100 N Federal Hwy #1409 · Fort Lauderdale, FL 33301

$399,000

2 bd · 2.0 ba · 1,321 sqft · Condo public records · 17 Days on market

Built 2005 $1119/mo HOA · 28% of rent

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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 +7.5/15.0
• Appreciation +7.3/10.0
• Cash flow +5.1/30.0
• 1% rule +4.9/10.0
• Schools +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

Corner penthouse unit with split bedrooms and 2 parking spaces. Amenities include infinity pool, spa, gym, club, 24-hour security. Two blocks from Las Olas and walk to shops, beach and restaurants.

Key facts

• Split bedrooms
• Infinity pool
• 24 hour security

Tags

• INFINITY POOL
• 24 HOUR SECURITY
• SPLIT BEDROOMS
• TWO BLOCKS FROM LAS OLAS

Property features AI

Finance

• Financial info: Pets allowed (cats and dogs; number limit applies)
• HOA & community: Association: Waverly-Christina; Monthly HOA includes cable, insurance, grounds and structure maintenance, security, sewer, trash, water, common areas, elevator, roof repairs, pool service, recreation facilities, and other services; Association amenities: Clubhouse, fitness center, heated pool, spa/hot tub, lobby, parking, car wash area, trash chute

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Assigned and guest parking; Garage door opener; Valet and under-building parking available; Secured garage/parking
• Security: Building security with gated guard and security guard; Key card entry; Elevator secure; Attended lobby; Entry phone/intercom; Fire alarm and fire sprinkler system; Secured garage/parking
• Utilities: Public water; Public sewer; 100 amp electric service; Cable available; Sewer connected; Electricity available
• Home design: Condominium; One level; Resale property; Entry located on level 14; Faces west
• Construction: Concrete construction; Composition roof; 15-story building
• Exterior features: Private heated pool; Paved public road frontage; City street frontage; Not waterfront

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central individual heating; Central individual cooling
• Interior features: Split bedroom layout
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $399k.

Deal economics

• At list price, monthly cash flow is $-929 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (41.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $396k (0.6% below list).
• Recommended offer: $235k (41.1% below list) — sets the bar for cash-flow.
• Cap rate 3.5% 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); 474 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 38% of the median local income ($125k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $21k of equity ($3k loan paydown + $18k 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 ~$34k 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 ($393k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,883 (41.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 0.99% ✗
• Cap rate: 3.50%
• Cash-on-cash: -9.98%
• DSCR: 0.56
• GRM: 8.4

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: 3.4%
• Equity multiple: 1.22×
• Total profit: $24,217
• Equity at exit: $215,983

10-year hold

• IRR: 6.5%
• Equity multiple: 2.17×
• Total profit: $130,964
• Equity at exit: $364,643

Cash invested: $111,720 (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 33301

• Home prices YoY: 1.6%
• Rents YoY: 3.0%
• Active inventory: 474
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,965 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$683 /mo · $8,201/yr
• Insurance: −$166
• HOA: −$1,119
• Vacancy / Maint / Mgmt: −$833
• Net cashflow: $-929

Break-even live

Break-even rent $5,141

Max offer price $234,883

Occupancy floor —

Sensitivity live

Price	-10% $-703	-5% $-816	+0% $-929	+5% $-1,042	+10% $-1,155
Rent	-10% $-1,242	-5% $-1,086	+0% $-929	+5% $-772	+10% $-616
Rate	-1.0pp $-728	-0.5pp $-828	base $-929	+0.5pp $-1,032	+1.0pp $-1,138

