1617 NE 2nd Ct Unit None · Fort Lauderdale, FL
Flood risk 3/10 · Minor
- FEMA flood zone
- AH
- Chance of flooding over 30 yrs
- 0.1%
- Est. flood insurance / yr
- $1,142 – $2,507
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 105°F)
- 7 days/yr
- Hot days in 30 yrs
- 26 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +13.1/30.0
- Appreciation +7.3/10.0
- Schools +5.8/10.0
- Livability +4.1/5.0
- Condition / age +4.0/5.0
- DSCR +3.9/10.0
- 1% rule +3.7/10.0
- Rent growth +3.3/5.0
$925,000
1617 NE 2nd Ct Unit None · Fort Lauderdale, FL 33301
4 bd · 3.5 ba · 2,652 sqft · Townhouse
· 112 Days on market
Built 2005
Garage
$349/sqft
· 28% below area
Est $1.287M · 28% under
↓ 3% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
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.
Key facts
- Juliet balcony
- Fee simple townhouse
- Large walk-in closet
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
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 $-184 ($-2k/yr) — negative.
- To cash-flow at today's rent, offer at most $898k (2.9% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $805k (13.0% below list).
- Recommended offer: $805k (13.0% below list) — sets the bar for 1% rule.
- Cap rate 6.3% vs local median 2.1% 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); 609 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 104d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
- At $8,051/mo this rent would consume 77% of the median local household income ($125k/yr) — 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.
- 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 112 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
$805,105
(13.0% below list)
Questions for the listing agent
- 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?
- It's been on market 112 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 0.87% ✗
- Cap rate
- 6.25%
- Cash-on-cash
- -0.15%
- DSCR
- 0.99
- GRM
- 9.6
CMA / ARV
- ARV (median comp)
- $1,286,838
- List price
- $925,000
- Delta
- -28.12%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 1617 NE 2nd Ct | 0.00mi | 4/3.5 | 2,652 (0%) | 0mo | $785,000 | $296 | 100 |
| 1317 NE 2nd St | 0.18mi | 3/3.5 (-1) | 2,695 (+2%) | 0mo | $1,475,000 | $547 | 84 |
| 1705 NE 5th St | 0.25mi | 3/3.5 (-1) | 2,658 (+0%) | 4mo | $1,250,000 | $470 | 80 |
| 449 NE 16th Ave | 0.19mi | 3/3.5 (-1) | 2,550 (-4%) | 5mo | $1,300,000 | $510 | 76 |
| 110 Hendricks Isle #13 | 0.33mi | 3/3.5 (-1) | 2,600 (-2%) | 2mo | $1,030,000 | $396 | 75 |
| — | 0.15mi | 3/2.5 (-1) | 2,501 (-6%) | 4mo | $1,092,000 | $437 | 71 |
| 804 NE 2nd St | 0.52mi | 3/3.5 (-1) | 2,639 (-0%) | 4mo | $1,570,000 | $595 | 67 |
| 133 Isle Of Venice Dr #201 | 0.37mi | 3/3.5 (-1) | 2,849 (+7%) | 1mo | $1,700,000 | $597 | 64 |
| 906 NE 17th Ter | 0.74mi | 3/3.5 (-1) | 2,623 (-1%) | 0mo | $1,640,000 | $625 | 58 |
| 417 Hendricks Isle | 0.30mi | 3/3.5 (-1) | 2,992 (+13%) | 4mo | $1,500,000 | $501 | 56 |
