3200 NE 36th St E #709 · Fort Lauderdale, FL 33308

$299,000

2 bd · 2.0 ba · 1,120 sqft · Condo public records · 70 Days on market

Built 1963 $975/mo HOA · 25% of rent ↓ 30% 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).

• Cash flow +19.2/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 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

Motivated, Updated open kitchen, living room windows slide, exceptional array of amenities, heated 30x60 pool directly on the Intracoastal, gym, library, community room, full kitchen, BBQ area, car wash station, additional storage. The building is known for its active and welcoming community, offering social activities that create a true sense of connection and well-being. Ideally located within walking distance to the beach, restaurants, shops, bank, and post office, this property delivers both comfort and convenience. The building has completed its milestone inspection, SIRS report, 40-year certification, and ELSS, with no upcoming assessments as of now—providing peace of mind for y

Key facts

• Bbq area
• Gym
• Community room

Tags

• OPEN KITCHEN
• HEATED POOL
• GYM
• LIBRARY
• COMMUNITY ROOM
• BBQ AREA

Property features AI

Finance

• Other: Senior community; Pets not allowed
• HOA & community: Association: Coral Ridge Towers North; Monthly association fee (includes cable TV, internet, water, trash, maintenance of grounds and structure, pest control, security, elevator, pool service, roof repairs, reserve funds, legal/accounting and other common area services); Association amenities: Heated pool, fitness center, elevator(s), laundry, parking, management/manager on site, storage, bike storage, car wash area, community room, lobby, library, kitchen facilities, shuffleboard court, courtesy bus, trash chute, internet included, security, maintenance

Exterior

• Parking: Assigned parking (1 space); Guest parking; Asphalt surface; Electric vehicle charging station(s)
• Security: Key card entry; Closed-circuit cameras; Fire alarm; Fire sprinkler system; Security guard; Security patrol; Smoke detectors
• Utilities: Public water; Public sewer; Circuit breaker electric service; Cable available; Water available
• Home design: Stock cooperative; One level; First-floor entry; Northeast facing
• Construction: Block and pre-cast concrete construction; Other roof type; Resale condition; Building area reported as 1,120
• Exterior features: Heated private pool; Intracoastal waterfront; Asphalt road frontage; Publicly maintained road

Interior

• Kitchen: Electric range; Electric cooktop; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Entrance foyer; Walk-in closet(s); Stacked bedroom layout; Drapes; Double-pane, ENERGY STAR qualified windows
• Laundry & utility: Laundry room in common area; Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $281k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Bayview Elementary School (math 79% / reading 85%, grade A+, #79 of 2,144 statewide, top 4%, 552 students, 23% 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 48% FRL track the district average.
• Zoned-school proficiency averages 62% at this address vs 48% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Broward average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.6%/yr); 739 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $3,937/mo this rent would consume 50% of the median local household income ($94k/yr) (locally 912% 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 $9k 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 70 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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: 1.32% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.61%
• DSCR: 1.21
• GRM: 6.3

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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-24,946
• Equity at exit: $44,582

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $17,142
• Equity at exit: $25,852

Cash invested: $83,720 (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: 6.3×

Monthly cashflow live

• Estimated rent: $3,937 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$121 /mo · $1,449/yr
• Insurance: −$125
• HOA: −$975
• Vacancy / Maint / Mgmt: −$827
• Net cashflow: $322

