2500 E Las Olas Blvd #1806 · Fort Lauderdale, FL 33301

$500,000

3 bd · 3.0 ba · 1,896 sqft · Condo public records · 17 Days on market

Built 1969 $2045/mo HOA · 26% of rent

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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 +16.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0

Listing remarks

Great opportunity to make this spacious 3 bed/2.5 bath condo your own. Spectacular views of the intracoastal, ocean and downtown Fort Lauderdale from your two balconies on the 18th floor. Unit is ready for new owner to make it their own. Large primary suite with walk-in closet and private balcony. Second bedroom with great views to the North. Third bedroom/den has great views and potential access to large balcony off of the living area. Unit has powder room and ability to add laundry in unit. Fantastic location directly on Las olas Blvd. less than a half mile to the beach and 1 mile to the restaurants and shops of downtown Fort Lauderdale. Marine Tower has 24 hour security, on-site manageme

Key facts

• Two balconies
• Private balcony
• Spectacular views

Tags

• SPECTACULAR VIEWS
• TWO BALCONIES
• LARGE PRIMARY SUITE
• PRIVATE BALCONY
• 24 HOUR SECURITY
• ON-SITE MANAGEMENT

Property features AI

Finance

• Financial info: Pets allowed with breed and size restrictions; 152 units in the community
• HOA & community: Marine Tower Condo Association; Quarterly association fee; Association fee covers cable TV, insurance, internet, grounds maintenance, security, sewer, trash, water, common areas, elevator, reserve funds, and pool service; Community amenities include pool, fitness center, billiard room, game room, community room, library, laundry, car wash area, bike storage, picnic area, shuffleboard court, parking, management/manager on site, trash chute, gated community, internet included, maintained community, lobby, and security

Exterior

• Parking: Detached garage (1 covered space; 1 garage space total); Guest parking available
• Security: Building security with secured garage/parking; Security guard; Key card entry; Smoke detectors; Secure elevator; Attended lobby
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Phone connected; Water connected; Sewer connected
• Home design: Condominium in a 20-story building (Marine Tower); Single-level unit; Faces north; Resale property
• Construction: CBS construction
• Exterior features: Public maintained road frontage; Not waterfront; Concrete roof

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Carpet
• Bathrooms: Two full bathrooms and one half bathroom; One bathroom on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Stacked bedroom layout
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry in common area

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $500k.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $471k (5.7% below list).
• Meets the 1% rule at list price ($8k rent vs $500k).
• Recommended offer: $471k (5.7% below list) — sets the bar for cash-flow.
• Cap rate 6.9% 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 19d 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 $8,002/mo this rent would consume 77% 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 $26k of equity ($3k loan paydown + $23k 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 ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $185k; list at $500k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; flood insurance adds $427/mo; HOA is 26% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $471,360 (5.7% 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. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.60% ✓
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.8%
• Equity multiple: 1.68×
• Total profit: $95,133
• Equity at exit: $270,655

10-year hold

• IRR: 12.5%
• Equity multiple: 3.19×
• Total profit: $306,630
• Equity at exit: $456,946

Cash invested: $140,000 (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: 5.2×

Monthly cashflow live

• Estimated rent: $8,002 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$1,182 /mo · $14,179/yr
• Insurance: −$208
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$2,045
• Vacancy / Maint / Mgmt: −$1,680
• Net cashflow: $-162