| 76 Isle Of Venice Dr Unit H | 0.43mi | 3/2.0 (-1) | 2,984 (+12%) | 2mo | $1,450,000 | $486 | 47 |
| 609 NE 8th Ave Unit B | 0.63mi | 4/3.5 | 2,264 (-15%) | 4mo | $1,400,000 | $618 | 42 |
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
- 11.1%
- Equity multiple
- 1.69×
- Total profit
- $179,781
- Equity at exit
- $500,712
10-year hold
- IRR
- 12.5%
- Equity multiple
- 3.18×
- Total profit
- $565,476
- 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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 101 active · 30 under contract
- Months of supply
- 19.5 mo (5%/mo absorbed)
- Median asking
- $1,799,000 ($672/sqft)
- Median days on market
- 107 d
- This list price
- 6% of active listings are priced below it
- ARV vs active asking
- -27.7% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33301
- Home prices YoY
- 1.6%
- Rents YoY
- 3.0%
- Active inventory
- 609
- Price-to-rent
- 9.6×
Monthly cashflow live
↻
- Estimated rent
- $8,051 high interval (Pro) →
- 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
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$1,691
- Net cashflow
- $-184
Break-even live
Break-even rent
$8,284
Max offer price
$898,349
Occupancy floor
97%
Sensitivity live
| Price | -10% $455 | -5% $135 | +0% $-184 | +5% $-504 | +10% $-823 |
|---|---|---|---|---|---|
| Rent | -10% $-820 | -5% $-502 | +0% $-184 | +5% $134 | +10% $452 |
| Rate | -1.0pp $282 | -0.5pp $51 | base $-184 | +0.5pp $-424 | +1.0pp $-668 |
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
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
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 | $6,916 | $2.77 | 19d | 1 | 0.03mi |
| 1617 NE 2nd Ct Fort Lauderdale, FL | 4.0 | 3.5 | 2652 | $6,400 | $2.41 | 7d | 1 | 0.03mi |
| 106 NE 16th Ter #106 Fort Lauderdale, FL | 4.0 | 4.5 | 2901 | $11,500 | $3.96 | 18d | 1 | 0.08mi |
| 1615 NE 3rd Ct Fort Lauderdale, FL | 5.0 | 5.0 | 2850 | $12,000 | $4.21 | 76d | 1 | 0.08mi |
| 1416 NE 4th Ct #1416 Fort Lauderdale, FL | 3.0 | 2.5 | 2214 | $5,000 | $2.26 | 5d | 1 | 0.15mi |
| 417 NE 15th Ave Fort Lauderdale, FL | 5.0 | 4.0 | 2001 | $19,995 | $9.99 | 120d | 1 | 0.17mi |
| 1509 NE 4th Pl Fort Lauderdale, FL | 4.0 | 3.5 | 3213 | $9,000 | $2.80 | 120d | 1 | 0.20mi |
| 1511 NE 4th Pl #0 Fort Lauderdale, FL | 4.0 | 3.0 | 3271 | $8,000 | $2.45 | 103d | 1 | 0.21mi |
| 1511 NE 4th Pl #0 Fort Lauderdale, FL | 4.0 | 3.0 | 3271 | $8,000 | $2.45 | 120d | 1 | 0.21mi |
| 1415 NE 4th Pl Fort Lauderdale, FL | 5.0 | 3.0 | 1970 | $7,000 | $3.55 | 85d | 1 | 0.22mi |
| 404 NE 13th Ave Fort Lauderdale, FL | 4.0 | 3.5 | 3559 | $34,995 | $9.83 | 120d | 1 | 0.23mi |
| 1409 NE 4th Pl Unit 1541792P Fort Lauderdale, FL | 3.0 | 3.5 | 2863 | $5,190 | $1.81 | 109d | 1 | 0.23mi |
| 1606 SE 1st St Fort Lauderdale, FL | 3.0 | 2.0 | 1893 | $10,000 | $5.28 | 65d | 1 | 0.24mi |
| 1215 NE 1st St Fort Lauderdale, FL | 4.0 | 3.5 | 3436 | $14,995 | $4.36 | 120d | 1 | 0.24mi |
