2005 NW 11th Ave · Fort Lauderdale, FL 33311

$369,000

4 bd · 2.0 ba · 1,162 sqft · SingleFamily public records · 42 Days on market

Built 1971 6,825 sqft lot Est $567k · 35% under

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Why this score? — see what drove the D+ 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 +12.1/30.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * INVESTOR GREAT OPPORTUNITY * * LOCATED IN OPPORTUNITY ZONE * LOCATED ON A DOUBLE LOT * AFFORDABLE LOCATION IN FORT LAUDERDALE * FRAME CONSTRUCTION * 4 BEDROOM 2 BATH, SINGLE FAMILY WITH NO GARAGE * FFENCED IN YARD * INSIDE UTILITY ROOM * BUS STOP CLOSE BY * 2 MILES TO DOWNTOWN * 3 MILES TO THE BEACH * SOUGHT AFTER LOCATION * HUGE SIDE YARD FOR ENDLESS OPPORTUNIYTIES TO SEE * KNOCKDOWN AND/OR EXPAND

Key facts

• 6,825 sq ft lot
• Parking
• Built 1971

Property features AI

Finance

• Financial info: Pets allowed with restrictions or possible restrictions (conditional)

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Cable available
• Home design: Single-story; Resale property
• Construction: Frame construction; Shingle roof
• Exterior features: Patio; Lot less than quarter acre; Faces east; Zoned RS-8

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: First-floor entry; Bedroom on main level; Living/dining room
• Laundry & utility: Washer; Dryer; Laundry / utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $369k.

Deal economics

• At list price, monthly cash flow is $-83 ($-995/yr) — negative.
• To cash-flow at today's rent, offer at most $354k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $313k (15.1% below list).
• Recommended offer: $313k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 (+2.8%/yr); 585 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $3,131/mo this rent would consume 70% of the median local household income ($54k/yr) (locally 5068% 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 $3k of loan paydown is wiped out by about $11k 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 42 days — a 3% lower offer ($358k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $46k; list at $369k implies a 702% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $313,098 (15.1% 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 42 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $567,056
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1440 NW 7th Ter	0.67mi	3/2.0 (-1)	1,128 (-3%)	3mo	$550,000	$488	56
1608 NW 7th Ave	0.57mi	3/2.0 (-1)	1,000 (-14%)	2mo	$401,000	$401	44

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

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-65,717
• Equity at exit: $55,019

10-year hold

• IRR: -10.8%
• Equity multiple: 0.35×
• Total profit: $-66,646
• Equity at exit: $31,904

Cash invested: $103,320 (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 33311

• Rents YoY: 2.8%
• Active inventory: 585
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,131 high
• Mortgage (P&I): −$1,935
• Tax from tax record: −$468 /mo · $5,611/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $-83