Break-even live

Break-even rent $8,207

Max offer price $471,360

Occupancy floor 97%

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 E Las Olas Blvd Fort Lauderdale, FL	1.0–2.0	1.5–2.0	1085	$4,400	$4.06	7d	3	0.01mi
2500 E Las Olas Blvd Fort Lauderdale, FL	2.0	2.0	1300	$4,400	$3.38	24d	1	0.03mi
411 SE 26th Ave Fort Lauderdale, FL	3.0	3.0	2600	$11,000	$4.23	24d	1	0.18mi
1 Las Olas Cir Fort Lauderdale, FL	2.0	2.0	1275	$4,050	$3.18	3d	2	0.33mi
100 S Birch Rd Unit 1005D Fort Lauderdale, FL	2.0	2.0	1650	$5,450	$3.30	24d	1	0.36mi
100 S Birch Rd Unit 2505D Fort Lauderdale, FL	2.0	2.0	1650	$6,900	$4.18	18d	1	0.36mi
100 S Birch Rd Unit 1106B Fort Lauderdale, FL	3.0	2.0	1958	$6,450	$3.29	24d	1	0.36mi
77 S Birch Rd Fort Lauderdale, FL	2.0–3.0	2.5–3.0	1507	$4,450	$2.95	19d	2	0.36mi
77 S Birch Rd Unit 5A Fort Lauderdale, FL	3.0	3.0	1580	$4,450	$2.82	24d	1	0.37mi
153 Seabreeze Blvd Unit 0401-S Fort Lauderdale, FL	2.0	3.5	2395	$15,000	$6.26	24d	1	0.38mi
153 Seabreeze Blvd Unit 901-s Fort Lauderdale, FL	2.0	3.5	2395	$20,000	$8.35	7d	1	0.38mi
609 Isle of Palms Dr Fort Lauderdale, FL	4.0	3.0	2522	$9,500	$3.77	24d	1	0.41mi
101 S Fort Lauderdale Beach Blvd Fort Lauderdale, FL	2.0–3.0	2.0–4.0	2427	$12,500	$5.15	17d	3	0.42mi
101 S Fort Lauderdale Beach Blvd Fort Lauderdale, FL	2.0–3.0	2.0–4.0	2427	$12,500	$5.15	24d	5	0.42mi
101 S Fort Lauderdale Beach Blvd Fort Lauderdale, FL	2.0–3.0	2.0–4.0	2427	$12,500	$5.15	7d	5	0.42mi
101 S Fort Lauderdale Beach Blvd Fort Lauderdale, FL	2.0–3.0	2.0–4.0	2427	$12,500	$5.15	13d	4	0.42mi
101 S Fort Lauderdale Beach Blvd Fort Lauderdale, FL	2.0–3.0	2.0–4.0	2427	$12,500	$5.15	19d	4	0.42mi
545 S Fort Lauderdale Beach Blvd Unit 1703 1704 Fort Lauderdale, FL	4.0	3.0	2150	$12,000	$5.58	12d	1	0.54mi
151 N Seabreeze Blvd Unit 703 Fort Lauderdale, FL	3.0	3.0	1682	$9,500	$5.65	12d	1	0.54mi
151 N Seabreeze Blvd Unit 1003-E Fort Lauderdale, FL	2.0	3.0	1682	$11,500	$6.84	24d	1	0.54mi
151 N Seabreeze Blvd Unit 1003-E Fort Lauderdale, FL	2.0	3.0	1682	$11,500	$6.84	5d	1	0.54mi
2309 Desota Dr Unit 2309 Fort Lauderdale, FL	3.0	2.0	2485	$12,000	$4.83	24d	1	0.57mi
153 N Seabreeze Blvd Unit 4 Fort Lauderdale, FL	2.0	3.5	2395	$15,000	$6.26	7d	1	0.59mi
153 N Seabreeze Blvd #703 Fort Lauderdale, FL	2.0	2.5	1416	$9,990	$7.06	10d	1	0.59mi
2908 Bayshore Dr Unit 1541799P Fort Lauderdale, FL	2.0	2.0	1862	$5,415	$2.91	15d	1	0.63mi
209 N Beach Blvd Unit 5B Fort Lauderdale, FL	2.0	2.0	1450	$7,000	$4.83	20d	1	0.63mi
421 NE 22nd Ave Fort Lauderdale, FL	4.0	2.0	2202	$5,250	$2.38	24d	1	0.65mi
45 Hendricks Isle #403 Fort Lauderdale, FL	3.0	3.0	2100	$12,500	$5.95	4d	1	0.65mi
336 N Birch Rd Unit PH Fort Lauderdale, FL	2.0	2.0	1411	$4,300	$3.05	21d	1	0.65mi
401 N Birch Rd Fort Lauderdale, FL	1.0–3.0	1.0–3.5	1401	$14,000	$9.99	1d	11	0.67mi
401 N Birch Rd Fort Lauderdale, FL	1.0–3.0	1.0–3.5	1401	$14,000	$9.99	1d	11	0.67mi
401 N Birch Rd Fort Lauderdale, FL	1.0–3.0	1.0–3.5	1401	$14,000	$9.99	18d	13	0.67mi
3101 Bayshore Dr #1409 Fort Lauderdale, FL	2.0	2.0	1255	$9,995	$7.96	24d	1	0.77mi
3101 Bayshore Dr Fort Lauderdale, FL	2.0	2.0	1215	$8,972	$7.38	17d	4	0.77mi
3101 Bayshore Dr Fort Lauderdale, FL	1.0–2.0	1.0–2.0	982	$9,995	$10.18	11d	6	0.77mi
3101 Bayshore Dr Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1215	$9,995	$8.22	24d	5	0.77mi
3101 Bayshore Dr Fort Lauderdale, FL	2.0	2.0	1215	$8,242	$6.78	7d	5	0.77mi
405 Hendricks Isle Fort Lauderdale, FL	2.0	2.0	1300	$4,000	$3.08	24d	1	0.80mi
444 Hendricks Isle #301 Fort Lauderdale, FL	3.0	3.5	2300	$8,500	$3.70	24d	1	0.82mi
15 S Victoria Park Rd Fort Lauderdale, FL	2.0	2.0	1651	$4,200	$2.54	7d	1	0.83mi

HOA detail condo

• Monthly dues: $2,045 · $24,540/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-18
   days on market $500,000 Active 17 DOM
2. 2026-06-17
   days on market $500,000 Active 16 DOM
3. 2026-06-16
   days on market $500,000 Active 15 DOM
4. 2026-06-15
   days on market $500,000 Active 14 DOM
5. 2026-06-13
   days on market $500,000 Active 12 DOM
6. 2026-06-09
   days on market $500,000 Active 8 DOM
7. 2026-06-08
   days on market $500,000 Active 7 DOM
8. 2026-06-07
   days on market $500,000 Active 6 DOM
9. 2026-06-04
   days on market $500,000 Active 3 DOM
10. 2026-06-03
    days on market $500,000 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $500,000 Active 1 DOM

ⓘ 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: $14,179 · $1,182/mo
• Projected year-2 tax: $14,179 · $1,182/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 25 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: $96,021
• − Mortgage interest: −$28,008
• − Property taxes: −$14,179
• − Insurance: −$7,618
• − Repairs & maintenance: −$7,682
• − Management: −$7,682
• − HOA: −$24,540
• − Depreciation: −$14,545
• Taxable loss: −$8,233
• Est. tax savings @ 24.0%: +$1,976
• After-tax cash flow: $30/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): 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

+941.7% since first listed

3 events — show timeline

• 2026-06-01 Listed $500,000 Beaches MLS
• 1985-04-01 Sold (Public Records) $185,000 Public Records
• 1970-04-01 Sold (Public Records) $48,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $14,179 · +1.4% YoY. Source: county tax records.