| 1410 NE 5th St Unit A Fort Lauderdale, FL | 3.0 | 3.5 | 3125 | $9,250 | $2.96 | 113d | 1 | 0.25mi |
| 1410 NE 5th St Fort Lauderdale, FL | 3.0 | 3.0 | 3125 | $9,000 | $2.88 | 120d | 1 | 0.25mi |
| 1206 NE 1st St #1206 Fort Lauderdale, FL | 4.0 | 3.5 | 2992 | $12,995 | $4.34 | 103d | 1 | 0.27mi |
| 101 SE 15th Ave Unit E Fort Lauderdale, FL | 3.0 | 2.5 | 1774 | $4,400 | $2.48 | 7d | 1 | 0.28mi |
| 1612 SE 2nd St Fort Lauderdale, FL | 4.0 | 3.0 | 2186 | $12,000 | $5.49 | 117d | 1 | 0.30mi |
| 1612 SE 2nd St Fort Lauderdale, FL | 4.0 | 3.0 | 2186 | $9,500 | $4.35 | 63d | 1 | 0.30mi |
| 1403 SE 2nd St Unit 1 Fort Lauderdale, FL | 3.0 | 2.0 | 2055 | $4,900 | $2.38 | 120d | 1 | 0.30mi |
| 1403 SE 2nd St Unit 1 Fort Lauderdale, FL | 3.0 | 2.0 | 2055 | $4,900 | $2.38 | 112d | 1 | 0.30mi |
| 1403 SE 2nd St Fort Lauderdale, FL | 3.0 | 2.0 | 2100 | $4,700 | $2.24 | 67d | 1 | 0.30mi |
| 1412 SE 2nd St Unit 1018675P Fort Lauderdale, FL | 4.0 | 6.0 | 3595 | $13,586 | $3.78 | 120d | 1 | 0.31mi |
| 117 S Gordon Rd Fort Lauderdale, FL | 4.0 | 3.0 | 3354 | $20,000 | $5.96 | 120d | 1 | 0.32mi |
| 1211 SE 1st St Fort Lauderdale, FL | 4.0 | 3.5 | 2486 | $8,500 | $3.42 | 97d | 1 | 0.32mi |
| 1431 SE 2nd Ct Fort Lauderdale, FL | 3.0 | 2.5 | 2200 | $8,000 | $3.64 | 6d | 1 | 0.33mi |
| 1312 SE 2nd St Fort Lauderdale, FL | 5.0 | 5.0 | 3254 | $28,000 | $8.60 | 120d | 1 | 0.33mi |
| 547 NE 16th Ave Unit 1369653P Fort Lauderdale, FL | 4.0 | 3.0 | 3498 | $10,370 | $2.96 | 117d | 1 | 0.34mi |
| 1504 NE 6th St Fort Lauderdale, FL | 5.0 | 5.0 | 3448 | $28,000 | $8.12 | 120d | 1 | 0.34mi |
| 561 NE 15th Ave Fort Lauderdale, FL | 3.0 | 3.5 | 2145 | $4,500 | $2.10 | 120d | 1 | 0.34mi |
| 561 NE 15th Ave Fort Lauderdale, FL | 3.0 | 3.5 | 2145 | $4,500 | $2.10 | 113d | 1 | 0.34mi |
| 1310 SE 2nd St Fort Lauderdale, FL | 3.0 | 3.5 | 2410 | $9,750 | $4.05 | 7d | 1 | 0.34mi |
| 1616 SE 2nd Ct Fort Lauderdale, FL | 5.0 | 4.0 | 3153 | $13,000 | $4.12 | 50d | 1 | 0.35mi |
| 80 Hendricks Isle #302 Fort Lauderdale, FL | 3.0 | 3.0 | 2904 | $12,000 | $4.13 | 54d | 1 | 0.35mi |
| 540 NE 17th Ave Fort Lauderdale, FL | 4.0 | 3.5 | 2660 | $6,999 | $2.63 | 120d | 1 | 0.35mi |
| 540 NE 17th Ave Fort Lauderdale, FL | 4.0 | 3.5 | 2489 | $6,999 | $2.81 | 88d | 1 | 0.35mi |
| 17 SE 12th Ave Fort Lauderdale, FL | 4.0 | 4.5 | 2509 | $9,500 | $3.79 | 64d | 1 | 0.35mi |
| 45 Hendricks Isle #403 Fort Lauderdale, FL | 3.0 | 3.0 | 2100 | $12,500 | $5.95 | 100d | 1 | 0.36mi |
| 521 N Victoria Park Rd Fort Lauderdale, FL | 3.0 | 3.0 | 2174 | $6,200 | $2.85 | 26d | 1 | 0.36mi |
Property features AI
Finance
- HOA & community
- Community of 4 unitsPets allowed
Exterior
- Parking
- Attached garage for 2 carsCovered parking (2 spaces)
- Utilities
- Public waterPublic sewerCable available
- Home design
- TownhouseThree or more levelsFirst-floor entryFaces east
- Construction
- CBS and other construction materials
- Exterior features
- Covered patioPatioTerraceFenced
Interior