Break-even live

Break-even rent $3,529

Max offer price $299,000

Occupancy floor 87%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3605 NE 32nd Ave Unit 209A Fort Lauderdale, FL	2.0	2.0	1000	$3,300	$3.30	1d	1	0.08mi
3605 NE 32nd Ave Unit 209A Fort Lauderdale, FL	2.0	2.0	1000	$3,300	$3.30	19d	1	0.08mi
3430 Galt Ocean Dr Fort Lauderdale, FL	1.0–4.0	1.5–4.5	2873	$6,320	$2.20	7d	4	0.30mi
3430 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1343	$4,980	$3.71	15d	4	0.30mi
3500 Galt Ocean Dr #2314 Fort Lauderdale, FL	1.0	1.5	1088	$4,500	$4.14	24d	1	0.30mi
3500 Galt Ocean Dr #2314 Fort Lauderdale, FL	1.0	1.5	1088	$4,500	$4.14	3d	1	0.30mi
3750 Galt Ocean Dr #209 Fort Lauderdale, FL	1.0	1.5	1187	$4,000	$3.37	24d	1	0.33mi
3700 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1025	$3,790	$3.70	24d	2	0.33mi
3600 Galt Ocean Dr Unit 9C Fort Lauderdale, FL	2.0	2.0	1155	$4,000	$3.46	24d	1	0.34mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$4,250	$3.97	2d	7	0.37mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$4,500	$4.20	4d	6	0.37mi
3800 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1071	$4,500	$4.20	14d	6	0.37mi
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1325	$3,475	$2.62	17d	3	0.38mi
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1290	$3,400	$2.63	7d	3	0.38mi
3031 N Ocean Blvd Fort Lauderdale, FL	2.0–3.0	2.0	1290	$3,200	$2.48	4d	4	0.38mi
3850 Galt Ocean Dr #1003 Fort Lauderdale, FL	1.0	1.5	1050	$3,300	$3.14	24d	1	0.39mi
3020 NE 32nd Ave Fort Lauderdale, FL	2.0	2.0	1185	$3,875	$3.27	7d	3	0.41mi
3020 NE 32nd Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	920	$4,300	$4.67	4d	4	0.41mi
3900 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1429	$5,600	$3.92	17d	4	0.42mi
3900 Galt Ocean Dr Fort Lauderdale, FL	2.0	1.5–2.0	1429	$4,675	$3.27	16d	3	0.42mi
2900 NE 30th St Unit H6 Fort Lauderdale, FL	2.0	2.0	1040	$3,200	$3.08	24d	1	0.43mi
4010 Galt Ocean Dr #802 Fort Lauderdale, FL	2.0	2.0	1190	$5,000	$4.20	14d	1	0.47mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0	2.0	1190	$3,150	$2.65	20d	2	0.48mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$5,000	$6.17	5d	2	0.48mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	810	$3,200	$3.95	4d	3	0.48mi
4010 Galt Ocean Dr Fort Lauderdale, FL	2.0–3.0	2.0	1355	$5,000	$3.69	13d	2	0.48mi
4020 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1536	$8,750	$5.69	4d	7	0.51mi
4020 Galt Ocean Dr Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1553	$8,750	$5.63	4d	6	0.51mi
2841 N Ocean Blvd Fort Lauderdale, FL	2.0	2.0	1150	$3,700	$3.22	14d	3	0.53mi
2831 N Ocean Blvd Unit 702N Fort Lauderdale, FL	2.0	2.0	1274	$5,200	$4.08	24d	1	0.58mi
2831 N Ocean Blvd Unit 801N Fort Lauderdale, FL	2.0	2.0	1468	$6,000	$4.09	24d	1	0.58mi
2831 N Ocean Blvd Unit 702N Fort Lauderdale, FL	2.0	2.0	1274	$5,200	$4.08	2d	1	0.58mi
2821 N Ocean Blvd Unit 806S Fort Lauderdale, FL	2.0	2.0	1274	$5,900	$4.63	18d	1	0.59mi
2821 N Ocean Blvd Unit 401S Fort Lauderdale, FL	2.0	2.0	1468	$5,500	$3.75	10d	1	0.59mi
2821 N Ocean Blvd Unit 401S Fort Lauderdale, FL	2.0	2.0	1468	$5,750	$3.92	24d	1	0.59mi
2821 N Ocean Blvd Unit 1102S Fort Lauderdale, FL	2.0	2.0	1274	$4,500	$3.53	24d	1	0.59mi
2715 N Ocean Blvd Unit 10C Fort Lauderdale, FL	2.0	2.0	1200	$4,500	$3.75	7d	1	0.65mi
4250 Galt Ocean Dr Fort Lauderdale, FL	2.0	2.0	1350	$3,650	$2.70	1d	2	0.66mi
2701 N Ocean Blvd Unit 2B Fort Lauderdale, FL	2.0	2.0	1200	$3,100	$2.58	19d	1	0.69mi
4280 Galt Ocean Dr Fort Lauderdale, FL	1.0–3.0	2.0–2.5	2025	$6,000	$2.96	17d	5	0.70mi

HOA detail condo

• Monthly dues: $975 · $11,700/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $299,000 Active 70 DOM
2. 2026-06-17
   days on market $299,000 Active 69 DOM
3. 2026-06-16
   days on market $299,000 Active 68 DOM
4. 2026-06-15
   days on market $299,000 Active 67 DOM
5. 2026-06-13
   days on market $299,000 Active 65 DOM
6. 2026-06-09
   days on market $299,000 Active 61 DOM
7. 2026-06-08
   days on market $299,000 Active 60 DOM
8. 2026-06-07
   days on market $299,000 Active 59 DOM
9. 2026-06-04
   days on market $299,000 Active 56 DOM
10. 2026-06-03
    days on market $299,000 Active 55 DOM
11. 2026-06-02
    days on market $299,000 Active 54 DOM
12. 2026-06-01
    days on market $299,000 Active 53 DOM
13. 2026-05-31
    days on market $299,000 Active 52 DOM
14. 2026-05-12
    price $299,000
15. 2026-04-08
    listed $349,000 Active
16. 2026-03-31
    historical
17. 2025-09-25
    listed $425,000 Active

ⓘ 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: $1,449 · $121/mo
• Projected year-2 tax: $2,482 · $207/mo
• Expected delta: +$1,033/yr (+$86/mo · 71.3%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 44% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 27 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: $47,241
• − Mortgage interest: −$16,749
• − Property taxes: −$1,449
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,779
• − Management: −$3,779
• − HOA: −$11,700
• − Depreciation: −$8,698
• Taxable loss: −$408
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $3,959/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

-29.6% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $299,000 Beaches MLS
• 2026-04-08 Listed $349,000 Beaches MLS
• 2026-03-31 Listing Removed — Beaches MLS
• 2025-09-25 Listed $425,000 Beaches MLS

Property tax history

+4.2%/yr

Latest (2025): $1,449 · +9.5% YoY. Source: county tax records.