2131 NW 26th Ave · Fort Lauderdale, FL 33311

$235,000

3 bd · 1.0 ba · 880 sqft · SingleFamily public records · 41 Days on market

Built 1968 Est $363k · 35% under

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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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.7/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT FOR INVESTORS! PROPERTY IN GREAT CONDITION. RENTED FOR $1,300, TENTANTS PAY UTILITIES. GREAT CAP! DO NOT DISTURB TENANTS. SHOWINGS ONLY WITH OFFERS.

Key facts

• Built 1968
• Listed 40 days

Property features AI

Finance

• Financial info: Lease considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story; Faces east
• Construction: Block construction; Shingle roof; Year built not specified
• Exterior features: No notable exterior features listed

Interior

• Bedrooms: Bedroom located on the main level
• Flooring: Ceramic tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom on main level; First-floor entry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $228k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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); 590 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2,518/mo this rent would consume 56% 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 $2k of loan paydown is wiped out by about $7k 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 41 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $45k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $164k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.56%
• DSCR: 1.25
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $362,560
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2521 NW 16th St	0.53mi	3/1.0	918 (+4%)	16mo	$334,999	$365	55
2337 NW 15th Ct	0.63mi	3/1.0	861 (-2%)	16mo	$355,000	$412	54

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-28,739
• Equity at exit: $35,039

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-14,086
• Equity at exit: $20,319

Cash invested: $65,800 (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: 590
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,518 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$354 /mo · $4,249/yr
• Insurance: −$98
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $153

Break-even live

Break-even rent $2,325

Max offer price $235,000

Occupancy floor 89%

Sensitivity live

Price	-10% $286	-5% $219	+0% $153	+5% $86	+10% $20
Rent	-10% $-46	-5% $53	+0% $153	+5% $252	+10% $352
Rate	-1.0pp $271	-0.5pp $213	base $153	+0.5pp $92	+1.0pp $30