- Kitchen
- DisposalDishwasherElectric rangeMicrowaveRefrigerator
- 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 featuresEntrance foyerKitchen islandVaulted ceilingsWalk-in closetsBlinds, drapes and rods
- Laundry & utility
- Unfurnished (no laundry-specific appliances listed)
Listing history 23 events
-
2026-07-01days on market $925,000 Active 112 DOM
-
2026-06-30days on market $925,000 Active 111 DOM
-
2026-06-29days on market $925,000 Active 110 DOM
-
2026-06-28days on market $925,000 Active 109 DOM
-
2026-06-27days on market $925,000 Active 108 DOM
-
2026-06-26days on market $925,000 Active 107 DOM
-
2026-06-24days on market $925,000 Active 105 DOM
-
2026-06-22days on market $925,000 Active 103 DOM
-
2026-06-21days on market $925,000 Active 102 DOM
-
2026-06-18days on market $925,000 Active 99 DOM
-
2026-06-17days on market $925,000 Active 98 DOM
-
2026-06-16days on market $925,000 Active 97 DOM
-
2026-06-15days on market $925,000 Active 96 DOM
-
2026-06-13days on market $925,000 Active 94 DOM
-
2026-06-09days on market $925,000 Active 90 DOM
-
2026-06-07pricedays on market $925,000 Active 88 DOM
-
2026-06-04days on market $945,000 Active 85 DOM
-
2026-06-03days on market $945,000 Active 84 DOM
-
2026-06-02days on market $945,000 Active 83 DOM
-
2026-06-01days on market $945,000 Active 82 DOM
-
2026-05-31days on market $945,000 Active 81 DOM
-
2026-04-12price $945,000
-
2026-01-28$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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $96,613
- − Mortgage interest
- −$51,814
- − Property taxes
- −$13,875
- − Insurance
- −$6,450
- − Repairs & maintenance
- −$7,729
- − Management
- −$7,729
- − Depreciation
- −$26,909
- Taxable loss
- −$17,893
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$4,294
- After-tax cash flow
- $2,084/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
80/100
Cosmetic rehab
Est. rehab $13,260–$39,780 screening
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. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
D
Composite school gradezoned avg 58/100
Zoned Schools
Elementary
Harbordale Elementary School
A-
FL #399/2,144
Nat'l #4,045/41,679
Middle
Sunrise Middle School
C
FL #237/571
Nat'l #3,276/14,009
High
Fort Lauderdale High School
C-
FL #154/667
Nat'l #4,948/17,239
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
A
Composite livability gradescore 82/100
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 · 2,207,033 people
- City population
- 235,769
- Metro
- Miami-Fort Lauderdale-Pompano Beach, FL
- Population (ZIP)
- 19,503
- Household income
- $124,812
- Rent vs Own
- Severe rent burden
- 8% of renters
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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
-3.1% since first listed2 events — show timeline
- 2026-04-12 Price Changed $945,000 Beaches MLS
- 2026-01-28 Listed $975,000 Beaches MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…