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $99,042
• − Mortgage interest: −$51,814
• − Property taxes: −$13,875
• − Insurance: −$6,450
• − Repairs & maintenance: −$7,923
• − Management: −$7,923
• − Depreciation: −$26,909
• Taxable loss: −$15,852
• Est. tax savings @ 24.0%: +$3,805
• After-tax cash flow: $3,514/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.

Condition & rehab AI · 14 photos

Good 80/100 Cosmetic rehab

This townhouse is in good condition with a modern kitchen and bathrooms, and a well-maintained exterior. It has a good curb appeal and is ready for minor cosmetic improvements to further enhance its value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.
• Both Painting the exterior walls — Improves the home's appearance and can increase its value.
• Both Upgrading the HVAC system — Improves comfort and energy efficiency, which can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Painting the exterior walls — Improves the home's appearance and can increase its value. ↑
• Both Upgrading the HVAC system — Improves comfort and energy efficiency, which can increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 19,503
• Household income: $124,812
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 1662.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 17% Two or more races 14% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 5%
• Common ancestry: Romanian 3% Scotch-Irish 3% Czech 2%
• Foreign-born: 19% · Canada, Jamaica, Dominican Republic
• Languages at home: 75% English-only · Spanish 13% Other Indo-European 3% 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: ▲ 4.58%
• Current HPI: 300.8346
• Rent YoY: ▲ 3.02%
• 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

-3.1% since first listed

2 events — show timeline

• 2026-04-12 Price Changed $945,000 Beaches MLS
• 2026-01-28 Listed $975,000 Beaches MLS