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2111 NW 26th Ave Unit 2111 Fort Lauderdale, FL	3.0	1.0	880	$2,200	$2.50	25d	1	0.04mi
2611 NW 21st St Fort Lauderdale, FL	3.0	1.0	880	$2,700	$3.07	3d	1	0.04mi
2611 NW 21st St Fort Lauderdale, FL	3.0	1.0	880	$2,590	$2.94	3d	1	0.04mi
2740 NW 21st St Unit 1261589P Fort Lauderdale, FL	3.0	2.0	1097	$3,396	$3.10	25d	1	0.10mi
2730 NW 23rd St Fort Lauderdale, FL	4.0	2.0	1100	$2,825	$2.57	0d	1	0.13mi
2417 NW 20th St Unit 1 Fort Lauderdale, FL	2.0	1.0	649	$1,700	$2.62	8d	1	0.21mi
2721 NW 25th St Fort Lauderdale, FL	3.0	2.0	1015	$3,000	$2.96	3d	1	0.27mi
1816 NW 25th Ter Unit 1 Fort Lauderdale, FL	2.0	1.0	1100	$2,500	$2.27	21d	1	0.32mi
2040 NW 29th Ter Unit 2040 Fort Lauderdale, FL	2.0	1.0	916	$2,600	$2.84	16d	1	0.35mi
2040 NW 29th Ter Unit 2040 Fort Lauderdale, FL	2.0	1.0	916	$2,400	$2.62	8d	1	0.35mi
1770 NW 25th Ter Fort Lauderdale, FL	2.0	1.0	720	$2,000	$2.78	0d	1	0.35mi
3048 NW 20th St Unit n/a Fort Lauderdale, FL	3.0	2.0	1107	$2,800	$2.53	25d	1	0.50mi
3021 NW 17th St Fort Lauderdale, FL	2.0	1.0	910	$1,375	$1.51	0d	1	0.59mi
2791 NW 15th Ct Unit B Fort Lauderdale, FL	3.0	2.0	1020	$2,450	$2.40	25d	1	0.62mi
2617 NW 19th Ave Unit F Oakland Park, FL	2.0	1.0	792	$2,100	$2.65	25d	1	0.67mi
2121 NW 28th St Oakland Park, FL	3.0	1.0	1047	$2,295	$2.19	23d	1	0.67mi
2708 NW 15th St Fort Lauderdale, FL	2.0	1.0	750	$1,700	$2.27	25d	1	0.68mi
2620 NW 14th Ct Unit 2620 Fort Lauderdale, FL	3.0	2.0	1080	$2,900	$2.69	4d	1	0.72mi
1436 NW 24th Ter Fort Lauderdale, FL	3.0	1.0	992	$2,500	$2.52	25d	1	0.72mi
2830 Somerset Dr Lauderdale Lakes, FL	2.0	2.0	1010	$1,925	$1.91	12d	2	0.74mi
2620 NW 18th Ter #3 Oakland Park, FL	2.0	1.0	744	$2,000	$2.69	25d	1	0.78mi
2571 NW 13th Ct Unit C Fort Lauderdale, FL	2.0	1.0	700	$1,600	$2.29	21d	1	0.79mi
2571 NW 13th Ct Unit 3 Fort Lauderdale, FL	2.0	1.0	700	$1,600	$2.29	25d	1	0.79mi
2725 Somerset Dr Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	990	$2,250	$2.27	25d	1	0.79mi
2632 NW 18th Ter Unit 2638 Oakland Park, FL	3.0	1.0	1000	$2,290	$2.29	25d	1	0.80mi
2451 NW 13th Ct Fort Lauderdale, FL	2.0	1.0	600	$1,650	$2.75	25d	1	0.80mi
2800 Somerset Dr Unit 418J Lauderdale Lakes, FL	2.0	2.0	1010	$1,800	$1.78	16d	1	0.83mi
2349 NW 13th Ct Unit 2349 Fort Lauderdale, FL	2.0	1.0	572	$1,750	$3.06	25d	1	0.84mi
1733 NW 18th St Fort Lauderdale, FL	2.0	2.0	967	$3,300	$3.41	8d	1	0.84mi
2811 Somerset Dr #412 Lauderdale Lakes, FL	2.0	2.0	865	$1,700	$1.97	8d	1	0.89mi
2801 Somerset Dr Lauderdale Lakes, FL	2.0	2.0	865	$1,775	$2.05	25d	2	0.89mi
2330 NW 13th St Fort Lauderdale, FL	2.0	1.0	750	$2,700	$3.60	25d	1	0.91mi
2720 S Oakland Forest Dr Oakland Park, FL	2.0	2.0	1100	$2,050	$1.86	25d	1	0.91mi
2851 Somerset Dr Lauderdale Lakes, FL	1.0–2.0	1.0–2.0	827	$1,700	$2.06	4d	2	0.94mi
1491 NW 22nd Ct Unit 3 Fort Lauderdale, FL	2.0	1.0	825	$1,550	$1.88	25d	1	1.00mi
1480 NW 19th Ct Unit 2 Fort Lauderdale, FL	2.0	2.0	950	$1,850	$1.95	25d	1	1.02mi
1471 NW 20th St Unit A Fort Lauderdale, FL	2.0	2.0	1100	$2,200	$2.00	25d	1	1.02mi
3119 Oakland Shores Dr Unit C110 Oakland Park, FL	2.0	2.0	1050	$1,800	$1.71	8d	1	1.05mi
1441 NW 22nd St Fort Lauderdale, FL	2.0	1.0	1000	$1,599	$1.60	4d	1	1.08mi
1901 NW 14th Ave Unit B Fort Lauderdale, FL	2.0	1.0	720	$2,100	$2.92	25d	1	1.09mi

Listing history 32 events

1. 2026-06-21
   pricedays on market $235,000 Active 41 DOM
2. 2026-06-18
   days on market $240,000 Active 38 DOM
3. 2026-06-17
   days on market $240,000 Active 37 DOM
4. 2026-06-16
   days on market $240,000 Active 36 DOM
5. 2026-06-15
   days on market $240,000 Active 35 DOM
6. 2026-06-13
   pricestatusdays on market $240,000 Active 33 DOM
7. 2026-06-02
   statusdays on market $265,000 Pending 32 DOM
8. 2026-06-01
   days on market $265,000 Active 31 DOM
9. 2026-05-31
   days on market $265,000 Active 30 DOM
10. 2026-05-19
    price $265,000
11. 2026-05-01
    listed $280,000 Active
12. 2020-08-03
    price $189,900
13. 2020-07-28
    price $195,000
14. 2020-05-11
    listed $200,000 Active
15. 2018-08-24
    soldstatus $164,000
16. 2018-08-21
    soldstatus $138,000
17. 2018-08-20
    soldstatus $138,000 Sold 154-char remark