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 N Federal Hwy Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1028	$3,999	$3.89	18d	7	0.02mi
110 N Federal Hwy Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1028	$3,999	$3.89	17d	4	0.02mi
100 N Federal Hwy Fort Lauderdale, FL	2.0	2.0	1195	$3,350	$2.80	26d	3	0.02mi
100 N Federal Hwy Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1039	$3,500	$3.37	7d	4	0.02mi
715 NE 1st St Unit C Fort Lauderdale, FL	2.0	1.5	936	$2,900	$3.10	20d	1	0.09mi
790 E Broward Blvd Fort Lauderdale, FL	3.0	1.0–2.0	984	$4,377	$4.45	0d	14	0.09mi
106 S Federal Hwy Fort Lauderdale, FL	3.0	1.0–2.0	1038	$3,797	$3.66	0d	18	0.10mi
111 SE 8th Ave Unit 7 Fort Lauderdale, FL	2.0	2.0	990	$4,500	$4.55	22d	1	0.13mi
111 SE 8th Ave Unit 7 Fort Lauderdale, FL	2.0	2.0	990	$4,500	$4.55	26d	1	0.13mi
501 SE 2nd St Fort Lauderdale, FL	2.0	1.0–2.0	955	$3,149	$3.30	0d	9	0.16mi
405 NE 2nd St Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1111	$3,384	$3.05	0d	20	0.16mi
419 SE 2nd St Fort Lauderdale, FL	3.0	1.0–2.0	960	$4,468	$4.65	0d	23	0.18mi
201 S Federal Hwy Fort Lauderdale, FL	1.0–3.0	1.0–3.0	1262	$5,896	$4.67	0d	16	0.18mi
215 SE 8th Ave Fort Lauderdale, FL	1.0–3.0	1.5–3.0	1348	$5,478	$4.06	0d	16	0.20mi
313 NE 2nd St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	950	$3,250	$3.42	22d	3	0.20mi
313 NE 2nd St Fort Lauderdale, FL	1.0	1.0–1.5	1083	$2,750	$2.54	4d	2	0.20mi
150 SE 3rd Ave Fort Lauderdale, FL	2.0	1.0–2.0	968	$4,311	$4.45	0d	39	0.23mi
350 SE 2nd St Fort Lauderdale, FL	2.0	2.0	1274	$5,275	$4.14	9d	2	0.25mi
115 NE 3rd Ave Fort Lauderdale, FL	1.0	1.0	860	$3,057	$3.55	0d	3	0.26mi
475 N Federal Hwy Fort Lauderdale, FL	3.0	2.0	1421	$3,893	$2.74	13d	1	0.29mi
475 N Federal Hwy Fort Lauderdale, FL	3.0	2.0	1421	$3,870	$2.72	4d	1	0.29mi
500 E Las Olas Blvd Fort Lauderdale, FL	2.0–3.0	2.5–3.0	1528	$5,435	$3.56	0d	6	0.30mi
440 NE 4th Ave Fort Lauderdale, FL	2.0–3.0	2.0	1227	$3,380	$2.75	0d	9	0.30mi
924 NE 4th St Fort Lauderdale, FL	3.0	2.5	1642	$6,500	$3.96	26d	1	0.31mi
315 NE 3rd Ave Unit 1 Fort Lauderdale, FL	1.0	1.0	889	$2,650	$2.98	9d	1	0.32mi
315 NE 3rd Ave Fort Lauderdale, FL	1.0–2.0	1.0–2.0	839	$3,100	$3.69	26d	2	0.32mi
220 SE 2nd St Fort Lauderdale, FL	3.0	1.0–2.0	1005	$4,530	$4.51	0d	36	0.32mi
450 NE 5th St Fort Lauderdale, FL	2.0	2.0	1284	$3,664	$2.85	15d	1	0.33mi
120 NE 4th St Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1061	$4,109	$3.87	0d	42	0.34mi
400 NE 3rd Ave Fort Lauderdale, FL	1.0–3.0	1.0–3.0	1211	$3,470	$2.86	0d	27	0.35mi
411 N New River Dr E #201 Fort Lauderdale, FL	2.0	2.0	1250	$5,750	$4.60	19d	1	0.35mi
411 N New River Dr E Fort Lauderdale, FL	2.0	2.0	1250	$5,745	$4.60	26d	2	0.37mi
347 N New River Dr E Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1144	$4,075	$3.56	23d	4	0.39mi
347 N New River Dr E Fort Lauderdale, FL	2.0	2.0	1204	$5,175	$4.30	0d	3	0.39mi
347 N New River Dr E Fort Lauderdale, FL	1.0–3.0	1.0–2.0	1144	$4,075	$3.56	4d	5	0.39mi
347 N New River Dr E Fort Lauderdale, FL	2.0–3.0	2.0	1336	$4,500	$3.37	17d	3	0.39mi
100 E Las Olas Blvd Fort Lauderdale, FL	2.0–3.0	2.5	1899	$7,500	$3.95	16d	4	0.40mi
501 NE 5th Ter Fort Lauderdale, FL	1.0–2.0	1.0–2.0	1045	$3,712	$3.55	0d	21	0.41mi
333 S New River Dr E Unit 2006 Fort Lauderdale, FL	1.0	1.0	1264	$4,095	$3.24	19d	1	0.41mi
333 N New River Dr E Fort Lauderdale, FL	1.0–3.0	1.0–3.0	1453	$7,632	$5.25	3d	179	0.42mi

HOA detail condo

• Monthly dues: $1,119 · $13,428/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-21
   days on market $399,000 Active 17 DOM
2. 2026-06-18
   days on market $399,000 Active 14 DOM
3. 2026-06-17
   days on market $399,000 Active 13 DOM
4. 2026-06-16
   days on market $399,000 Active 12 DOM
5. 2026-06-15
   days on market $399,000 Active 11 DOM
6. 2026-06-13
   days on market $399,000 Active 9 DOM
7. 2026-06-10
   price $399,000 Active 5 DOM
8. 2026-06-09
   days on market $440,000 Active 5 DOM
9. 2026-06-08
   days on market $440,000 Active 4 DOM
10. 2026-06-07
    remarks 197-char remark
11. 2026-06-07
    listed $440,000 Active 3 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: $8,201 · $683/mo
• Projected year-2 tax: $8,201 · $683/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 6/10 Major FEMA zone X (shaded) · 54% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 24 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: $47,575
• − Mortgage interest: −$22,350
• − Property taxes: −$8,201
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,806
• − Management: −$3,806
• − HOA: −$13,428
• − Depreciation: −$11,607
• Taxable loss: −$17,618
• Est. tax savings @ 24.0%: +$4,228
• After-tax cash flow: $-6,920/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

+10.0% since first listed

2 events — show timeline

• 2026-06-04 Listed $440,000 Beaches MLS
• 2005-06-22 Sold (Public Records) $400,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $8,201 · +3.6% YoY. Source: county tax records.