Break-even live

Break-even rent $3,236

Max offer price $354,347

Occupancy floor 98%

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 NW 18th St Unit 1-2 Fort Lauderdale, FL	3.0	2.0	1012	$3,000	$2.96	22d	1	0.42mi
680 Tennis Club Dr Fort Lauderdale, FL	3.0	2.5–3.0	1342	$2,400	$1.79	17d	2	0.47mi
1608 NW 16th St Fort Lauderdale, FL	4.0	2.0	1382	$2,830	$2.05	3d	1	0.56mi
1531 NW 15th Ave Fort Lauderdale, FL	3.0	1.0	960	$3,500	$3.65	4d	1	0.56mi
650 Tennis Club Dr #110 Fort Lauderdale, FL	3.0	2.5	1496	$2,700	$1.80	10d	1	0.58mi
650 Tennis Club Dr Fort Lauderdale, FL	2.0–3.0	1.5–2.5	1276	$2,700	$2.12	24d	2	0.58mi
1859 Lauderdale Manor Dr Fort Lauderdale, FL	4.0	2.0	1178	$2,965	$2.52	24d	1	0.63mi
2825 NW 9th Ave Wilton Manors, FL	3.0	2.0	1205	$5,500	$4.56	24d	1	0.63mi
1414 NW 8th Ave Unit 1 Fort Lauderdale, FL	3.0	2.0	1300	$2,300	$1.77	24d	1	0.68mi
2809 NW 7th Ave Wilton Manors, FL	3.0	2.0	1145	$7,000	$6.11	5d	1	0.68mi
2632 NW 18th Ter Unit 2638 Oakland Park, FL	3.0	1.0	1000	$2,290	$2.29	24d	1	0.73mi
1329 NW 8th Ave Unit A Fort Lauderdale, FL	3.0	2.0	1134	$2,350	$2.07	11d	1	0.74mi
1335 NW 7th Ter Fort Lauderdale, FL	3.0	1.5	1200	$2,550	$2.12	2d	1	0.75mi
2701 NW 18th Ter Unit A Oakland Park, FL	3.0	2.0	1399	$2,850	$2.04	24d	1	0.78mi
1600 NW 13th Ct Unit 1 Fort Lauderdale, FL	3.0	1.0	1308	$2,550	$1.95	2d	1	0.83mi
1500 NW 3rd Ave Fort Lauderdale, FL	3.0	1.0	1072	$2,725	$2.54	24d	1	0.84mi
1432 NW 3rd Ave Fort Lauderdale, FL	3.0	2.0	1047	$3,200	$3.06	24d	1	0.87mi
1533 NW 1st Ave Unit A Fort Lauderdale, FL	3.0	2.0	1185	$2,520	$2.13	7d	1	0.87mi
1528 NW 1st Ave Fort Lauderdale, FL	3.0	1.0	1022	$2,550	$2.50	17d	1	0.90mi
1528 NW 1st Ave Fort Lauderdale, FL	3.0	1.0	1022	$2,550	$2.50	15d	1	0.90mi
1508 NW 1st Ave Fort Lauderdale, FL	3.0	1.0	1325	$2,550	$1.92	20d	1	0.93mi
1508 NW 1st Ave Fort Lauderdale, FL	3.0	1.0	1202	$2,600	$2.16	24d	1	0.93mi
1329 NW 3rd Ave Fort Lauderdale, FL	3.0	2.0	1400	$3,000	$2.14	7d	1	0.94mi
1532 N Andrews Ave Fort Lauderdale, FL	3.0	2.0	1311	$4,900	$3.74	24d	1	0.95mi
1532 N Andrews Ave Fort Lauderdale, FL	3.0	2.0	1311	$4,900	$3.74	7d	1	0.95mi
1332 NW 3rd Ave Fort Lauderdale, FL	4.0	2.0	1250	$3,450	$2.76	5d	1	0.95mi
1520 N Andrews Ave Fort Lauderdale, FL	3.0	2.0	1110	$3,100	$2.79	24d	1	0.96mi
1213 NW 6th Ave Fort Lauderdale, FL	4.0	2.0	1323	$3,500	$2.65	24d	1	0.96mi
2736 NW 21st Ave Fort Lauderdale, FL	4.0	2.0	1180	$3,350	$2.84	7d	1	0.97mi
2736 NW 21st Ave Fort Lauderdale, FL	4.0	2.0	1180	$3,350	$2.84	11d	1	0.97mi
1325 NW 11th Ct Fort Lauderdale, FL	3.0	2.0	1084	$3,000	$2.77	24d	1	0.98mi
1129 NW 7th Ter Fort Lauderdale, FL	4.0	1.0	1213	$2,550	$2.10	7d	1	0.99mi
2121 NW 28th St Oakland Park, FL	3.0	1.0	1047	$2,295	$2.19	22d	1	1.03mi
1325 NW 11th St Unit 1325 Fort Lauderdale, FL	3.0	2.0	1084	$3,000	$2.77	24d	1	1.03mi
1418 NW 11th St Fort Lauderdale, FL	3.0	2.0	1417	$4,300	$3.03	24d	1	1.07mi
1418 NW 11th St Fort Lauderdale, FL	3.0	2.0	1417	$3,750	$2.65	5d	1	1.07mi
1517 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	1499	$3,250	$2.17	7d	1	1.09mi
1517 NE 3rd Ave Fort Lauderdale, FL	3.0	2.0	1499	$3,250	$2.17	17d	1	1.09mi
1244 NW 1st Ave Fort Lauderdale, FL	3.0	2.0	1316	$3,100	$2.36	24d	1	1.10mi
1218 NW 2nd Ave Fort Lauderdale, FL	3.0	2.0	1209	$3,199	$2.65	4d	1	1.11mi