    Show marketing remark (154 chars)

    GREAT FOR INVESTORS! PROPERTY IN GREAT CONDITION. RENTED FOR $1,300, TENTANTS PAY UTILITIES. GREAT CAP! DO NOT DISTURB TENANTS. SHOWINGS ONLY WITH OFFERS.

18. 2018-07-28
    status Pending 154-char remark

    Show marketing remark (154 chars)

    GREAT FOR INVESTORS! PROPERTY IN GREAT CONDITION. RENTED FOR $1,300, TENTANTS PAY UTILITIES. GREAT CAP! DO NOT DISTURB TENANTS. SHOWINGS ONLY WITH OFFERS.

19. 2018-06-01
    listed $145,000 Active 154-char remark

    Show marketing remark (154 chars)

    GREAT FOR INVESTORS! PROPERTY IN GREAT CONDITION. RENTED FOR $1,300, TENTANTS PAY UTILITIES. GREAT CAP! DO NOT DISTURB TENANTS. SHOWINGS ONLY WITH OFFERS.

20. 2018-05-16
    historical
21. 2018-03-06
    price $140,000
22. 2018-02-11
    listed $145,000 Active
23. 2016-11-15
    soldstatus $105,000 Sold
24. 2016-10-25
    soldstatus $105,000
25. 2016-09-29
    status Pending
26. 2016-08-25
    listed $110,000 Active
27. 2015-12-18
    soldstatus $82,000
28. 2001-05-16
    soldstatus $62,000
29. 1999-08-05
    soldstatus $50,000
30. 1992-01-21
    soldstatus $20,000
31. 1987-12-31
    soldstatus $29,000
32. 1987-05-16
    soldstatus $20,000

ⓘ 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: $4,249 · $354/mo
• Projected year-2 tax: $4,249 · $354/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 4/10 Moderate FEMA zone AH · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥106°F today · 17 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: $30,214
• − Mortgage interest: −$13,164
• − Property taxes: −$4,249
• − Insurance: −$3,000
• − Repairs & maintenance: −$2,417
• − Management: −$2,417
• − Depreciation: −$6,836
• Taxable loss: −$1,868
• Est. tax savings @ 24.0%: +$448
• After-tax cash flow: $2,281/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

+1225.0% since first listed

23 events — show timeline

• 2026-05-19 Price Changed $265,000 MARMLS
• 2026-05-01 Listed $280,000 MARMLS
• 2020-08-03 Price Changed $189,900 MARMLS
• 2020-07-28 Price Changed $195,000 MARMLS
• 2020-05-11 Listed $200,000 MARMLS
• 2018-08-24 Sold (Public Records) $164,000 Public Records
• 2018-08-21 Sold (Public Records) $138,000 Public Records
• 2018-08-20 Sold (MLS) $138,000 MARMLS
• 2018-07-28 Pending — MARMLS
• 2018-06-01 Listed $145,000 MARMLS
• 2018-05-16 Listing Removed — MARMLS
• 2018-03-06 Price Changed $140,000 MARMLS
• 2018-02-11 Listed $145,000 MARMLS
• 2016-11-15 Sold (MLS) $105,000 MARMLS
• 2016-10-25 Sold (Public Records) $105,000 Public Records
• 2016-09-29 Pending — MARMLS
• 2016-08-25 Listed $110,000 MARMLS
• 2015-12-18 Sold (Public Records) $82,000 Public Records
• 2001-05-16 Sold (Public Records) $62,000 Public Records
• 1999-08-05 Sold (Public Records) $50,000 Public Records
• 1992-01-21 Sold (Public Records) $20,000 Public Records
• 1987-12-31 Sold (Public Records) $29,000 Public Records
• 1987-05-16 Sold (Public Records) $20,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $4,249 · +23.2% YoY. Source: county tax records.