Listing history 26 events

1. 2026-06-18
   days on market $369,000 Active 42 DOM
2. 2026-06-17
   days on market $369,000 Active 41 DOM
3. 2026-06-16
   days on market $369,000 Active 40 DOM
4. 2026-06-15
   days on market $369,000 Active 39 DOM
5. 2026-06-13
   days on market $369,000 Active 37 DOM
6. 2026-06-09
   days on market $369,000 Active 33 DOM
7. 2026-06-08
   days on market $369,000 Active 32 DOM
8. 2026-06-07
   days on market $369,000 Active 31 DOM
9. 2026-06-04
   days on market $369,000 Active 28 DOM
10. 2026-06-03
    days on market $369,000 Active 27 DOM
11. 2026-06-02
    days on market $369,000 Active 26 DOM
12. 2026-06-01
    days on market $369,000 Active 25 DOM
13. 2026-05-31
    days on market $369,000 Active 24 DOM
14. 2026-05-07
    listed $369,000 Active
15. 2026-05-06
    historical
16. 2026-04-06
    historical Active Under Contract
17. 2026-02-10
    historical $3,000
18. 2026-01-28
    price $369,900
19. 2026-01-08
    status Active
20. 2026-01-08
    historical Active Under Contract
21. 2025-12-09
    listed $3,000
22. 2025-11-20
    price $378,000
23. 2025-11-10
    historical $3,000
24. 2025-10-18
    listed $3,000
25. 2025-10-17
    listed $379,000 Active
26. 1984-07-01
    soldstatus $46,000

ⓘ 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: $5,611 · $468/mo
• Projected year-2 tax: $5,611 · $468/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,572
• − Mortgage interest: −$20,670
• − Property taxes: −$5,611
• − Insurance: −$1,845
• − Repairs & maintenance: −$3,006
• − Management: −$3,006
• − Depreciation: −$10,735
• Taxable loss: −$7,300
• Est. tax savings @ 24.0%: +$1,752
• After-tax cash flow: $757/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): 74,898
• Household income: $53,973
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 5068.0

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 Black (77%)
• Race & ethnicity: Black 77% Two or more races 9% White 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 15% Lithuanian 1% Romanian 0%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 78% English-only · French/Haitian/Cajun 14% Spanish 6% Other Indo-European 1%

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: ▼ -300.68%
• Current HPI: 535.2504
• Rent YoY: ▲ 2.78%
• 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

+702.2% since first listed

13 events — show timeline

• 2026-05-07 Listed $369,000 MARMLS
• 2026-05-06 Listing Removed — MARMLS
• 2026-04-06 Contingent — MARMLS
• 2026-02-10 Rental Removed $3,000 MARMLS
• 2026-01-28 Price Changed $369,900 MARMLS
• 2026-01-08 Relisted — MARMLS
• 2026-01-08 Contingent — MARMLS
• 2025-12-09 Listed for Rent $3,000 MARMLS
• 2025-11-20 Price Changed $378,000 MARMLS
• 2025-11-10 Rental Removed $3,000 MARMLS
• 2025-10-18 Listed for Rent $3,000 MARMLS
• 2025-10-17 Listed $379,000 MARMLS
• 1984-07-01 Sold (Public Records) $46,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $5,611 · +8.5% YoY. Source: county tax records.